Jewett, New York Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Jewett, New York

Jewett, New York, a quaint town nestled in the Catskill Mountains, has become an increasingly popular destination for short-term rentals. As of January 2020, the town has implemented regulations to manage the growing short-term rental (STR) market, including platforms like Airbnb and VRBO. If you're considering starting a short-term rental business in Jewett, here's what you need to know:

• Registration Requirement: All short-term rental properties in Jewett must be registered with the town. This is a mandatory step for anyone looking to operate an STR.
• Annual Fee: There's a $250 annual registration fee for short-term rentals. This fee is not prorated, so it's advisable to register early in the year.
• Site Inspection: As part of the registration process, you'll need to schedule a site inspection for your property.
• Renewal Process: Registration periods expire on December 31st each year. To avoid any lapse in your registration, it's recommended to complete renewals in January.
• Processing Time: The registration process typically takes 15 business days or less, barring any unusual circumstances.
• Occupancy Limits: Adult occupancy should not exceed two persons per proper bedroom. This doesn't include small children.
• Noise Regulations: Jewett has specific noise ordinances for both day and night. It's crucial to familiarize yourself with these regulations and communicate them clearly to your guests.
• Lodging Tax: The town imposes a lodging tax on short-term rentals.
• Safety and Hygiene Standards: Short-term rental hosts are required to comply with certain safety and hygiene standards.

To ensure compliance and smooth operation of your short-term rental, consider the following tips:

1. Disable Auto-Booking: It's recommended to communicate with potential guests before accepting reservations.
2. Pet Policy: If you allow pets, require guests to notify you in advance.
3. House Rules: Clearly state your house rules, including noise restrictions, occupancy limits, and policies on parties and firearms.
4. Community Pledge: Consider taking the Jewett STR Owner Community Pledge to show your commitment to being a responsible host.
5. Professional Management: If managing the property yourself seems overwhelming, consider hiring a professional Airbnb management company. They can handle tasks such as property maintenance, cleaning, guest communication, and ensuring compliance with local regulations.

Remember, regulations can change, so it's essential to stay informed about any updates to Jewett's short-term rental laws. By following these guidelines and maintaining open communication with the town and your neighbors, you can successfully operate a short-term rental business in Jewett, New York, while preserving the town's serene mountain charm.

Short-Term Rental Licensing Requirement in Jewett

In Jewett, New York, short-term rental operators must comply with specific licensing requirements to operate legally. The town has implemented these regulations to ensure the safety of guests and maintain the quality of life for permanent residents. Here's a comprehensive list of the requirements based on the official town information:

1. Registration: All short-term rental properties in Jewett must be registered with the town.
2. Annual Fee: There's a $250 annual registration fee for short-term rentals. This fee is not prorated, so it's advisable to register early in the year.
3. Registration Form: Fill out the registration form provided by the town.
4. Site Inspection: Schedule and pass a site inspection of your property.
5. Renewal: Registration periods expire on December 31st each year. Renewals should be completed in January to avoid any lapse in registration.
6. Occupancy Limits: Adult occupancy should not exceed two persons per proper bedroom. This doesn't include small children.
7. Noise Compliance: Familiarize yourself with and adhere to Jewett's specific noise ordinances for both day and night.
8. Parking: Ensure that all guest vehicles can be parked on-site or in designated parking areas, as there is no street parking allowed in Jewett.
9. Property Boundaries: Clearly mark your property boundaries to prevent trespassing issues.
10. Water and Septic Systems: If your property uses well water and a septic system, ensure proper maintenance and testing.

To submit these requirements and obtain a license:

1. Location: Jewett Municipal Building, 3547 County Rte. 23C, P.O. Box 132, Jewett, NY 124443
2. Contact: Phone: 518-263-4646, Fax: 518-263-3758

The process usually takes 15 business days or less, barring any unusual circumstances.

While we can’t find specific fines for operating without a license in Jewett, it's important to note that non-compliance with short-term rental regulations can result in significant penalties. For context, in New York State, fines for illegal short-term rentals can be substantial:

1. $1,000 for a first offense
2. $5,000 for a second offense
3. $7,500 for a third offense and all subsequent offenses

It's crucial for short-term rental operators in Jewett to comply with all local regulations to avoid potential fines and ensure a smooth operation of their rental business. Additionally, hosts are encouraged to consider taking the Jewett STR Owner Community Pledge, demonstrating their commitment to being responsible community partners.

