White Plains Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in White Plains

If you're considering starting a short-term rental business in White Plains, New York, it's essential to understand the local regulations and zoning laws. As of 2023, White Plains has introduced a rental housing registry and license program that covers all rental properties, including short-term rentals like Airbnb and Vrbo.

To operate a short-term rental in White Plains, you must:

• Register your property: All rental properties, including short-term rentals, must be registered with the city's Rental Housing Registry. The application process involves providing property details, owner information, and adhering to safety requirements.
• Obtain a license: After registering, you need to obtain a rental housing license from the city. The license ensures that your property meets the necessary health and safety standards.
• Follow zoning regulations: White Plains has specific zoning ordinances that govern where short-term rentals can operate. It's crucial to review the city's zoning map and understand the permitted uses in your property's zone.
• Comply with occupancy limits: Short-term rentals in White Plains must adhere to occupancy limits based on the property's size and number of bedrooms. Exceeding these limits can result in violations and fines.
• Pay applicable taxes: As a short-term rental operator, you are responsible for collecting and remitting applicable taxes, including the Westchester County hotel occupancy tax and New York State sales tax.

It's important to note that while short-term rentals are allowed in White Plains, there have been discussions among city officials about potentially regulating them further. Some residents have raised concerns about noise, parking, and the impact on neighborhood character.

To ensure a successful short-term rental business in White Plains, it's recommended to:

1. Maintain open communication with neighbors and address any concerns promptly
2. Provide clear house rules and expectations to guests
3. Ensure your property is well-maintained and meets all safety requirements
4. Stay informed about any changes to local regulations or zoning laws

By understanding and complying with White Plains' short-term rental regulations, you can operate your business responsibly and contribute positively to the local community.

Short-Term Rental Licensing Requirement in White Plains

To operate a short-term rental in White Plains, property owners must obtain a rental housing license from the city. The licensing process is part of the Rental Housing Registry & License Program, which covers all rental properties, including short-term rentals.

The licensing requirements include:

1. Registering the property: Before applying for a license, property owners must register their rental property with the city's Rental Housing Registry. The registration process involves providing property details, owner information, and contact information for a local agent if the owner resides outside of Westchester County.
2. Passing inspections: The city conducts inspections of rental properties to ensure they meet health and safety standards. This includes verifying the presence of smoke detectors, carbon monoxide detectors, and fire extinguishers, as well as checking for any building code violations.
3. Providing tenant information: When applying for a license, property owners must provide the names and contact information of all tenants residing in the rental unit, including short-term rental guests.
4. Paying license fees: There is an annual license fee for rental properties in White Plains. The fee amount varies based on the number of rental units in the property.

To apply for a rental housing license, property owners can submit the required documents and fees to the White Plains Building Department. The licensing process typically takes several weeks, and licenses must be renewed annually.

Failure to obtain a rental housing license or violating the terms of the license can result in fines and legal action by the city. Short-term rental operators who do not comply with the licensing requirements may face penalties of up to $1,000 per day.

It's important for short-term rental hosts in White Plains to stay informed about any updates to the licensing requirements and to renew their licenses promptly to avoid any disruptions to their business.

Required Documents for White Plains Short-Term Rentals

When applying for a rental housing license for a short-term rental in White Plains, property owners must provide several documents to demonstrate compliance with the licensing requirements. These documents help ensure that the property is safe, well-maintained, and meets the necessary standards.

The required documents for a short-term rental license in White Plains include:

1. Rental Housing Registry Application: This form collects basic information about the rental property, including the address, owner details, and contact information for a local agent if the owner resides outside of Westchester County.
2. Proof of Ownership: Property owners must provide documentation showing they own the rental property, such as a deed or tax bill.
3. Floor Plan: A detailed floor plan of the rental unit, indicating the dimensions and use of each room, must be submitted. This helps the city verify that the property meets occupancy and safety requirements.
4. Inspection Report: The rental property must pass a city inspection before a license can be issued. The inspection report, completed by a city inspector, verifies that the property meets health and safety standards, including the presence of smoke detectors, carbon monoxide detectors, and fire extinguishers.
5. Tenant Information: Property owners must provide the names and contact information of all tenants residing in the rental unit, including short-term rental guests.
6. Affidavit of Compliance: The property owner must sign an affidavit certifying that the rental property complies with all applicable laws, codes, and regulations.
7. Proof of Insurance: Property owners must provide proof of liability insurance for the rental property.

These documents can be obtained from various sources, such as the Westchester County Clerk's Office (for property deeds), licensed contractors (for floor plans and inspections), and insurance providers. The Rental Housing Registry Application and Affidavit of Compliance can be obtained from the White Plains Building Department.

