Overview: Short-Term Rentals in Aurora, NY

Short-term rentals ARE explicitly allowed in Aurora, New York, but only under specific regulatory frameworks that differ between the Village of Aurora and the Town of Aurora. Both municipalities have enacted comprehensive regulations requiring licensing, permits, and compliance with safety standards. The Village of Aurora requires a two-year renewable STR license, while the Town of Aurora allows STRs through a Special Use Permit system. Investors should note that the Village law aims to preserve residential character and limit STR proliferation, while the Town regulations focus more on safety and zoning compatibility.

How to Start a Short-Term Rental Business in Aurora, NY

Village of Aurora Process

1. Determine Property Status: Identify whether your property is a "Qualified Pre-existing STR" (operational as of May 15, 2024 with proof of Cayuga County Occupancy Tax payment) or a new operation.

2. Initial Application Timeline: Pre-existing STRs have 90 days from adoption (May 15, 2024) to apply. New STRs and properties with Accessory Dwelling Units can apply at any time.

3. Zoning Compliance: Verify your property is not located in Institutional, Mixed Use, or Open Space/Recreational zones (STRs are allowed in all other Village zones).

4. Submit Complete Application: Provide all required documentation to the Zoning Officer (ZO) with non-refundable application fee.

5. Await Processing: The ZO will review and approve/deny the application. Pre-existing STRs may continue operating while applications are diligently pursued.

6. License Issuance: Upon approval and payment of issuance fee, receive your two-year renewable STR license.

Town of Aurora Process

1. Owner-Occupancy Requirement: Ensure the property will be owner-occupied during STR operations (this is mandatory under Town law).

2. Special Use Permit Application: Submit comprehensive application to the Town Board including all required documentation and fees.

3. Agency Review: Allow the Town Board to circulate applications to relevant agencies (Planning Board, Building Department, Fire Department, etc.).

4. Town Board Approval: Present application at Town Board meeting (applications must be submitted 14 days prior to meeting).

5. Fire Safety Inspection: Successfully complete mandatory Fire Safety Inspection with the Building Department.

6. Permit Issuance: Receive Special Use Permit upon approval and inspection completion.

Required Documents, Permits, Licenses, and Guidelines

Village of Aurora STR License Requirements

Application Documentation:

• Completed STR License application with non-refundable fee
• Property tax number of subject property
• Names and contact information of all property owners
• Local Manager designation with 24/7 availability agreement
• Notarized shared driveway agreement (if applicable)
• Proposed House Rules for guests
• Maximum adult sleeping capacity specification
• Number and location of on-site parking spaces
• Accurate floor plan for each occupiable level (8.5" x 11" minimum, drawn to scale)
• Proof of operation as Qualified Pre-existing STR (Cayuga County Occupancy Tax Certificate or payment evidence)
• Affidavit attesting to accuracy and ongoing compliance
• Written proof of Local Manager authority

Floor Plan Requirements:

• Basement: utilities location, all rooms, windows, exits, food preparation areas, HVAC units
• First Floor: all rooms, windows, exits, food preparation areas, HVAC units
• Second Floor: all rooms, windows, exits, food preparation areas, HVAC units
• Attic/Third Floor (if any): all rooms, windows, exits, food preparation areas, HVAC units

Ongoing Compliance:

• NYS Uniform Fire Prevention and Building Code compliance
• Weekly garbage removal during rental periods
• Clearly visible house numbers from road and driveway
• No STR signage allowed
• Maximum occupancy as established by ZO
• Parking limitations as set by ZO

Town of Aurora Special Use Permit Requirements

Application Components:

• Completed Application clearly indicating BnB or STR status
• Application fee payable to Town of Aurora
• Property deed
• Narrative describing all operations including room/occupant numbers
• Detailed floor plans showing living spaces, bedrooms, egress, safety equipment locations
• Property survey with parking identified (minimum 1 space per rented room + 2 spaces for owner)
• Fire Inspection scheduling confirmation
• Short Environmental Assessment Form (SEAF) Part 1

Operational Limitations:

• Maximum 3 bedrooms for STR operations
• Maximum 6 transient occupants
• Owner-occupancy required during all STR periods
• Annual Fire Safety Inspection mandatory

Specific Regulations for Short-Term Rentals

Village of Aurora Regulations

Rental Periods:

• Maximum 30 consecutive days
• No monthly or longer tenancies allowed

Safety Requirements:

• Working smoke detector in each sleeping room
• Additional smoke detector on each floor
• ABC fire extinguisher on each floor and in kitchen
• Carbon monoxide detector on each floor
• Evacuation procedures posted in each sleeping room

Property Restrictions:

• No basement, attic, or third floor habitable space unless approved by ZO per NYS codes
• No camping vehicles, RVs, tents, or temporary structures as STR properties
• Emergency vehicle accessibility required at all times
• Secure garbage containers with tight-fitting covers
• House numbers clearly visible from road and driveway

