STR
Regulations

Beacon requires a Short-Term Rental (STR) permit for any rental under 30 days, and only primary residences can be used as STRs. Beacon’s law allows homeowners (or tenants with owner permission) to rent their home or rooms for up to 100 days per year (no more than 30 consecutive days per rental) in any zoning district. Permits are valid for two years and must be obtained before listing the property.
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Learn more: See the City’s Short-Term Rental Permit Application on the official Beacon website.

Town of Poughkeepsie adopted new STR regulations in 2023 (Town Code Chapter 168A) requiring owners to obtain a permit to operate rentals on platforms like Airbnb/VRBO. Unhosted rentals (entire homes where the owner is not present) are now treated as a “principal commercial use” and require a special use permit from the Town Board. The code limits the number of rental nights annually (to be enforced across booking platforms) and addresses issues like noise, parking, and safety.

Learn more: Refer to Chapter 168A: Short-Term Rentals in the Town Code (2023) for permit procedures and standards.

City of Poughkeepsie requires STR hosts to register their property and obtain a permit through the Building Department, in accordance with NYS Multiple Dwelling Law (Poughkeepsie, New York Short-Term Rental Regulation: A Guide For Airbnb Hosts). Rentals of <30 days in the city must meet safety requirements (e.g. provide floor plans, fire safety measures, proof of ownership) and pay applicable fees based on any construction or renovation costs. Operating an STR without a permit can incur steep fines (starting at $1,000 for a first offense) (Poughkeepsie, New York Short-Term Rental Regulation: A Guide For Airbnb Hosts).

Learn more: Contact the City’s Building Department (62 Civic Center Plaza) for the Short-Term Rental permit application and guidelines (public hearing on STR law was held May 15 2023).

Village of Rhinebeck (Dutchess) enacted a strict STR law: an annual permit, annual safety inspection, and Planning Board approval are required to operate any STR. Only owner-occupied primary residences qualify for STR permits, and if the rental is unhosted the owner must designate a local property manager available 24/7. The village caps the total number of STR permits at 15 per year, limits occupancy to 6 guests per 2 bedrooms and allows a maximum of 16 rental days per year(with at least a 7-day break between rentals). Violations carry fines of $1,000 (first offense) and permit revocation on subsequent offenses.

Learn more: Visit Village Hall for the Rhinebeck STR Permit Application (also available via the Village website).

Town of Red Hook requires an Annual Short-Term Rental Operating Permit (Town Code Chapter 112) for any hosted or un-hosted STR, including farm stays. All STRs must be used for transient lodging only (under 30 days) and cannot host commercial events or functions. The property owner must reside on-site or treat the STR as an accessory use; the law effectively limits non-owner-occupied rentals to 120 days per year and only in the owner’s primary residence. Renting a single bedroom (hosted) is permitted more broadly (up to 210 days/year) in all zoning districts, while whole-house rentals face tighter limits and zoning review.

Learn more: See the Town’s STR Permit Application (PDF) on the Red Hook official website for detailed requirements and submission instructions.

Town of East Fishkill enacted a local STR law in August 2023 applying to all rentals 30 days or less. Owners must register the property annually with the Building Department, submit proof of code compliance (annual fire/safety inspection required), and pay a $500 yearly fee. STRs are allowed only in certain residential zones (prohibited in R-1/2, R-1/3, R-1/4 districts and on non-conforming lots) and must be single-family dwellings (no apartments or shared-driveway homes). The law also limits occupancy to 2 people per bedroom, requires a local contact to respond within 60 minutes to issues, and sets fines of $350, $700, and $1,000 for first through third offenses.

Learn more: Contact East Fishkill’s Building/Zoning Department for the STR registration form (Local Law effective immediately as of Aug 24 2023).

Town of Warwick (Orange County) regulates short-term rentals via a permit system. All property owners (and any absentee landlords via a local agent) must register and obtain a Short-Term Rental Permit from the town. This requirement applies to any dwelling rented for <30 days (e.g. through Airbnb or VRBO), treating STRs as a distinct use. Initial registration was rolled out in 2018, and permits must be renewed annually with an inspection for code compliance. The Town’s law also requires owners to provide a local emergency contact, and violations for operating without a permit can result in penalties as per town code.

Learn more: See the Warwick Short-Term Rental Property Registration details on the Town website or Town Code § 129 (permits are handled by the Building Department).

Village of Warwick recently (Jan 2025) approved a new local law to regulate STRs within the village limits (Village board finalizes short-term rental rules) (Village board finalizes short-term rental rules). Under this law, anyone offering a short-term rental must obtain a village permit and comply with specific rules aimed at protecting neighborhood character and safety. The Village is preparing an STR application form and inspection checklist for prospective hosts, to be posted on the official website (Village board finalizes short-term rental rules). Once implemented, operators will likely need to register, pass a code inspection, and adhere to any limitations (for example, owner-occupancy or day limits, as determined by the new code).

Learn more: Monitor the Village of Warwick website or contact the Village Building Department for the STR permit application and guidelines (the law was adopted but may be pending enforcement start).