Failure to provide the required documents or submitting false information can result in the denial of the license application or the revocation of an existing license. Property owners may face fines and legal action for operating a short-term rental without a valid license.

By providing these documents, short-term rental hosts in White Plains demonstrate their commitment to offering safe, well-maintained accommodations that comply with local regulations and standards.

White Plains Short-Term Rental Taxes

When operating a short-term rental business in White Plains, New York, it's essential to understand the various taxes that apply and their respective rates. Failing to comply with tax obligations can result in penalties and legal issues. Here's a breakdown of the key taxes short-term rental hosts in White Plains need to be aware of:

Sales Tax

Short-term rentals in White Plains are subject to sales tax, which is a combination of state, county, and city rates. As of 2024, the sales tax rate in White Plains is 8.375%, broken down as follows:

1. New York State: 4%
2. Westchester County: 1.5%
3. City of White Plains: 2.5%
4. Metropolitan Transportation Authority (MTA): 0.375%

Hosts must collect this sales tax from their guests and remit it to the appropriate authorities.

Room Occupancy Tax

In addition to the sales tax, White Plains imposes a Room Occupancy Tax of 3% on the rent for every occupancy of a room or rooms in a hotel, motel, or short-term rental. This tax applies to all rentals of less than 30 consecutive days, except for permanent residents or exempt occupants.

Hosts must file a quarterly return and pay the Room Occupancy Tax to the City of White Plains Department of Finance.

Income Tax

Income earned from short-term rentals in White Plains is subject to federal and state income taxes. Hosts must report their rental income on their tax returns and pay the applicable taxes based on their total taxable income.

It's important to keep accurate records of all rental income and expenses to properly report and pay income taxes.

Possible Deductions and Write-Offs

To reduce their tax liability, short-term rental hosts in White Plains may be eligible for various deductions and write-offs related to their rental business. These may include:

1. Mortgage interest
2. Property taxes
3. Insurance premiums
4. Utilities
5. Cleaning and maintenance costs
6. Repairs and replacements
7. Depreciation of furniture and equipment
8. Advertising and marketing expenses

Hosts should consult with a tax professional to determine which deductions and write-offs apply to their specific situation and to ensure proper documentation and reporting.

It's crucial for short-term rental hosts in White Plains to stay informed about their tax obligations and to keep accurate records of all income and expenses. By understanding and complying with the applicable taxes, hosts can avoid penalties and run a successful and compliant short-term rental business.

New York-Wide Short-Term Rental Rules

While New York City has its own specific regulations for short-term rentals, there are also several state-wide rules that hosts in the city must adhere to. These New York State regulations cover various aspects of short-term rentals, from tax obligations to advertising restrictions.

One of the most significant state laws affecting short-term rentals is the New York State Multiple Dwelling Law (MDL). The MDL prohibits renting out an entire apartment or home in buildings with three or more units for less than 30 days, even if the host owns or lives in the building. This law aims to prevent the operation of illegal hotels and protect the city's housing stock for long-term residents.

In addition to the MDL, New York State law also prohibits advertising short-term rentals in Class A multiple dwellings (buildings with three or more permanent residential units) for periods less than 30 days. Hosts who violate this advertising restriction can face fines ranging from $1,000 to $7,500.

From a taxation perspective, short-term rental hosts in New York State are subject to various taxes, including state sales tax, which is currently 4%. Hosts must collect and remit this tax on their rental income, in addition to any applicable local taxes.

It's important to note that while these state-wide regulations apply to hosts in New York City, the city itself has additional, more stringent rules in place. For example, New York City's Local Law 18 requires all short-term rental hosts to register their properties with the city's Office of Special Enforcement (OSE) and adhere to specific requirements, such as occupancy limits and host presence during guest stays.

Furthermore, certain types of dwellings in New York City, such as rent-regulated apartments and NYCHA units, are completely prohibited from being used as short-term rentals. The city maintains a Prohibited Buildings List, which comprises buildings where short-term rentals are not allowed due to legal restrictions or lease agreements.

To ensure compliance with both state and city regulations, hosts in New York City must carefully review and adhere to all applicable laws. This includes understanding the specific zoning and occupancy requirements for their properties, registering with the OSE, collecting and remitting the appropriate taxes, and avoiding any prohibited activities, such as advertising short-term rentals in Class A multiple dwellings.

By staying informed and compliant with New York State's short-term rental regulations, hosts in New York City can operate their businesses responsibly and contribute to the city's efforts to maintain a balanced and affordable housing market for all residents.