Required Documents for Jewett Short-Term Rentals

To operate a short-term rental in Jewett, New York, you'll need to prepare and submit several documents. Here's a comprehensive list of the required documents, along with explanations of their purpose and where to obtain them:

1. Registration Form: This is the primary document for registering your short-term rental. It collects essential information about your property and serves as an official record for the town. You can obtain this form from the Jewett Municipal Building or potentially download it from the town's official website.
2. Proof of Ownership: A document proving that you own the property you intend to rent out. This could be a deed or property tax statement. You can obtain copies from the Greene County Clerk's office if needed.
3. Site Plan: A detailed layout of your property showing parking areas, property boundaries, and the location of the rental unit. This helps ensure compliance with parking regulations and property line restrictions. You may need to create this yourself or hire a professional if a complex layout is required.
4. Safety Certification: Documentation proving that your property meets all required safety standards, including working smoke detectors, carbon monoxide detectors, and fire extinguishers. You'll need to obtain this through a site inspection scheduled with the town.
5. Water and Septic System Certification: If your property uses well water and a septic system, you may need to provide recent test results and maintenance records. This ensures the health and safety of your guests. Contact local water testing services and septic maintenance companies for these documents.
6. Liability Insurance: Proof of insurance coverage for your short-term rental. This protects you and your guests in case of accidents or damages. Obtain this from your preferred insurance provider.
7. Local Contact Information: Document designating a local contact person who can respond to issues within a reasonable timeframe. This person's contact information should be included in your application.
8. Occupancy Limits Statement: A document stating the maximum occupancy of your rental, based on the number of proper bedrooms. This helps ensure compliance with Jewett's occupancy regulations.
9. Noise Ordinance Acknowledgment: A signed statement indicating that you understand and will comply with Jewett's noise ordinances. This document may be part of the registration form or a separate attachment.
10. Parking Plan: A document outlining how you'll ensure all guest vehicles can be parked on-site or in designated areas, as street parking is not allowed in Jewett.
11. Property Boundary Marking Plan: A statement describing how you'll clearly mark your property boundaries to prevent trespassing issues.
12. Community Pledge Application (Optional): While not strictly required, applying for the Jewett STR Owner Community Pledge can demonstrate your commitment to being a responsible host.

Remember to submit these documents along with your $250 annual registration fee to the Jewett Municipal Building. The registration process typically takes about 15 business days, barring any unusual circumstances.

By preparing these documents thoroughly and accurately, you'll streamline your application process and demonstrate your commitment to operating a compliant and responsible short-term rental in Jewett, New York.

Jewett Short-Term Rental Taxes

Short-term rental operators in Jewett, New York, are subject to various taxes that apply to their rental income. Understanding these taxes is crucial for compliance and proper financial planning. Here's a breakdown of the taxes that typically apply to short-term rentals in Jewett:

1. New York State Sales Tax: Short-term rentals in New York are subject to a 4% state sales tax. This applies to rentals of less than 90 consecutive days.
2. Greene County Occupancy Tax: Jewett is located in Greene County, which imposes a 4% occupancy tax on short-term rentals. This tax is in addition to the state sales tax.
3. Local Sales Tax: While Jewett itself doesn't have a specific local sales tax, Greene County may impose an additional local sales tax. The exact rate can vary, but it's typically around 4%.
4. Income Tax: Your rental income will be subject to federal and state income taxes. The rate will depend on your total income and tax bracket.

Possible Write-offs and Deductions:

Short-term rental operators in Jewett can potentially reduce their tax liability through various deductions. Here are some common write-offs to consider:

1. Depreciation: You can deduct a portion of your property's cost over time.
2. Mortgage Interest: If you have a mortgage on your rental property, the interest is typically deductible.
3. Property Taxes: Real estate taxes paid on your rental property are generally deductible.
4. Utilities: Costs for electricity, water, gas, and internet used for your rental can be deducted.
5. Cleaning and Maintenance: Fees for cleaning services and property maintenance are deductible expenses.
6. Insurance: Premiums paid for property insurance can be written off.
7. Marketing and Advertising: Costs associated with promoting your rental, including OTA fees, are deductible.
8. Furnishings and Supplies: Expenses for furniture, linens, and other guest supplies can be deducted.
9. Travel Expenses: If you travel to manage or maintain your rental property, these costs may be deductible.
10. Home Office: If you use part of your home exclusively for managing your rental business, you may qualify for a home office deduction.

Remember, tax laws can be complex and subject to change. It's advisable to consult with a tax professional familiar with short-term rental regulations in Jewett to ensure you're maximizing your deductions while remaining compliant with all applicable tax laws.

