When New York City enacted Local Law 18 two years ago, lawmakers framed it as a bold step toward tackling the affordability crisis. The idea was simple: eliminate illegal short-term rentals and bring more housing units back into the long-term market. But the results have been anything but straightforward.
After the law took effect, the number of active Airbnb listings dropped drastically from nearly 22,000 to roughly 3,200, according to a City & State NY report.
A recent poll by Clarafy Research, commissioned by Airbnb, found that 81% of New Yorkers believe the city is heading in the wrong direction on housing affordability. Those figures reveal a growing sentiment among residents that the city’s approach needs serious adjustments.
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Michael Blaustein, Airbnb’s policy chief, argues that while the intentions behind Local Law 18 were sound, its implementation damaged local economies and hurt the very residents it sought to protect.
“We were told this law would make housing more affordable,” he said in an interview with City & State NY. “Instead, rents have gone up, and small homeowners are struggling.”
When Reform Turns Restrictive
Local Law 18 is set to enforce the regulations for short-term rentals. It required hosts to live in the property they list, be present during guest stays, and limit occupancy to just two guests at a time.
Additionally, every host had to register with the Mayor’s Office of Special Enforcement before accepting bookings of 30 days or less.
According to Airbnb, about 75% of its hosts in New York used the platform to supplement their income and stay financially afloat. The loss of that income stream left homeowners vulnerable in an already expensive market.
The restrictions also affected tourism-dependent neighborhoods. Small business owners, from restaurants in Queens to coffee shops in Brooklyn, started experiencing the ripple effects as fewer visitors meant less spending. Blaustein pointed to economic losses “in the billions” for local communities once bustling with short-term visitors.
Across the city, many hosts and housing advocates now believe reform is long overdue. One proposal under consideration, called Intro 1107, aims to relax the most rigid parts of Local Law 18.
It would allow primary homeowners to rent out their properties while away and increase the guest cap from two to four, making it more practical for families to travel together. The new framework still prohibits speculative rentals, ensuring only permanent residents can list their homes.
The Poll That Shifted Public Opinion
Airbnb’s efforts to reshape the conversation around Local Law 18 gained momentum this year with the release of its citywide poll.
The results were striking: 80% of respondents favored reforms to the existing restrictions, while 82% of those supporting Democratic mayoral candidate Zohran Mamdani also backed the proposed changes.
The poll revealed strong support among younger voters; 83% of respondents between 18 and 44 favored revisions. The sentiment suggests that for millennials and young professionals, short-term rentals are seen not as predatory but as practical solutions in a city grappling with housing scarcity.
The data also exposed how little progress has been made toward correcting the affordability problem.
A 2023 report by the city’s Department of Housing Preservation and Development showed a startlingly low vacancy rate of just 1.4%, marking the tightest housing market since 1968. Out of 2.35 million habitable rental units, only 33,000 were vacant.
Support for reform is also expanding beyond the tech sector. The New York State Latino Restaurant Association, multiple chambers of commerce, and even chapters of the NAACP have joined Airbnb’s coalition.
These groups cite economic and community reasons for adjusting the law, emphasizing that balanced regulation can coexist with affordability goals.
Opponents, including the Hotel and Gaming Trades Council, continue to argue that easing restrictions would reopen loopholes exploited by commercial operators. Yet the new proposal includes specific wording limiting eligibility to “permanent occupants,” which its supporters say directly addresses those concerns.
A Balancing Act for City Leaders
As the New York City Council reviews Intro 1107, the debate focuses on the fundamental aspect of urban policy: how can a city promote affordable housing without hindering alternative income streams?
Advocates of reform stress that fairness and balance must guide the next phase of regulation. They don’t seek to dismantle the existing framework but to make it workable for average New Yorkers.
Allowing a homeowner to rent their space while away, supporters say, could inject some flexibility without enabling large-scale property speculators to dominate the market again.
The proposed reforms also touch on privacy and safety. Under current rules, short-term hosts are prohibited from installing locks on interior doors, a policy meant to prevent illegal hotels but criticized as unrealistic and unsafe.
The new legislation would fix this by allowing door locks while retaining the registration requirement monitored by the Office of Special Enforcement.
City officials face difficult choices. Tightening restrictions has not resolved the housing crunch, but reversing them too much risks undermining tenant stability. Policymakers must now consider evidence showing that affordability is worsening, not improving, under the current system.
Airbnb positions itself not as an adversary but as a partner in rebuilding trust between the city government and property owners. Blaustein argues that modest reforms could “keep long-time New Yorkers housed” and help small businesses recover from years of losses.
Reform or Regression?
Whether Local Law 18’s revisions go forward may depend on political timing. Housing affordability is dominating the mayoral campaign season, and reform advocates are pushing for quick City Council action.
The next few months may determine if the city maintains its tough stance or opens the door to a more flexible policy.
New York’s housing debate is, at its heart, about control, fairness, and survival. As rents rise and options shrink, homeowners and renters alike are asking whether well-meaning laws have turned into barriers.
Whether through Intro 1107 or another path forward, the demand is unmistakable: New York needs reform that reflects its residents’ reality.
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