Hunter Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Hunter

If you're considering starting your own short-term rental business in Hunter, New York, it's crucial to understand the local regulations. In 2022, the Town of Hunter adopted a new law regulating short-term rentals to address concerns about housing availability, neighborhood character, and public safety.

Under the new law, property owners must obtain a permit from the Town of Hunter before advertising or operating a short-term rental. The permit application process involves submitting personal and property details, proof of insurance, and a site plan showing parking arrangements.

Permits are valid for one year and must be renewed annually. The initial permit fee is $500, with a renewal fee of $250 per year. The town also requires a $1,000 compliance bond to ensure adherence to the STR regulations.

Short-term rentals are allowed in all zoning districts in Hunter, except for mobile home parks. However, there are occupancy limits based on the number of bedrooms in the rental unit. Studio and one-bedroom units can host up to four guests, while larger properties can accommodate two guests per bedroom plus two additional guests.

Property owners must also designate a local contact person, such as a property manager or co-host, who can respond to any issues or complaints within one hour. The contact person's information must be provided to the town and made available to guests and neighbors.

It's important to note that the Town of Hunter has a cap on the total number of STR permits available. As of 2023, the limit is set at 250 permits. This means that new STR businesses may face competition for available permits.

Despite these regulations, demand for short-term rentals in Hunter remains high, particularly during the ski season at nearby Hunter Mountain. Many property owners have successfully navigated the permit process and established profitable STR businesses in the area.

Short-Term Rental Licensing Requirement in Hunter

To legally operate a short-term rental in Hunter, property owners must obtain a permit from the Town of Hunter. The permit application process involves submitting personal and property details, proof of insurance, and a site plan showing parking arrangements.

Under the town's STR law adopted in 2022, all short-term rentals in Hunter are required to have a valid permit. This includes properties rented through platforms like Airbnb and Vrbo, as well as those advertised through other means.

The initial permit fee is $500, with an annual renewal fee of $250. Property owners must also provide a $1,000 compliance bond to ensure adherence to the STR regulations. Failure to obtain the necessary permit can result in fines and legal action.

To apply for a STR permit in Hunter, property owners must submit the following:

• A completed application form with personal and property details
• Proof of liability insurance for the rental property
• A site plan showing the location of the rental unit and parking arrangements
• The name and contact information of a local agent who can respond to any issues within one hour
• Payment of the $500 initial permit fee and $1,000 compliance bond

Permits are valid for one year from the date of issuance and must be renewed annually. The renewal process requires submitting an updated application, proof of insurance, and payment of the $250 renewal fee.

It's important to note that the town has set a cap of 250 STR permits. This means that once the limit is reached, no new permits will be issued until an existing permit becomes available. Property owners interested in starting a short-term rental should apply for a permit as soon as possible to secure their spot.

The Town of Hunter Building Department is responsible for processing STR permit applications and enforcing the regulations. They conduct inspections of rental properties to ensure compliance with safety and occupancy requirements.

While the licensing requirements may seem burdensome to some property owners, the town argues that they are necessary to address the impacts of short-term rentals on housing availability, neighborhood character, and public safety. By requiring permits and setting a cap, the town aims to balance the benefits of STRs with the needs of the community.

Required Documents for Hunter Short-Term Rentals

To apply for a short-term rental permit in Hunter, property owners must submit several documents to the Town of Hunter Building Department. These documents ensure that the property meets all necessary safety and zoning requirements.

The key documents required for the STR permit application include:

1. A completed STR permit application form, which includes personal and property details, as well as contact information for a designated local agent who can respond to any issues within one hour.
2. Proof of liability insurance for the rental property, with a minimum coverage of $1,000,000 per occurrence.
3. A site plan or survey of the property, showing the location of the rental unit, parking arrangements, and any outdoor amenities such as decks or fire pits.
4. A floor plan of the rental unit, indicating the number and location of bedrooms, smoke and carbon monoxide detectors, and fire extinguishers.
5. If the property has a septic system, a copy of the most recent septic inspection report and proof of pumping within the last three years.
6. If the property is served by a private well, a copy of the most recent water test results showing compliance with New York State drinking water standards.
7. An affidavit signed by the property owner certifying that the STR will comply with all applicable laws, regulations, and permit conditions, including occupancy limits, parking requirements, and noise restrictions.
8. Payment of the $500 STR permit application fee and $1,000 compliance bond.

The Town of Hunter Building Department reviews each application carefully to ensure that the property meets all necessary standards before issuing an STR permit. Incomplete applications or those lacking required documents will be returned to the applicant for correction.

It's important to note that the STR permit is valid for one year from the date of issuance and must be renewed annually. Property owners must submit an updated application, proof of insurance, and payment of the $250 renewal fee at least 30 days prior to the permit expiration date.

