Regulations >
Massachusetts >
Amherst

Want to see how Amherst compares to other top cities in Massachusetts?  Explore all city regulations in Massachusetts. →

C

Amherst, MA

Challenging To Investors

Local STR Agent

Local STR Agent

Amherst STR Expert
Amherst, Massachusetts skyline

STR Regulations for Amherst, Massachusetts

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.

What do Airbnb hosts actually earn in Amherst?

Amherst hosts earn a median $31,320/year with $183 ADR and 60% occupancy.

Top performers pull in $48,258+ per year.

See the full Amherst market breakdown →

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:

  1. New Rental Permit Application: Submit through the online permitting portal
  2. 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

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

Compliance Standards

  1. 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
  2. Fire Safety Compliance: Must comply with Amherst Fire Department regulations
  3. Health Standards: Must meet Massachusetts State Sanitary Code (105 CMR 41000)
  4. 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

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.

Next step

Found a property in Amherst?

Paste any address and get estimated revenue, cash-on-cash return, and comparable STR performance in under 5 minutes. 3 free analyses per day.

Ask the AI Advisor about Amherst →

Free brief

Get the free Amherst STR Investment Brief

Revenue data, top neighborhoods, seasonal trends, and the key regulations for Amherst, Massachusetts in one email.

Amherst

Market Saturation Score

036912
Mild Saturation
2/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Amherst Market Analysis →

Photos of Amherst

Overview of Amherst

Amherst ( ) is a city in Hampshire County, Massachusetts, United States, in the Connecticut River valley. Amherst has a council–manager form of government, and is considered a city under Massachusetts state law. Amherst is one of several Massachusetts municipalities that have city forms of government but retain "The Town of" in their official names. At the 2020 census, the population was 39,263, making it the highest populated municipality in Hampshire County (although the county seat is Northampton). The town is home to Amherst College, Hampshire College, and the University of Massachusetts Amherst, three of the Five Colleges. Amherst has three census-designated places: Amherst Center, North Amherst, and South Amherst. Amherst is part of the Springfield, Massachusetts Metropolitan Statistical Area. Lying 22 miles (35 km) north of the city of Springfield, Amherst is considered the northernmost town in the Hartford–Springfield Metropolitan Region, "The Knowledge Corridor". Amherst is also located in the Pioneer Valley, which encompasses Hampshire, Hampden and Franklin counties.

Want to know if a property in Amherst is a good investment?

Enter an address to get instant revenue potential and comps.