Short-Term Rental Rules in San Juan: Buyer’s Guide

Thinking about buying a condo in San Juan to use as a short-term rental? The opportunity is real, but so are the rules and building-by-building nuances that can make or break your plan. You want clarity before you commit funds, structure your entity, or advertise your first stay.

This guide walks you through the permits, zoning, HOA rules, safety standards, taxes, and neighborhood considerations you should verify ahead of any offer. You will also get a simple due-diligence timeline and links to primary sources so you can validate the details directly. Let’s dive in.

Know the rules early

Tourism registration and municipal licenses

Before you operate, confirm whether your unit must be registered with the Puerto Rico Tourism Company. Review current guidance directly with the Puerto Rico Tourism Company to understand STR registration steps and processing times. You may also need a municipal business license in San Juan. Check process and requirements with the Municipality of San Juan before you buy.

Zoning and historic overlays

Zoning determines where short-term lodging is allowed and any special restrictions. Start by confirming land-use designations and overlays for the exact building address through the Puerto Rico Planning Board and the Municipality of San Juan. If the property sits in a historic district, expect additional review and stricter oversight.

Condo bylaws control rentals

In Puerto Rico, your building’s governing documents set the ground rules. Review the condominium declaration, bylaws, house rules, and any amendments for rental restrictions such as minimum stay requirements, caps on rented units, guest registration, and fines. Ask for recent board resolutions and meeting minutes to see if a rule change is under discussion. Always seek a written statement from the association confirming the building’s current position on short-term rentals for your unit.

Safety and building compliance

Short-term lodging triggers life-safety standards. Verify your unit and building meet fire and building codes, including smoke and carbon monoxide detectors, fire extinguishers, egress information, and posted occupancy limits. Some buildings require inspections or a certificate before STR use. Ask the building manager what documentation they require from STR owners.

Taxes and filings

STR revenue usually comes with tax obligations. Register and confirm sales, use, and any lodging tax requirements with the Puerto Rico Department of Treasury (Hacienda). Depending on how you hold the property, entity registration may be needed with the Puerto Rico Department of State. Tax rules can change, so consult a Puerto Rico tax advisor to confirm current rates, registration numbers, and filing schedules.

Neighborhood notes: San Juan’s hotspots

Condado

Condado is a high-demand beachfront area with a mix of hotels and condos. Buildings vary widely in their STR policies, and boards tend to enforce rules closely due to tourism activity and noise management. Confirm amenity access for guests, front-desk registration procedures, and parking.

Isla Verde

Isla Verde delivers strong beach and airport-proximate demand. Many buildings cater to short stays, but confirm the exact municipality for the property since Isla Verde is commonly associated with Carolina. Municipal rules differ, so verify whether your address falls under San Juan or Carolina before you model returns and permitting steps.

Old San Juan

This historic district has greater preservation oversight and active community engagement. Expect more scrutiny on building alterations, signage, and transient use. If you plan to operate here, verify both zoning and any historic overlay conditions for the specific parcel.

Condo-level checks that matter

Before you make an offer, request these items from the seller or property manager:

• Condominium declaration and any recorded amendments
• Current bylaws, house rules, and rental policies
• Board resolutions and the last 12 months of meeting minutes
• Estoppel or resale certificate showing dues, arrears, and assessments
• Evidence of any tourism or municipal registrations and whether they transfer
• Insurance requirements for STR operators and any proof of prior coverage

Common restrictions that impact STR viability:

• Minimum stays (30, 90 days, or longer)
• Caps on the percentage of units that can be rented
• Guest registration at the front desk and limits on guest counts
• Amenity use restrictions or guest fees that affect your listing value
• Parking and trash rules that influence guest experience and reviews

Operational setup: get compliant

Licensing and tax setup

• Confirm whether the unit requires STR registration with the Puerto Rico Tourism Company.
• If you operate through a company, register the entity with the Department of State and obtain any municipal license through the Municipality of San Juan.
• Register with Hacienda for sales, use, and any applicable lodging taxes. Create a process to collect, hold, and remit.

Safety and guest care

• Install smoke and carbon monoxide detectors, fire extinguishers, and post emergency egress and occupancy limits.
• Carry insurance appropriate for STR activity, and confirm HOA insurance gaps.
• Maintain a 24/7 local contact to handle emergencies, noise, or maintenance issues.