Village of Greenwood Lake was one of the first communities in Orange County to enact STR regulations. The Village now requires a permit for any short-term residential rental (typically stays under 30 days). Hosts must be an actual owner of the property (no corporate-only ownership) and must renew the permit annually after passing an inspection by the Village Code Enforcement Officer. The property needs a valid Certificate of Occupancy, must be free of code violations, and meet safety requirements (e.g. proper septic, emergency lighting, adequate parking) before a permit is issued. The Village Board adopted a fee schedule with a $100 STR registration fee (renewed every 12 months).

Learn more: Visit the Greenwood Lake Village STR Permit page on the official village website for the full list of requirements and application materials.

City of Kingston overhauled its zoning code in 2023 to strictly regulate short-term rentals. Any rental under 30 days requires a Short-Term Rental Permit obtained before advertising or renting the property. There are three types of permits: Full STR Permit (STR-F) for a whole dwelling (capped at 1% of city housing, ~106 permits, allowed only in certain high-density zones – this cap is currently reached); Resident-Occupied STR (STR-RO) for owner-occupied homes (renting rooms, no cap, allowed citywide); and Limited STR (STR-L) for a whole unit rented <30 days per year (no cap, allowed citywide). Only one STR is allowed per property, and accessory dwelling units cannot be used as STRs. Annual registration fees range from $650 (full unit) to $125 (resident-occupied or limited). All permits must be renewed each year through an online portal, and the city imposes heavy fines ($1,000 first offense, up to $7,500 for repeat) for operating without a license.

Learn more: See Kingston’s Short-Term Rental Fact Sheet and register via the Kingston STR Registry Portal(Munirevs) ( Welcome to the City of Kingston, NY – Housing ).

Town of Woodstock permits STRs but with tight controls and fees. Under Local Law 1 of 2019, owners must apply for an annual operating permit (and pay an annual fee) to run a short-term rental. The town set a cap of 285 total STR permitsto preserve long-term housing – there is a waiting list to obtain a new permit if any lapse. Owner-occupied rentals (where the host lives on-site) have a lower fee (currently $50 permit + $25 per additional bedroom), while non-owner-occupied STRs pay a higher fee (currently $250/year). All STR properties must comply with safety and septic standards and are subject to enforcement; the town is even considering hiring a monitoring service to improve compliance.

Learn more: Visit the Town of Woodstock’s website for the Short-Term Rental Application & Info packet (which includes the permit form and requirements).

Village of New Paltz passed a pioneering STR law in late 2022 that bans short-term rentals unless the host is a primary resident on-site. In other words, non-owner-occupied STRs are not allowed in the village (to protect housing stock for locals). An owner who lives in their home can rent out a room or accessory unit short-term, but investors can’t rent whole vacant units to tourists. This effectively eliminates “unhosted” Airbnbs in the village. Enforcement remains a challenge, and officials have called for a state-level registry to help ensure compliance.

Learn more: See Village of New Paltz Code § 212-19 (Short-Term Rentals) or local announcements – the Deputy Mayor noted the law’s intent to keep homes from becoming “illegal Airbnbs”.

Town of Shandaken (Ulster County) enacted STR rules in 2022 focusing on non-resident owners. The town capped the number of STR licenses for non-resident owners at 150 – a quota that was quickly reached by existing operators. New outside investors must wait until a permit becomes available. STR owners in Shandaken must undergo detailed code compliance checks (including fire safety inspections, “good neighbor” conduct rules, posting of emergency information, etc.) as part of the permit process. Hosted STRs (owner on premises) face fewer barriers, but all STRs must register with the town and renew permits periodically.

Learn more: Consult the Town of Shandaken Short-Term Rental Law (Local Law 1 of 2022) available on the town’s website for full requirements and the license application procedure.

Short-term rental operators in the Town of Saugerties must obtain a permit before listing their property and ensure compliance with zoning rules, which may include on-site owner occupancy depending on the property type. All STRs must meet fire safety, building, and health codes, and hosts are responsible for collecting and remitting both Ulster County and New York State lodging taxes. Regulations also address neighborhood impact, including noise and parking.

Learn more: View STR Regulations, Saugerties Zoning Laws, Visit the Town of Saugerties Website
‍For permitting questions, contact the Town of Saugerties Building Department at (845) 246-2800 ext. 330.

Town of Hunter now mandates that all short-term rentals obtain a permit from the town. As of July 26, 2023, Local Law #2 of 2023 is in effect, requiring every STR to apply for a permit within 180 days. Owners must submit an application (available from the Town Building Inspector) and pass a fire/safety inspection before renting to guests. The town has set specific permit fees and inspection fees (outlined in the fee schedule), and operating without a permit after the grace period can result in enforcement action.

Learn more: Visit the Town of Hunter – Short-Term Rental Law (July 2023)announcement, where you can download the STR Application Packet and see current fees and contact info for the Building Dept.

Town of Jewett uses a simple registration process for STRs. The Town Code Enforcement Officer issues a “Registration Certificate” to any owner who wants to advertise a short-term rental (defined as <1 month). All STR properties must register annually, and if the owner doesn’t reside in Greene County, they must designate a local person responsible for managing the rental and responding to complaints. Registrations are renewed each year with a fee, and Jewett may set occupancy limits (often max 2 persons per bedroom) and parking restrictions through this process.