Failure to obtain or renew an STR permit can result in significant fines and legal action by the town. By requiring thorough documentation and inspections, the Town of Hunter aims to ensure the safety of guests and minimize the impact of short-term rentals on neighboring properties and the community as a whole.

Hunter Short-Term Rental Taxes

Short-term rental owners in Hunter are required to collect and remit various taxes on their rental income. These taxes include state sales tax, county occupancy tax, and potentially other local taxes.

At the state level, New York imposes a sales tax of 4% on short-term rentals. This means that Hunter short-term rental owners must collect this tax from their guests and remit it to the state.

Greene County, where Hunter is located, also levies a hotel and motel room occupancy tax. As of 2024, the county occupancy tax rate is 4%. This tax applies to all short-term rentals in the county, regardless of whether they are listed on platforms like Airbnb or Vrbo.

The combined state and county taxes result in a total tax rate of 8% for short-term rentals in Hunter. It is the responsibility of the short-term rental owner to collect these taxes from guests and remit them to the appropriate authorities.

Failure to comply with tax obligations can result in penalties and fines. Short-term rental owners should maintain accurate records of their rental income and taxes collected to ensure compliance with all applicable tax laws.

It's important to note that tax laws and rates can change over time, so short-term rental owners should stay informed about any updates or changes to their tax obligations. Consulting with a tax professional can help ensure full compliance with all relevant tax laws.

In addition to the taxes mentioned above, the Town of Hunter has discussed the possibility of implementing a local occupancy tax specifically for short-term rentals. While this has not yet been enacted, it is something that short-term rental owners should be aware of and monitor for potential changes in the future.

By understanding and fulfilling their tax responsibilities, short-term rental owners in Hunter can operate their businesses in compliance with local regulations while contributing to the community's tax base.

New York Wide Short-Term Rental Rules

In addition to the specific regulations in Hunter, it's important to understand the broader short-term rental rules that apply across New York State. The primary law regulating short-term rentals at the state level is the New York State Multiple Dwelling Law.

This law distinguishes between two main types of multiple dwelling units:

1. "Class A" multiple dwellings include residential buildings like apartment houses, tenements, and other structures with three or more units. These dwellings are intended for permanent residence purposes only, defined as occupancy by the same person or family for 30 consecutive days or more. Short-term rentals are generally prohibited in "Class A" dwellings.
2. "Class B" multiple dwellings include hotels, lodging houses, rooming houses, and other structures that are occupied transiently. These dwellings are designed for temporary lodging with or without meals. Short-term rentals are allowed in "Class B" dwellings.

The Multiple Dwelling Law essentially means that short-term rentals in most residential apartment buildings are not permitted for periods less than 30 days. This applies to all cities and towns in New York, not just Hunter.

However, there are some exceptions to these rules. For example, if the permanent resident is present during the guest's stay, they may rent out a portion of their unit for less than 30 days. Additionally, in some cities like New York City, hosts may have up to two paying guests staying in their home for fewer than 30 days, as long as every guest has free and unobstructed access to every room and exit.

It's crucial for property owners and hosts to understand both the state-wide and local regulations that apply to their specific situation before listing their property as a short-term rental. Failure to comply with these laws can result in significant fines and penalties.

As the popularity of short-term rentals continues to grow, many municipalities across New York are grappling with how to balance the benefits of this industry with the need to protect housing availability and neighborhood character. By understanding and following the applicable regulations, hosts can operate their short-term rentals responsibly and avoid legal issues.

Does Hunter Strictly Enforce STR Rules?

Based on discussions in online forums like Bigger Pockets and Reddit, it appears that Hunter does enforce its short-term rental regulations more strictly compared to some other towns in the Catskills region. The town has adopted a comprehensive law that requires STR operators to obtain permits, limits the number of available permits, and imposes other restrictions.

While some hosts may still attempt to operate STRs without proper permits, the risk of fines and legal action seems to deter many from doing so. The town has set a cap of 250 STR permits, which means that once the limit is reached, no new permits will be issued until an existing permit becomes available.

Compared to nearby towns like Windham, which had proposed a similar STR law but withdrew it days later, Hunter appears to be less accommodating to short-term rentals. The strict enforcement of the permit system and the limited number of available permits make it more challenging for hosts to operate STRs in Hunter.

However, Hunter is still considered more "Airbnb friendly" than some other Catskills towns like Woodstock and Olivebridge, which have very restrictive regulations on short-term rentals. These towns have severe limits on the number of days per calendar year that a property can be rented short-term, making it difficult for hosts to operate profitable STRs.

Despite the regulations, demand for short-term rentals in Hunter remains high, particularly during the ski season due to its proximity to Hunter Mountain. Some hosts on Bigger Pockets have reported successfully navigating the permit process and establishing profitable STR businesses in the area.