Operating Requirements:

• Local Manager must be over 21, available 24/7/365, and respond within 60 minutes
• License non-transferable outside immediate family
• License surrender required upon property sale/transfer
• Rental contracts must include specific disclosures and House Rules
• Occupancy limits established by ZO based on floor plan review

House Rules Requirements:

• Notice of residential area location and neighbor consideration
• Quiet hours: 9:00 PM - 8:00 AM
• Reference to NY Penal Law §240.20 regarding disorderly conduct
• Fire extinguisher and emergency exit egress information
• Local Manager contact information
• 911 emergency dialing instructions
• Property map and trespassing liability notice
• Garbage disposal procedures
• Outdoor fire restrictions (no fires during March 15 - May 15 NYS "No Burn" period)
• Fireplace/wood stove usage instructions
• Shared driveway use restrictions
• Commercial use prohibition

License Display Requirements:

• STR License number, maximum occupancy, parking limits, House Rules, and Local Manager information must be prominently displayed inside and near front entrance

Town of Aurora Regulations

Owner-Occupancy Requirements:

• Single-family dwelling: owner must be present during all STR occupancy periods
• Multi-family dwelling: one unit must be owner-occupied during any STR operation in other units
• Dwelling group: one dwelling must be owner-occupied during STR operations in other dwellings

Occupancy Limits:

• STRs: maximum 3 bedrooms and 6 transient occupants
• Bed and Breakfasts: maximum 5 bedrooms and 10 transient occupants

Parking Requirements:

• Minimum 2 spaces for dwelling owners
• Minimum 1 space per bedroom being rented
• All parking must be accommodated on-site

Inspection Requirements:

• Fire Safety Inspection required before Town Board review
• Annual Fire Safety Inspection mandatory for all BnB/STR operations
• Failure to complete inspection results in permit revocation

Documentation Requirements:

• Registration ledger or receipts verifying length of stay, number of bedrooms, and transient residents must be available for Code Enforcement Officer inspection

Contact Information

Village of Aurora (Primary Municipality)

Zoning Officer (ZO)

• Contact for STR License applications, renewals, violations
• Located at Village Office

Village Clerk - Ann Balloni

• Phone: 315-364-7293
• Office Hours: Monday-Thursday, 10-2
• Email: villageclerk@auroranewyork.us

Code Officer - John Greer

• Phone: (315) 364-7293
• Office Hours: Monday and Thursday, 1-4
• Email: codeofficer@auroranewyork.us

Treasurer - Christine Tanner

• Phone: 315-364-7293
• Email: deputyclerk@auroranewyork.us

Town of Aurora (If Property Falls in Town Jurisdiction)

Town Board

• Reviews and approves Special Use Permits
• Applications must be submitted 14 days prior to Town Board meetings

Building Department

• Conducts required Fire Safety Inspections
• Contact for inspection scheduling and requirements

Town Attorney

• May review applications for legal compliance

Planning Board

• Reviews applications for planning compliance

State-Level Regulations (New York State)

Cayuga County Occupancy Tax:

• STR operators must collect and remit Cayuga County Occupancy Taxes
• Pre-existing STR status can be proven through Certificate of Authority to Collect Occupancy Tax
• Payment evidence required for qualified pre-existing STR designation

NYS Uniform Fire Prevention and Building Codes:

• All STR properties must comply with state fire prevention and building codes
• Requirements include smoke detectors, carbon monoxide detectors, fire extinguishers, and egress standards
• Code Enforcement Officer enforces compliance locally

NYS Penal Law §240.20:

• Disorderly conduct statutes apply to STR guest behavior
• Referenced in required House Rules for STR guests

Links to Source Pages

Village of Aurora Local Law #1 of 2024 - STR Regulation: auroranewyork.us/wp-content/uploads/2024/12/LL-1-STR-Adopted.pdf

Town of Aurora Local Law Intro 5-2024 - Zoning Amendment: www.townofaurorany.gov/index.php/download_file/view/8310/187/1/

Village of Aurora Local Laws Directory: auroranewyork.us/government/local-laws/

Town of Aurora BnB/STR Application Instructions: www.townofaurorany.gov/index.php/download_file/view/8433/261/

Village of Aurora Website - Permit Applications: auroranewyork.us/resources/permits-applications/

Village of Aurora Village Office Contact: auroranewyork.us/ (Contact information available on website)

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Important Notes for Investors:

1. Determine whether your property is in Village of Aurora or Town of Aurora jurisdiction, as requirements differ significantly
2. Village regulations do not appear to limit the number of STR licenses per owner, while Town regulations focus more on owner-occupied operations
3. Pre-existing STRs in the Village have specific grandfathering provisions and reduced barriers to licensing
4. All operations require substantial safety compliance and ongoing inspection obligations
5. Local Manager requirements are stringent in the Village (must be within 60 minutes response time)
6. Tax collection obligations include Cayuga County Occupancy Taxes in addition to any state-level requirements