Thinking about renting out your Upper Marlboro home? The rules you follow change based on whether you choose a long‑term lease or a short‑term stay. You want to avoid fines, protect your property, and keep good relationships with neighbors. This guide breaks down the differences, the licenses you need, taxes, and a simple checklist to get you ready. Let’s dive in.
What governs rentals locally
Upper Marlboro follows Prince George’s County rental rules managed by the Department of Permitting, Inspections & Enforcement (DPIE). You apply for licenses and schedule inspections through the county. For a quick overview of programs and contacts, start with the county’s Rental Housing Licenses page. Explore Prince George’s County rental licensing.
Short‑term rental basics
License before listing
You must hold a county short‑term rental license before you list or host on a platform. DPIE accepts applications online and may issue a temporary license for up to 90 days while your permanent license is processed, as long as you follow all rules. Get the steps and required documents on the county’s page for Short‑Term Rental Licensing.
Stay limits and occupancy
County code limits any short booking to 30 consecutive days. Annual hosting is capped, generally up to 180 days if you live in the home and up to 90 days if you do not. Occupancy is limited to eight guests total and no more than three guests per bedroom. See the county code section on Short‑Term Rentals for details.
Posting and local contact
You must post the license, your contact information, a county‑based emergency contact, and departmental contact information inside the unit. Keep a local person or agent available to respond to complaints. These requirements are outlined in the county code for Short‑Term Rentals.
Safety and inspections
Expect DPIE inspections for life‑safety compliance, including smoke and carbon monoxide detectors, fire extinguishers, proper egress, and approved sleeping areas. Basement bedrooms must be authorized. The county’s Short‑Term Rental Licensing page explains inspection steps.
Taxes on short stays
Maryland’s 6% sales and use tax applies to most short‑term accommodations. Many platforms also collect the county hotel or transient tax, but you are responsible for making sure taxes are handled correctly. Review state guidance on Maryland Sales & Use Tax and platform practices in Airbnb’s tax collection summary.
HOA and local overlays
Condo and HOA declarations often restrict short‑term rentals. DPIE requires HOA notification during the application and can deny licenses where rules prohibit hosting. Always confirm your community’s rules before you apply.
Enforcement
Operating without the proper license can lead to fines, license denial, or revocation. Complaints can be filed with the county, so it pays to follow the rules closely.
Long‑term rental basics
Rental license and inspections
For leases of 30 days or longer, you need a county rental housing license. The process and inspections are different from short‑term rentals and vary by property type. Start with Single‑Family Rental Licensing to see eligibility, fees, and inspection steps.
Rent caps under PRSA
Prince George’s County’s Permanent Rent Stabilization and Protection Act (PRSA) limits annual rent increases for most covered units to the lesser of 6% or CPI‑U plus 3 percentage points. There are exemptions, including many newer properties and specific housing types. Review the county’s PRSA overview and check whether your unit is covered.
Key landlord‑tenant rules
Maryland limits most residential security deposits (for leases signed on or after October 1, 2024) to one month’s rent, with handling and return timelines you must follow. See the People’s Law Library guide to security deposits. Before filing for Failure to Pay Rent, landlords must give a written Notice of Intent to File that allows 10 days to pay; self‑help evictions are illegal. Learn the process at Maryland Courts Housing.
Lead and habitability
If your property was built before 1978, you must comply with Maryland’s lead risk reduction laws, including registration and required certificates. Get details from MDE’s Lead Rental Registry. Keeping the home code‑compliant is essential for both licensing and your rights as a landlord.
STR vs long‑term at a glance
- Licensing: STRs require a short‑term rental license. Long‑term rentals require a single‑family or multifamily rental license.
- Time limits: STRs have a 30‑day maximum per stay and annual caps (owner‑occupied vs non‑owner‑occupied). Long‑term leases have no STR day caps, but follow lease terms and PRSA where applicable.
- Taxes: STRs are subject to state sales tax and typically county transient taxes. Long‑term leases are not taxed as transient stays.
- Safety: Both require code compliance and inspections. STRs also require in‑unit postings and a local contact.
- Disputes: STRs follow consumer laws and platform terms. Long‑term tenants have state landlord‑tenant protections and court processes.
Step‑by‑step checklist
- Confirm your jurisdiction and zoning to ensure county rules apply to your address.
- Choose your path: short‑term hosting or long‑term leasing.
- Check HOA or condo rules and gather any required notifications.
- If built before 1978, complete lead registration and prepare required certificates.
- Get inspection‑ready with smoke and CO detectors, fire extinguisher, clear egress, and approved bedrooms.
- Set up tax accounts as needed and confirm what your platform collects.
- Review insurance to make sure your policy covers your chosen rental model.
- Prepare house rules, required postings, and a local contact plan.
When a conversion makes sense
Thinking about switching from a long‑term lease to short‑term hosting, or the other way around? Conversions can work, but you must follow the licensing, taxes, and day limits for the new model. Converting to short‑term does not automatically remove PRSA obligations for covered units, and HOA rules may still restrict hosting. Evaluate your goals, run the numbers, and plan the licensing steps before you make the change.
Get local help
You do not have to navigate this alone. If you are weighing short‑term hosting against a traditional lease in Upper Marlboro, I will help you map a clear path, align with county rules, and protect your time and budget. Reach out to Sharron Owens for local guidance tailored to your property and goals.
FAQs
Are short‑term rentals allowed in all Upper Marlboro neighborhoods?
- Not always. Even if the county licenses STRs, HOA or condo bylaws can prohibit or restrict them, and the county requires HOA notification during licensing.
Do platforms collect state and county taxes for short stays?
- Many do, but you are responsible for verifying that Maryland sales tax and any county transient taxes are collected and remitted correctly for your listings.
What happens if I rent without the proper license in Prince George’s County?
- The county can impose fines and deny, suspend, or revoke licenses; complaints can be filed and enforced by county agencies.
How long can I host guests in a short‑term rental in Prince George’s County?
- Stays are limited to 30 consecutive days, with annual hosting caps that depend on whether you live in the home and a maximum of eight guests and three per bedroom.
What is the rent increase limit for many long‑term units under PRSA?
- For covered units, annual increases are generally capped at the lesser of 6% or CPI‑U plus 3 percentage points, with some exemptions based on property type and age.