Does White Plains Strictly Enforce STR Rules?

White Plains, compared to some other cities in New York, has a more stringent approach to short-term rental regulations. The city requires all rental properties, including short-term rentals, to be registered with the Rental Housing Registry and obtain a rental housing license. This licensing process ensures that properties meet health and safety standards and comply with local zoning laws.

However, despite these regulations, there is evidence to suggest that some hosts continue to operate short-term rentals in White Plains without proper licensing. According to discussions on platforms like BiggerPockets and Reddit, some hosts have reported operating under the radar, either unaware of the licensing requirements or deliberately avoiding compliance.

That said, the general consensus among White Plains hosts is that the city is less Airbnb-friendly compared to other nearby destinations. The licensing process and the potential for enforcement actions have deterred some hosts from entering the short-term rental market in White Plains.

The city's Building Department is responsible for enforcing the short-term rental regulations, and they have the authority to issue fines and take legal action against non-compliant hosts. In recent years, there have been reports of the city cracking down on unlicensed short-term rentals, with some hosts facing significant penalties.

While some hosts may still operate without proper licensing, the risk of enforcement and the potential consequences have made White Plains a less attractive destination for short-term rental operators compared to cities with more relaxed regulations.

In conclusion, White Plains has a stricter approach to short-term rental regulations compared to some other cities, and the enforcement of these rules has made it a less Airbnb-friendly market. While some hosts may still operate despite the rules, the general sentiment among the host community is that White Plains presents more challenges and risks for short-term rental businesses. Prospective hosts should carefully consider the licensing requirements and potential enforcement actions before deciding to operate in White Plains.

How to Start a Short-Term Rental Business in White Plains

Starting a short-term rental business in White Plains requires careful planning and compliance with local regulations. Here's a step-by-step guide to help you get started:

1. Research and understand the local regulations: Before investing in a short-term rental property, thoroughly research White Plains' specific regulations and licensing requirements. Familiarize yourself with the Rental Housing Registry & License Program, zoning laws, and any potential changes in the regulatory landscape. Understanding these rules will help you make informed decisions and avoid legal issues.
2. Choose a suitable property: Consider factors such as location, property type, and target market when selecting a property for your short-term rental business. Research popular neighborhoods, assess the demand for short-term rentals, and ensure the property complies with local zoning regulations. Consider the costs of any necessary renovations or upgrades to meet health and safety standards.
3. Register your property and obtain a license: Register your rental property with the White Plains Rental Housing Registry and apply for a rental housing license. Gather all required documents, such as proof of ownership, floor plans, and inspection reports. Pay the applicable license fees and submit your application to the White Plains Building Department. Allow sufficient time for the licensing process, which typically takes several weeks.
4. Prepare your property: Ensure your property is clean, well-maintained, and equipped with all necessary amenities to provide a comfortable stay for your guests. This may include furnishing the property, providing linens and towels, and installing safety features like smoke detectors and fire extinguishers. Consider hiring a professional cleaning service to maintain a high standard of cleanliness between guest stays.
5. Set up your listing: Create a compelling listing on popular short-term rental platforms like Airbnb and Vrbo. Invest in high-quality photos, write an accurate and enticing description, and highlight your property's unique features and amenities. Set competitive rates based on the local market and consider offering special deals or discounts to attract bookings.
6. Manage your bookings and guests: Establish a system for managing bookings, guest communication, and check-in/check-out processes. Use a reliable booking calendar to avoid double bookings and maintain clear communication with guests before, during, and after their stay. Provide detailed check-in instructions, house rules, and local recommendations to ensure a smooth and enjoyable experience for your guests.
7. Comply with tax obligations: Register for and collect the applicable taxes, including sales tax and room occupancy tax. Keep accurate records of your rental income and expenses, and consult with a tax professional to ensure proper reporting and compliance. Stay informed about any changes to tax laws or rates that may affect your business.
8. Maintain your property and business: Regularly inspect and maintain your property to ensure it remains in excellent condition. Address any maintenance issues or guest concerns promptly to maintain a positive reputation. Keep up-to-date with local regulations and renew your rental housing license annually. Continuously assess your business performance and make adjustments as needed to optimize your occupancy rates and revenue.

By following these steps and staying informed about local regulations, you can establish a successful short-term rental business in White Plains. Remember to prioritize guest satisfaction, maintain open communication with neighbors, and operate your business responsibly to contribute positively to the local community.

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

When navigating the short-term rental landscape in White Plains, it's essential to know who to contact for information, guidance, and support. Here are the key departments and resources to help you understand and comply with the city's regulations and zoning requirements:

White Plains Building Department:

The Building Department is responsible for enforcing the city's Rental Housing Registry & License Program, which includes short-term rentals. They can provide information on licensing requirements, application processes, and inspections.

