Overview: Are Short-Term Rentals Allowed in South Hadley?

• Yes—short-term rentals (STRs) are allowed in South Hadley, but only under a regulated, licensing-based framework and only for owner-occupied use. As of the adopted General Bylaw (Chapter 136), the town issues an annual Short-Term Rental License administered by the Building Commissioner/Inspection Services. Licenses are limited in number (25 total active licenses at any time; no more than 5 may be non-owner-occupied), require compliance with state building and fire codes, and mandate owner-occupancy. Zoning permits are also required. Owner-occupied STRs are permitted by right or via Site Plan Review depending on the zoning district; non-owner-occupied STRs require a Special Permit and are capped at five townwide. The lodging and meal-service restrictions prohibit rentals that prepare/serve meals from obtaining an STR license; those operations must pursue Bed & Breakfast licensing instead.

How to Start a Short-Term Rental Business in South Hadley

1. Confirm eligibility and zoning

• Confirm the property is a legal dwelling unit and dimensionally compliant.
• Owner-occupied STRs: permitted by right or subject to Site Plan Review depending on the district.
• Non-owner-occupied STRs: require a Special Permit and are limited to five townwide.
• Note: Only one STR per tax parcel.

2. Secure zoning approval

• Owner-occupied: if Site Plan Review is required for your district, file the application with the Planning Department.
• Non-owner-occupied: file a Special Permit application with the Planning Board; the Building Commissioner may waive requirements; licenses expire if the annual STR license lapses or is revoked; permits are not transferable.

3. Obtain required licenses and permits

• Short-Term Rental License (annual) from Building Commissioner/Inspection Services (valid July 1–June 30; posted on the premises; not transferable).
• Lodging Permit from Board of Health if accommodating four or more unrelated lodgers (lodge ≤3 guests to avoid lodging-house regulation and permit).
• Business License from Town Clerk (required per Zoning Bylaw conditions).
• Comply with state registration and tax obligations (Mass. Department of Revenue for room excise tax; see State-level regulations below).

4. Implement compliance controls

• Post the STR license, emergency exit diagram, trash and disposal instructions, nuisance bylaw notice, and owner/agent contact information in the STR.
• Maintain liability insurance.
• Maintain accurate tenant records (name/address per legal ID, length of stay, rent charged) for three years and make available upon request.
• Ensure adequate onsite parking and submit a Parking Site Plan (reviewed with Fire Chief).
• Operate as a single-party rental; renting individual rooms is not allowed.
• Rentals less than 24 hours and commercial meetings are prohibited.

5. Use a self-certification and inspections process

• Complete an annual Self-Certification Checklist (Inspector may inspect after complaints).
• Provide 24-hour access for inspections when requested.

Required Documents, Permits, Licenses, and Guidelines

• Short-Term Rental License Application and Information (Inspection Services/Building Commissioner)
  • Application includes owner/occupant details, emergency contact, unit description and occupancy, lodging-house determination, self-certifications (emergency posting, trash and recycling instructions, exit diagram, license posting, nuisance bylaw posting, recordkeeping), and compliance attestations.
  • License term: annual (July 1–June 30).
  • Fee: set by Selectboard or designee; verify current fee with Inspection Services.
• Site Plan Review (Planning Department) for owner-occupied STRs when required by zoning district
• Special Permit (Planning Board) for non-owner-occupied STRs
• Business License (Town Clerk)
• Lodging Permit (Board of Health) if accommodating four or more unrelated lodgers
• Parking Site Plan (Building Commissioner review with Fire Chief)
• Compliance documents posted on-premises: STR license, emergency exit diagram, trash/disposal instructions, nuisance bylaw notice
• Insurance: liability coverage required
• Advertising: all ads must include the STR license number; no exterior signage

Specific Regulations for Short-Term Rentals (City, County, State) City of South Hadley—General and Zoning Framework

• General Bylaw Chapter 136—Residential Short Term Rental Units

  • Eligibility: hotels/motels/inns/hostels/halfway houses/group homes/affordable housing deed-restricted units are ineligible.
  • Occupancy: rent only to one party/group at a time; renting individual rooms prohibited.
  • Length of stay: rentals for less than 24 hours are prohibited.
  • Meal service: rentals that prepare/serve meals are not eligible for STR licensing; pursue Bed & Breakfast.
  • Posting and records: license and required notices must be posted; tenant records retained for three years.
  • Inspections and complaints: self-certification annually; inspector may inspect after complaints; provide access within 24 hours.
  • Licensing caps: maximum of 25 active licenses townwide; no more than five non-owner-occupied.
  • Enforcement and penalties:
    • Fines: $100/day.
    • Suspension for noncompliance (Building Commissioner): 1st offense 90 days; 2nd offense within 12 months 180 days; 3rd offense within 12 months 3 years.
    • Immediate suspension for building condemnation or unsafe conditions.
    • Appeals: filed with Selectboard within 14 days; heard within 30 days.
    • Owners responsible for all violations; licenses may be modified/suspended/revoked.

