Amherst, Massachusetts Short Term Rental Regulations Guide for Airbnb hosts

Overview

Short-term rentals are permitted in Amherst, MA under specific conditions and regulations. Amherst allows short-term rentals (less than one calendar year) on owner-occupied properties that serve as the owner's principal residence and contain no more than two rental units, provided they meet specific exemption criteria. However, most other short-term rental operations require compliance with the town's residential rental property registration and permitting requirements.

How to Start a Short-Term Rental Business in Amherst

Step 1: Determine Eligibility for Exemption

Before proceeding with registration, verify if your property qualifies for exemption under Amherst's rental permitting exceptions:

Exempt Operations:
- Rental of up to 3 single rooms in an owner-occupied residence
- Lodging facilities (hotels, motels, inns, hostels, bed & breakfasts)
- Short-term rentals (less than one year) on owner-occupied properties with no more than two rental units during:
  - Pending sale of the property by the owner-occupant
  - Regular or periodic interruption of residency due to illness, professional/academic scheduling, or other temporary reasons

Step 2: Complete Registration (If Required)

If your operation doesn't qualify for exemption, register with the Town of Amherst:

New Rental Permit Application: Submit through the online permitting portal
Maintain current contact information to receive renewal notices and updates

Step 3: Annual Renewal

Deadline: June 15 annually
Late Fees: Permits not renewed by deadline incur late fees equal to the permit fee on June 16 and every 30 days thereafter

Required Documents, Permits, Licenses, and Guidelines

Mandatory Documents and Requirements

Rental Registration: All non-exempt rental properties must register
Annual Permit Renewal: Required by June 15 each year
Recycling Plan: Mandatory for all rental permits - use the Rental Resident Recycling Plan Form
Management Plan: Required for ADU rentals (submitted to Building Commissioner for review and approval)

Compliance Standards

Rental Inspection Program:
- New program requiring inspections as a condition for maintaining rental permits
- Up to 500 units randomly selected annually for inspection
- Advanced notice provided via postcard and phone/email contact
Fire Safety Compliance: Must comply with Amherst Fire Department regulations
Health Standards: Must meet Massachusetts State Sanitary Code (105 CMR 41000)
Waste Management: Must comply with Board of Health's Regulations for Refuse Collection and Mandatory Recycling

Documentation and Inspection Resources

Specific Regulations

Amherst Town Regulations

Residential Rental Property Bylaw

Adopted: April 8, 2024
Key Provisions:
- Mandatory registration for all rental properties (unless exempt)
- Annual permit renewal requirements
- Inspection program implementation
- Fee structure for permits and renewals

Accessory Dwelling Unit (ADU) Restrictions

ADUs cannot be used as short-term rentals (No Airbnb allowed)
Owner-occupancy requirement: One of the units must be owner-occupied
Size limitation: Living area must not exceed 1,000 square feet
Occupancy limit: Maximum of 3 adults
Registration requirement: ADUs must be registered and permitted under the Residential Rental Property Bylaw if rented
Special permits required: Detached ADUs require special permits in certain zoning districts

Parking and Safety Requirements

Reflective street address sign required for easy identification by emergency crews
Parking compliance with Article 7 requirements
Exterior lighting restrictions to prevent light spillover onto adjacent properties
Waste storage: Must be stored inside until removal - no freestanding dumpsters or trash cans outside

Massachusetts State Regulations

State Short-Term Rental Law (Effective July 1, 2019)

Registration requirement: All STR operators must register with the state
Insurance requirement: Mandatory liability insurance
Tax obligations:
- State lodging taxes apply
- Local option taxes (6% standard, additional 3% for "managed apartment buildings")
- Tax collection facilitated through platforms for rentals ≥15 days annually

Health and Safety Standards

Massachusetts State Sanitary Code (105 CMR 41000): Minimum standards of fitness for human habitation
Community Sanitation Guidelines: State-mandated sanitation requirements
Fire safety compliance: Massachusetts Department of Fire Services and Public Safety regulations

Contact Information

Amherst Inspection Services Department

Primary Contacts:

Edmund Smith, Lead Code Enforcement Officer
Phone: 413-259-3153
Email: smithe@amherstma.gov
Robbin Jones, Code Enforcement Officer
Phone: 413-259-3118
Email: jonesr@amherstma.gov
Kayla Wawruck, Rental Registration Program Assistant
Phone: 413-259-3258
Email: wawruckk@amherstma.gov

Town Hall

Address:
Town Hall
4 Boltwood Avenue
Amherst, MA 01002

Phone: 413-259-3333
Email: info@amherstma.gov

Related Departments

Amherst Fire Department: Website
Amherst Health Department: Website

Links to Source Pages

Primary Amherst Regulations

Permitting and Applications

Forms and Resources

Massachusetts State Resources

Additional Resources

Important Note: This guide is based on information available as of the latest updates. Regulations may change, and investors should verify current requirements with the Amherst Inspection Services Department before making investment decisions.

EXPLORE

ACCOUNT

HELP