Overall, while it is possible to operate a short-term rental in Hunter if one follows all the rules and obtains the necessary permits, the town's strict enforcement of its STR regulations makes it a more challenging location for Airbnb hosts compared to some other areas in the Catskills region. Investors should be prepared to compete for limited permits and face potential fines or legal action if they fail to comply with the local laws.

How to Start a Short-Term Rental Business in Hunter

If you're interested in starting a short-term rental business in Hunter, New York, follow these steps to ensure compliance with local regulations and set yourself up for success:

1. Determine if your property is eligible for a short-term rental permit. As of July 2023, the Town of Hunter requires all short-term rentals to obtain a permit to operate legally.
2. Review the Town of Hunter's Short-Term Rental Law No. 2 to understand the requirements and restrictions for operating a short-term rental in the area.
3. Fill out the Short-Term Rental Permit Application in its entirety and submit it to the Town of Hunter, along with the required application fee. As of 2023, the application fee is $500.
4. Schedule and pass a fire and safety inspection for your property. This is a requirement for obtaining a short-term rental permit in Hunter.
5. Once you have obtained your permit, create a comprehensive listing for your property on popular short-term rental platforms like Airbnb and Vrbo. Be sure to highlight your property's unique features, amenities, and proximity to local attractions.
6. Develop a system for managing bookings, guest communication, and cleaning between stays. Consider hiring a professional cleaning service or property management company to assist with these tasks.
7. Establish clear house rules and communicate them to guests before and during their stay to ensure a positive experience for everyone involved.
8. Stay up-to-date on any changes to local short-term rental regulations and renew your permit annually to remain in compliance.
9. Engage with the local community and other short-term rental owners in Hunter to stay informed about best practices, potential challenges, and opportunities for collaboration.

By following these steps and prioritizing compliance with local regulations, you can build a successful short-term rental business in Hunter, New York. Remember to provide exceptional service to your guests and be a responsible member of the community to ensure the long-term viability of your business.

Who to Contact in Hunter about Short-Term Rental Regulations and Zoning?

If you have questions or concerns about short-term rental regulations and zoning in Hunter, the best place to start is by contacting the Town of Hunter Building Department. The Building Department is responsible for enforcing the town's short-term rental law and can provide guidance on the permit application process, required documents, and safety inspections.

You can reach the Town of Hunter Building Department by phone at 518-589-6150 or by email at building@townofhuntergov.com. The department is located at 5748 Route 23A in Tannersville, NY, and is open Monday through Friday from 8:00 a.m. to 4:00 p.m.

The key contact person in the Building Department for short-term rental matters is Robert Santiago, who serves as the Building Inspector. You can reach him directly by email at rsantiago@townofhuntergov.com.

For general inquiries about the short-term rental law and its requirements, you can also contact the Town of Hunter Clerk's Office. The Clerk's Office can provide information on the permit application process, fees, and other administrative matters related to short-term rentals.

The Town of Hunter Clerk's Office can be reached by phone at 518-589-6151 or by email at huntclerk@townofhuntergov.com. The office is located at 5748 Route 23A in Tannersville, NY, and is open Monday through Friday from 8:00 a.m. to 4:00 p.m.

By contacting these departments and officials, you can get the most up-to-date and accurate information on short-term rental regulations and zoning requirements in Hunter. They can also assist you with the permit application process and answer any specific questions you may have about operating a short-term rental in the town.

What Do Airbnb Hosts in Hunter on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions in online forums like Reddit and Bigger Pockets, Airbnb hosts in Hunter have mixed feelings about the local short-term rental regulations.

On Reddit, some hosts express frustration with the strict permit requirements and fees imposed by the town. They argue that the $500 initial permit fee and $250 annual renewal fee are burdensome, especially for smaller operators. Some also question the need for the $1,000 compliance bond, seeing it as an unnecessary expense.

However, other Reddit users defend the regulations, noting that they help ensure a level playing field and protect the character of residential neighborhoods. They point out that the permit system allows the town to track and manage the growth of short-term rentals, preventing the issues seen in some other popular destinations.

On Bigger Pockets, a popular real estate investing forum, opinions are similarly divided. Some hosts view the regulations as a barrier to entry that favors established operators over new entrants. They worry that the permit cap of 250 will limit competition and drive up prices for guests.

Others on Bigger Pockets see the value in the town's efforts to balance the benefits of short-term rentals with the needs of the community. They argue that reasonable regulations are necessary to ensure that STRs don't negatively impact housing availability or neighborhood quality of life.

Despite the differing views, most hosts on both platforms agree that compliance with local laws is essential for the long-term sustainability of their businesses. Many advise new hosts to factor in the costs of permits and fees when evaluating the profitability of potential rental properties in Hunter.

Overall, while some hosts may chafe at the restrictions, there seems to be a general acceptance that the regulations are a necessary part of doing business in the town. By working within the established framework, hosts can continue to benefit from the strong demand for short-term rentals in the Hunter area while being responsible members of the community.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.