Platform and accounting

• Some booking platforms may collect certain taxes in specific jurisdictions. Verify if that applies in Puerto Rico and remember the host is responsible for compliance.
• Use a property management system and accounting setup that tracks revenue and taxes cleanly.

Neighbor relations

• Clear house rules, deposits, and guest screening reduce complaints.
• Share building rules with guests and require acknowledgment in writing.
• Monitor noise, trash, and parking to avoid enforcement actions or fines.

Buyer due-diligence timeline

Pre-offer

• Confirm zoning and land-use for the exact address with the Planning Board and the Municipality of San Juan.
• Request the declaration, bylaws, rules, and recent minutes. Ask about any pending litigation or special assessments.
• Ask about the building’s enforcement history on STRs and search public records for violations.
• Check for deed restrictions affecting rentals on the specific unit.

Under contract

• Obtain a written letter from the association stating whether STRs are permitted for your unit and any pending rule changes or fees.

• Request an estoppel or resale certificate with current dues, arrears, and assessments.

• Confirm minimum stay rules, guest registration steps, amenity access for guests, parking policies, and required insurance limits.

• Secure copies of any tourism or municipal registrations and confirm whether they transfer or must be reissued.

• Order a municipal records search for permits, violations, or complaints.

Post-closing

• Complete required registrations: tourism registry, Hacienda tax accounts, and municipal license.
• Add the required liability and property insurance endorsements. Provide proof to the HOA if needed.
• Install and document safety equipment and schedule any needed inspections.
• Align your listing and operations with the building’s guest registration and security procedures.

Where to verify information

• For tourism registration and hospitality guidance: Puerto Rico Tourism Company
• For local permits and municipal ordinances: Municipality of San Juan
• For zoning maps and land-use policy: Puerto Rico Planning Board
• For sales, use, and lodging tax registration and remittance: Puerto Rico Department of Treasury (Hacienda)
• For entity formation and business registration: Puerto Rico Department of State
• For market demand and ADR benchmarking: AirDNA STR market data and STR industry reports

Common risks and protections

• HOA changes or bans: Get written confirmation from the association and review recent minutes for proposed rules.
• Enforcement from noise, trash, or overcrowding: Set firm house rules, communicate clearly with guests, and keep a reliable local contact.
• Tax errors: Register with Hacienda, document collections, and remit on time. Consult a Puerto Rico tax advisor for filings.
• Insurance gaps: Confirm your policy covers short-term lodging and any HOA requirements for liability limits.
• Municipality mismatches: Verify whether your address is governed by San Juan or another municipality before applying for licenses and modeling returns.

Ready to evaluate a specific building or unit? Our team can help you gather the right documents, coordinate with associations, and map out a compliant launch plan.

Schedule your private consultation with Luis Alejandro Perez.

FAQs

Can condo boards in San Juan ban short-term rentals?

• Yes. Condominium declarations and bylaws can restrict or prohibit short-term rentals, and boards enforce rules through fines and legal action. Always obtain written confirmation from the association.

Do I need to register for taxes to host an STR?

• Very likely. STR income generally requires registration and tax remittance with the Puerto Rico Department of Treasury (Hacienda) and may require a municipal license. Confirm requirements with a Puerto Rico tax advisor.

Are Old San Juan or Condado subject to special rules?

• Historic districts and high-tourism areas often have closer oversight. Check zoning overlays with the Puerto Rico Planning Board and verify municipal requirements with the Municipality of San Juan for the exact address.

What paperwork should I request from the HOA before buying?

• Ask for the declaration, bylaws, house rules, any amendments, the last 12 months of meeting minutes, an estoppel or resale certificate, and a written letter stating the current STR policy for your unit.

Do booking platforms collect taxes for Puerto Rico hosts?

• It may vary by platform and jurisdiction. Verify current platform tax collection and remember hosts are ultimately responsible for proper registration and remittance with Hacienda.

How can I estimate occupancy and daily rates before I buy?

• Use third-party data sources such as AirDNA and STR, and cross-check with local property managers for neighborhood-specific trends in Condado, Isla Verde, and Old San Juan.