Learn more: Contact the Town of Jewett Code Enforcement Office – the STR registration law and form can be found on the Town’s website (see Town Code § 16 for Short-Term Rental Registration).

Village of Athens (Greene County) adopted a local STR law in June 2020 requiring an annual permit for any short-term rental. Under Athens’ law, a “Standard Short-Term Rental (SSTR)” is defined as renting any dwelling for less than 30 days (excluding hotels, B&Bs, etc.) and is allowed in all zoning districts with a permit. However, a non-owner-occupied STR (an investment property used purely for short-term rental) is classified differently and requires a Special Use Permit from the Village in addition to the rental permit (). The village’s regulations also set safety standards and an occupancy cap based on the number of bedrooms.

Learn more: See the Village of Athens STR Law on eCode360 () for definitions and the application procedure (permit applications are processed by the Village Clerk’s office).

Town of Athens put STR rules in place in 2017, focusing on registration and local accountability. Owners of STR properties must register annually with the Town, and if the owner’s primary residence is outside Greene County, they must appoint a local manager who is available at all times to handle issues. The Town’s ordinance also imposes an occupancy limit: no more than 2 persons per night per rental unit plus 2 per bedroom (and at most one vehicle per two occupants). After three violations within 24 months, the Town can suspend or revoke an STR’s registration certificate.

Learn more: Refer to Town of Athens Code § 147 (Short-Term Rentals) or contact the Town Code Enforcement Officer to obtain the STR registration form and guidelines (annual fee required).

Village of Catskill enacted a short-term rental law requiring hosts to obtain a village permit for any STR operation. The permit process includes a safety inspection and a fee (approximately $375 for the permit). The Board of Trustees approved these rules in order to ensure STR properties meet code and to curb “illegal” rentals operating without oversight. Catskill’s STR law likely limits the number of days and enforces quality-of-life standards for guests and neighbors (e.g. noise, trash disposal). Operating an STR in the village without the required permit can result in fines per day of violation.

Learn more: Contact the Village of Catskill Code Enforcement Office for the STR permit application and inspection checklist – details were outlined in the local law passed by the Village Board (2021).

City of Hudson has one of the strictest STR policies in the Hudson Valley. Only primary residents are allowed to operate short-term rentals in Hudson, and even then a host can rent their property for a maximum of 60 days per year. This effectively bars year-round vacation rentals by absentee owners – an owner must reside in the home at least 50 days/year and can only rent it out short-term up to that 60-day limit. Hudson also limits the number of properties one person can use as STRs and requires robust safety measures and registration (the city views non-owner STRs as hotels, only allowed in certain zones with special approval). There is a local lodging tax of 4% on STR bookings as well.

Learn more: See Hudson City Code Chapter 275 (Zoning: short-term lodging) and Chapter 275-40.2 (Short-Term Rental Registry). Hosts in Hudson must register with the city Treasurer’s office and comply with all provisions or face fines up to $1,000 per day for violations.

Town of Hillsdale (Columbia County) adopted a Transient Rental law (2022) covering short-term rentals (defined as rentals under 30 days, including those via Airbnb/HomeAway). The law requires owners to obtain a $50 Special Permit from the Zoning Board of Appeals and a $150 Certificate of Occupancy/Compliance from the Building Inspector before operating an STR. An initial inspection is required to ensure the unit meets NYS Uniform Fire Prevention and Building Code standards. Hillsdale also mandates that STR owners provide contact info for a local person within 20 miles who can respond to complaints or emergencies at any time (especially if the owner lives out of county). Special permits are non-transferable (if the property is sold, the new owner must reapply) and there are “good neighbor” provisions to make sure guests do not disrupt the community.

Learn more: Read the full Local Law #2 of 2022 (Transient Rentals) on the Town of Hillsdale website (New Regulations for all Transient Rentals – Hillsdale Est. 1788), which includes the permit application procedure and all regulations. For questions, contact the Hillsdale Code Enforcement Officer.

New York State recently passed a statewide short-term rental law that creates a uniform STR registry and tax collection system. Effective in 2025, all STR hosts must register their property with the state (via the county) to legally list on platforms like Airbnb or VRBO. Airbnb/VRBO are required to verify a host’s registry number with the county before allowing the listing, ensuring every rental is on the books. The law (Senate Bill S885 / Chapter 99 of 2025) also enforces occupancy tax remittance and data sharing – hosts and platforms must collect and pay applicable sales and lodging taxes, and report key rental data to local governments. This state registry law was designed to support local regulation efforts by improving compliance and giving communities oversight of STR activity.

Learn more: See the New York State Senate press release on the Short-Term Rental Registry law and this detailed report on the Hudson Valley STR tax law (New Short-Term Rental Tax Law Shakes Up Hudson Valley & Catskills Airbnb Market | Hudson Valley Style Magazine) for how it impacts hosts in counties like Dutchess, Orange, Ulster, Greene, and Columbia.