New York State Wide Short-Term Rental Rules

In addition to the specific regulations in Jewett, short-term rental hosts must also comply with state-wide laws and ordinances that affect their operations. Here are some key New York State rules to be aware of:

1. Statewide Registry: In 2024, the New York State Legislature passed a bill requiring all short-term rental hosts to register their properties with the Department of State every two years. This law preserves local municipal bans on short-term rentals, so Jewett's specific regulations still apply.
2. Monthly Reporting: Under the new state law, hosts must report the availability and activity of their rental properties each month. This includes providing a registration number, listing location details, specifying if the listing is for a partial or whole unit, and reporting the number of nights each unit was occupied.
3. Tax Collection: The state law also requires hosts to collect property sales and occupancy taxes, which are ultimately paid by the renters. This "bed tax provision" is intended to support the state's tourism industry.
4. 14-Day Rule: If you rent out your property for less than 14 days annually, your rental income is tax-free at the state level. However, you must report and pay taxes on income earned from rentals of more than 14 days per year.
5. Tax Deductions: Many expenses related to short-term rentals are tax-deductible, including property taxes, mortgage interest, insurance premiums, travel costs, maintenance and cleaning fees, and repair expenses. Consult a tax professional to ensure you're claiming all eligible deductions.
6. Building and Zoning Codes: Short-term rentals must comply with all relevant state building and zoning codes related to occupancy, safety, and property use. Failure to meet these standards can result in significant penalties.
7. Anti-Discrimination Laws: Hosts must abide by New York State's anti-discrimination laws, which prohibit discrimination based on factors like race, religion, national origin, sexual orientation, and more when renting out properties.

It's crucial for Jewett short-term rental operators to stay informed about both local and state-wide regulations. Penalties for non-compliance can be severe, with fines ranging from $1,000 to $7,500 in some parts of the state. By carefully adhering to all applicable laws and keeping detailed records, hosts can run successful and compliant rental businesses in Jewett and throughout New York.

Does Jewett Strictly Enforce STR Rules?

Jewett, New York takes a relatively strict approach to enforcing short-term rental (STR) rules, making it less Airbnb-friendly compared to some other cities. However, the enforcement is not as draconian as in major urban centers like New York City.

The town enacted short-term rental legislation four years ago amid controversy over "party houses" and disturbances to local residents. While initial enforcement was challenging, Jewett officials have since gotten a better handle on the situation and are committed to maintaining compliance.

Jewett's approach to STRs can be characterized as firm but fair. The town supervisor, Greg Kroyer, has stated, "We work daily to get people in compliance with the rules. It's a difficult thing. Some people don't want to be in compliance." This indicates a consistent effort to enforce regulations, rather than turning a blind eye to violations.

The town has implemented several measures to ensure compliance:

• Annual Registration: STR owners must register their properties annually, with fees recently increased from $30 to $50 per occupant.
• Occupancy Limits: The local code enforcement office sets occupancy limits based on the number of bedrooms in each rental.
• Active Monitoring: Town officials actively check listings against registered occupancy limits to catch discrepancies.
• Enforcement Actions: When violations are found, the town takes a graduated approach, starting with friendly reminders but escalating to more serious actions if non-compliance persists.

Despite these regulations, some hosts do operate in Jewett, finding ways to work within the rules. The town recognizes that many property owners rely on STR income to pay their taxes and aims to strike a balance between allowing rentals and maintaining community standards.

However, it's clear that Jewett is not a free-for-all for STR operators. The town supervisor's statement, "But if problems come up, and they do, we have no problem telling people 'Not in this town,'" underscores their commitment to enforcement.

In conclusion, while Jewett is not outright hostile to STRs, it maintains a stricter stance compared to more lenient rural areas. Hosts can operate successfully in Jewett, but they must be prepared to comply with local regulations and actively work with town officials to maintain good standing. The town's approach suggests that responsible hosts who follow the rules can coexist with the community, but those seeking to skirt regulations will likely face challenges.

