This guide provides a detailed overview of short-term rental (STR) regulations in Meredith, New Hampshire. It is designed to equip potential and current STR investors with the essential information needed to operate legally and effectively in this market.

1. Overview: Are Short-Term Rentals Allowed in Meredith, NH?

Yes, short-term rentals are allowed in Meredith, NH, but they are strictly regulated.

Short-term rentals are defined as renting an entire single-family detached dwelling or a room(s) within it for a period of less than 30 consecutive days. Crucially, they are classified as an "accessory use" to a single-family detached dwelling, meaning the residential use of the property must be the primary function.

This classification comes with significant implications:

• Special Exception Required: A one-time Special Exception from the Zoning Board of Adjustment is mandatory.
• Annual License Renewal: After receiving the Special Exception, an annual license must be renewed with the Board of Selectmen.
• Zoning Districts: They are allowed in all districts except the Business and Industry district, where they are prohibited.

2. How to Start a Short-Term Rental Business in Meredith

The process to establish a legal STR in Meredith involves a two-step process: obtaining the Special Exception and then the annual license.

Step 1: Obtain a Special Exception (Zoning Board of Adjustment)

• Review Criteria: First, study the specific STR criteria listed in Article VII, Section B.2 of the zoning ordinance. This includes compliance with all technical requirements (septic, parking, life-safety, etc.).
• Prepare Application: Complete the official Special Exception Application. The application requires detailed information about the property, the owner, and the proposed rental operation.
• Submit Application: File the application with the Zoning Board of Adjustment. There are application fees, and it is recommended to submit well before a planned start date to account for the board's meeting schedule.
• Attend Hearing: Be prepared to present your case at a public hearing. The Board will review the application against the criteria and may ask questions. Approval is not guaranteed.

Step 2: Obtain an Annual License (Board of Selectmen)

• Once you have a Special Exception, you must apply for an annual license from the Board of Selectmen. This is a separate process that must be completed each year.
• The Town Hall's main number is (603) 279-4538 for initial inquiries.

3. Required Documents, Permits, Licenses, and Guidelines

Before applying for the Special Exception, ensure you have the following:

• Septic System Documentation: Proof of a New Hampshire Department of Environmental Services (NHDES) operational approval for your septic system. If operational approval is not documented, a septic system evaluation by a NH Licensed Septic System Evaluator, along with a NHDES septic system construction approval, is required. This must be consistent with the number of bedrooms in the dwelling.
• Plot Plan: A scaled plot plan showing property boundaries, all buildings on the property, the number of permitted bedrooms, the type of water and sewer service, and proposed parking area(s).
• Fire Inspector Approval: A life-safety inspection by the Fire Inspector is mandatory. The property must meet all applicable fire codes.
• Special Exception Application: The official application for the Zoning Board of Adjustment.
• Annual License Application: The application to renew the license with the Board of Selectmen each year.

Additionally, the owner or a designated agent must provide:

• Designated Agent: If the owner does not reside at the property, a designated agent must be identified as part of the Special Exception application. This person must be reachable and available on-site within 2 hours, 24/7, during any rental period.

4. Specific Regulations for Short-Term Rentals in Meredith

The following are the key regulations that govern the operation of an STR in Meredith. Compliance is non-negotiable and is a condition of the Special Exception and annual license.

A. Use Types and Day Limits:

• Owner in Residence (OIR): The owner must be residing at the property. OIRs can rent the primary dwelling or specific room(s) for up to 120 cumulative days per calendar year.
• Owner Not in Residence (ONIR): The owner does not reside at the property. ONIRs can only rent the primary dwelling for up to 90 cumulative days per calendar year.
• Important: Exceeding the 120-day (OIR) or 90-day (ONIR) annual limit is prohibited.

B. Occupancy and Parking Limits:

• Overnight Occupancy: The limit is 2 persons per permitted bedroom, plus an additional 2 persons.
• Daytime Occupancy: From dawn to dusk, daytime occupancy is limited to the overnight occupancy limit plus 50% more persons.
• Parking: Overnight, off-street parking is required and is limited to one vehicle per bedroom.

C. Operational Requirements:

• Life-Safety: All STR properties must have life-safety provisions as approved by a Fire Inspector.
• Trash Management: The owner or agent must secure or remove trash by the day of tenant departure. Trash may not be left at the roadside overnight at any time.
• 24/7 Availability: The owner or designated agent must be reachable 24 hours per day and must be available on-site within 2 hours.

5. Contact Information

For questions, applications, or to begin the process, contact the following local authorities:

• Community Development Department (for zoning and applications):

  • Phone: (603) 677-4215
  • Physical Address: 5 Highland Street, Meredith, NH 03253
  • Website: www.meredithnh.org/193/Short-Term-Rentals

• Town Hall / Board of Selectmen (for licensing inquiries):

  • Phone: (603) 279-4538
  • Physical Address: 41 Main Street, Meredith, NH 03253

• Short-Term Rental Committee (for information on the town’s STR study and recommendations):

  • Phone: (603) 677-4215
  • Physical Address: 5 Highland Street, Meredith, NH 03253
  • Website: www.meredithnh.gov/240/Short-Term-Rental-Committee

6. New Hampshire State-Level Regulations (For Context)

While Meredith has its own local ordinances, the state of New Hampshire has its own set of requirements and considerations for STR operators:

• Taxes: Hosts are responsible for collecting and remitting the New Hampshire Meals and Rooms Tax. Registration with the New Hampshire Department of Revenue Administration (DRA) is required.
• Safety: Hosts must ensure the property complies with state life-safety codes. Meredith's fire inspector's approval is a key component of this compliance.
• Insurance: Traditional Homeowners or Landlord policies often do not provide adequate coverage for short-term rental activities. Hosts are strongly advised to consult with an insurance specialist to obtain a policy that covers liability, property damage, and business income loss.

For more detailed state-level information, you can refer to the following source: New Hampshire Airbnb Laws and Short-Term Rental Regulations.

Links to Source Pages

• Town of Meredith - Short-Term Rentals
• Short-Term Rental Ordinance and Applicable Definitions
• Meredith voters approve zoning ordinance changes governing short-term rentals