1. Address: 70 Church Street, White Plains, NY 10601
2. Phone: (914) 422-1269
3. Email: building@whiteplainsny.gov
4. Website: https://www.cityofwhiteplains.com/169/Building-Department

White Plains Department of Planning:

The Department of Planning can assist with questions related to zoning regulations and land use requirements for short-term rentals. They can help you determine if your property is located in a zone that allows short-term rentals and provide guidance on any necessary approvals or permits.

• Address: 70 Church Street, White Plains, NY 10601
• Phone: (914) 422-1300
• Email: planning@whiteplainsny.gov
• Website: https://www.cityofwhiteplains.com/185/Planning-Department

White Plains Department of Finance:

The Department of Finance handles the collection of taxes related to short-term rentals, including sales tax and room occupancy tax. They can provide information on tax rates, filing requirements, and payment processes.

• Address: 255 Main Street, White Plains, NY 10601
• Phone: (914) 422-1220
• Email: finance@whiteplainsny.gov
• Website: https://www.cityofwhiteplains.com/162/Finance-Department

White Plains Neighborhood Associations:

Engaging with local neighborhood associations can help you understand the community's perspective on short-term rentals and foster positive relationships with neighbors. These associations can provide valuable insights and support as you navigate the local short-term rental landscape.

White Plains Council of Neighborhood Associations: https://www.wpcna.org/

Short-Term Rental Platforms:

Popular short-term rental platforms like Airbnb and Vrbo often have dedicated resources and support for hosts. They can provide guidance on local regulations, best practices, and tools to help you manage your short-term rental business effectively.

• Airbnb Help Center: https://www.airbnb.com/help/hosting
• Vrbo Help Center: https://help.vrbo.com/

By engaging with these departments and resources, you can ensure that you have the most up-to-date information on short-term rental regulations and zoning in White Plains. Don't hesitate to reach out for guidance, clarification, or support as you navigate the process of starting and operating your short-term rental business in the city.

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

To gain insight into how residents and visitors perceive White Plains as a city and its potential for short-term rentals, we've gathered real-life experiences and stories from verified White Plains threads and forums on Reddit and Bigger Pockets.

Reddit - r/AirBnB:

A host on the r/AirBnB subreddit shared their experience of running a short-term rental in White Plains, stating, "I've been hosting in White Plains for a couple of years now, and while the licensing process was a bit involved, it's been a rewarding experience overall. The city attracts a mix of business travelers and tourists, and the demand for short-term rentals has been steady, especially during the summer months and around major events."

Bigger Pockets Forum:

In a discussion titled "Investing in Westchester County" on the Bigger Pockets forum, an investor highlighted the potential of White Plains for short-term rentals, noting, "White Plains is a solid market for short-term rentals due to its proximity to New York City and its role as a major business hub. The city's downtown revitalization efforts and the development of new residential and commercial properties have made it an attractive destination for both business and leisure travelers."

Reddit - r/Westchester:

Another thread on the r/Westchester subreddit focused on the city's attractions and events. A resident shared, "White Plains has a lot to offer in terms of entertainment and culture. The White Plains Performing Arts Center hosts a variety of shows and concerts throughout the year, and the city's farmers' market is a great place to find local produce and crafts. The annual White Plains Jazz Fest is also a big draw for music lovers."

Based on these experiences and stories, White Plains emerges as a promising location for starting a short-term rental business. The city's mix of urban amenities, suburban charm, and convenient location make it appealing to a diverse range of visitors, including business travelers and tourists.

The steady demand for short-term rentals, particularly during peak seasons and around major events, indicates a strong potential for hosts to generate consistent income. The city's ongoing revitalization efforts and the development of new properties also suggest a growing market for short-term accommodations.

Moreover, White Plains' vibrant downtown area, cultural attractions, and community events provide guests with plenty of opportunities to explore and enjoy the city, enhancing the overall appeal of staying in a short-term rental.

While the licensing process for short-term rentals in White Plains may be more involved compared to some other cities, the experiences shared by hosts on forums like Reddit and Bigger Pockets indicate that it is a manageable and worthwhile endeavor for those committed to operating responsibly and providing high-quality accommodations.

In conclusion, the positive experiences and insights shared by residents and visitors on online forums suggest that White Plains is a promising location for starting a short-term rental business. By leveraging the city's strengths, complying with local regulations, and providing exceptional guest experiences, hosts can tap into the growing demand for short-term accommodations in this vibrant and evolving city.

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.