How to Start a Short-Term Rental Business in Jewett

Starting a short-term rental business in Jewett, New York requires careful planning and adherence to local regulations. Here's a comprehensive guide to help you get started:

• Research Jewett's STR Market: Analyze the local market to understand demand, pricing, and competition. Look at existing listings on platforms like Airbnb and VRBO to gauge the types of properties that perform well in Jewett. Consider the town's appeal as a Catskill Mountain getaway and tailor your offering accordingly.
• Acquire a Suitable Property: If you don't already own a property in Jewett, purchase one that aligns with your business goals. Look for properties in desirable locations with features that appeal to vacationers, such as mountain views or proximity to outdoor activities.
• Register Your Property: Submit a registration form to the Jewett Municipal Building along with the $250 annual fee. This step is crucial for legal operation. Ensure you complete this process early in the year, as the fee is not prorated.
• Schedule a Site Inspection: Contact the town to arrange a mandatory site inspection of your property. This inspection ensures your rental meets all safety and zoning requirements. Prepare your property in advance by addressing any potential issues.
• Obtain Necessary Documentation: Gather all required documents, including proof of ownership, site plan, safety certifications, and insurance coverage. If your property uses well water and a septic system, obtain relevant certifications and test results.
• Set Up Your Business Structure: Consider forming an LLC or other business entity to protect your personal assets. Consult with a local attorney or accountant to determine the best structure for your situation.
• Secure Proper Insurance: Obtain comprehensive short-term rental insurance that covers property damage and liability. Standard homeowners insurance often doesn't cover STR activities, so be sure to get specialized coverage.
• Prepare Your Property: Furnish and equip your rental to meet guest expectations. Consider hiring a professional interior designer to create an appealing space that stands out in the market. Don't forget to clearly mark property boundaries to prevent trespassing issues.
• Develop House Rules and Guest Information: Create a comprehensive set of house rules that align with Jewett's regulations, including noise ordinances and occupancy limits. Prepare a guest information book with local attractions, emergency contacts, and important property information.
• Set Up Online Listings: Create attractive listings on popular STR platforms. Use high-quality photos and compelling descriptions that highlight your property's unique features and Jewett's attractions. Consider hiring a professional photographer for best results.
• Implement a Pricing Strategy: Develop a dynamic pricing strategy that accounts for seasonal demand, local events, and competitor rates. Consider using a pricing tool to optimize your rates and maximize occupancy.
• Establish a Management System: Set up a system for managing bookings, guest communications, cleaning, and maintenance. Consider using STR management software to streamline operations. If managing the property yourself seems overwhelming, research local property management companies.
• Plan for Tax Compliance: Set up a system to collect and remit all applicable taxes, including state sales tax and county occupancy tax. Consider working with a local accountant familiar with STR tax regulations to ensure compliance.
• Join Local STR Community: Consider taking the Jewett STR Owner Community Pledge to demonstrate your commitment to responsible hosting. Network with other local hosts to share best practices and stay informed about local issues affecting STRs.
• Monitor and Adapt: Regularly review your business performance and guest feedback. Stay informed about any changes to local STR regulations and be prepared to adapt your operations as needed.

By following these steps and maintaining open communication with town officials and neighbors, you can establish a successful and compliant short-term rental business in Jewett. Remember, the key to long-term success is not just attracting guests, but also being a responsible member of the Jewett community.

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

For the most up-to-date and accurate information about short-term rental regulations and zoning in Jewett, New York, property owners should contact the following official sources:

Jewett Municipal Building

• Address: 3547 County Rte. 23C, P.O. Box 132, Jewett, NY 12444
• Phone: (518) 263-4646
• Fax: (518) 263-3758

This is the primary point of contact for all matters related to short-term rental registration and regulations in Jewett. The staff here can provide you with the most current information about local ordinances, zoning restrictions, and registration requirements.

Town Supervisor's Office

While specific contact information for the current Town Supervisor is not provided in the search results, you can reach out to the Jewett Municipal Building to get in touch with the Supervisor's office. They can offer insights into the town's approach to short-term rentals and any upcoming changes to regulations.

Greene County Planning Department

• Phone: (518) 719-3290
• Website: https://www.greenegovernment.com/departments/planning-and-economic-development

While not specific to Jewett, the county planning department can provide broader context about regional planning and zoning that may affect short-term rentals.

Useful Communities and Resources for Jewett Hosts:

Share Jewett

• Website: https://sharejewett.com/hosts
• Email: sharejewett@gmail.com
• Phone: (518) 768-1264

This is a local community initiative that encourages responsible hosting in Jewett. They offer a pledge program for hosts and provide updates on local STR-related news and laws.

BiggerPockets Forum

Website: https://www.biggerpockets.com/forums

While not Jewett-specific, this forum has a dedicated short-term rental section where you can connect with other hosts and investors, potentially including those operating in the Catskills region.

Remember to always verify any information received from unofficial sources with the town officials. Regulations can change, and it's crucial to stay informed about the most current rules and requirements for operating a short-term rental in Jewett.

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.