• Zoning Article VII—Residential Short-Term Rental Units (Chapter 255)

  • Special Permit Granting Authority: Planning Board.
  • Definitions: Short-Term Rental means all or part of a legally established dwelling unit for no more than 28 consecutive days, including home sharing and vacation rentals.
  • Application requirements: parcel plan, structures and proposed STR, parking location and description, floor plans of dwelling and STR, description of rooms and maximum overnight guests, owner-occupant contact info, trash and snow removal plans.
  • Owner-occupied STR:
    • Allowed by right or via Site Plan Review (SPR) in multiple districts; must be owner-occupied (owner or representative resides on property during rental).
  • Non-owner-occupied STR:
    • Requires Special Permit; capped at five townwide.
  • Conditions and restrictions:
    • One STR per tax parcel.
    • Compliance with building and fire codes.
    • Adequate onsite parking; no exterior signage; no exterior storage.
    • Business License and Lodging Permit required.
    • Special Permit expires if annual STR license lapses or is revoked; permits are non-transferable.

County-Level Guidance

• No Hampshire County-level STR-specific regulations were identified in the provided materials. South Hadley’s municipal rules are the operative requirements. Where state guidance is needed (e.g., occupancy standards), the General Bylaw references compliance with Massachusetts Building and Fire Codes.

Massachusetts State-Level Regulations

• State registration and taxation: all STRs must register with the Massachusetts Department of Revenue and collect/pay the room occupancy excise tax.
• Health and safety: STRs must comply with state building and fire codes; occupancy limits are determined by state standards for fitness and habitation, the State Building Code, and fire regulations.
• Local preemption: municipalities may adopt additional licensing/operational requirements; South Hadley’s Bylaws supplement state law.

Contact Information (Local Authority in Charge of STRs)

• Inspection Services (Building Commissioner—primary STR licensing)

  • Address: 116 Main Street, Room M16, South Hadley, MA 01075
  • Phone: 413-538-5030, ext. 6186
  • Email: Inspection Services (general) is the starting point; see specific contacts below.

• Building Commissioner (Licensing contact)

  • Name: Jason Forgue
  • Email: jforgue@southhadleyma.gov
  • Phone: 413-538-5030, ext. 6112

• Senior Clerk (Licensing administration)

  • Name: Claudia Frappier
  • Email: cfrappier@southhadleyma.gov
  • Phone: 413-538-5030, ext. 6110

• Board of Health (Lodging Permit)

  • Note: Board of Health issues Lodging Permits when the unit accommodates four or more unrelated lodgers.
  • To confirm contact details, coordinate through Inspection Services or Town Hall (413-538-5030), as no direct contact information was provided in the materials.

• Planning Board / Planning Department (Special Permits and Site Plan Review)

  • Confirm contact details with Planning Department or Town Hall (413-538-5030); not explicitly provided in the materials.

• Town Clerk (Business License)

  • Confirm contact details through Town Hall (413-538-5030); not explicitly provided in the materials.

• Municipal Main Contact

  • Town Hall: 116 Main Street, Room 109, South Hadley, MA 01075
  • Phone: 413-538-5030

Links to Source Pages

• Short-Term Rental Bylaws — Public Hearing Presentation (Planning Board, Feb 6, 2023)

  • www.southhadley.org/DocumentCenter/View/10736/Short-Term-Rental-Bylaws---2623-Public-Hearing-Presentation

• Short Term Rentals (Town page: notices and application info)

  • ma-southhadley.civicplus.com/1377/Short-Term-Rentals

• Short Term Rental License (Inspection Services)

  • www.southhadley.org/1378/Short-Term-Rental-License

• Sample STR License (active, with posted requirements)

  • www.southhadley.org/DocumentCenter/View/12779

Key Operating Notes

• Owner-occupancy is central to eligibility. Non-owner-occupied operations are allowed only via Special Permit and are capped at five townwide.
• Meal preparation/service is incompatible with an STR license; if you intend to serve meals, pursue Bed & Breakfast licensing.
• Keep records and all required postings on-site; inspect annually and be ready for complaint-driven inspections.
• Plan for parking via a site plan reviewed by the Building Commissioner with the Fire Chief.
• If you anticipate lodging four or more unrelated guests, apply for a Lodging Permit from the Board of Health to avoid lodging-house classification and enforcement risk.

This guide consolidates the requirements South Hadley investors must meet to launch and maintain compliant STRs while referencing the adopted framework (General Bylaw) and zoning pathway (Zoning Article VII). Confirm fees and any updates with the Building Commissioner before applying.