Short-term rentals (STRs) are explicitly allowed in Barryville, NY (Town of Highland, Sullivan County). The Town permits two categories—Owner-Occupied STRs and Non-Owner-Occupied STRs—so long as each booking is 30 days or less. All STRs require an annual operating permit from the Building Department; non-owner-occupied properties must also obtain site plan approval via the Planning Board. In short: yes, STRs are permitted, but they are regulated, inspected, and tracked by the Town.

Note on scope: Barryville is a hamlet within the Town of Highland; the rules below are the Town’s rules that apply in Barryville. The provided documents do not include Sullivan County-specific STR laws or statewide New York STR statutes.

How to Start a Short-Term Rental Business in Barryville

The pathway differs slightly by STR type, but the steps are structured and predictable:

1. Determine your STR type and eligibility

• Owner-Occupied STR: You live on the property as your residence and rent out bedrooms (and/or habitable accessory structures), with no public restaurant or other commercial services. The host must be ≥21, live within 15 miles of the property, and be available to promptly handle emergencies and compliance.
• Non-Owner-Occupied STR: You rent the entire residence or habitable accessory structures without an owner/host present on site. Same restrictions on booking length and no public restaurant or commercial services.

2. Align your property with code and site constraints

• Confirm your lot zoning allows single-family dwellings and, by extension, STRs (they are allowed wherever single-family dwellings are permitted).
• Ensure the property can meet parking and safety requirements; plan parking per the Town’s parking regulations (same as a hotel/motel/bed-and-breakfast) and note that on-street parking cannot satisfy required parking.
• Prepare your site and safety features (see Safety/Egress section below).

3. Assemble application materials (see next section)

• For Owner-Occupied: Operating permit application with supporting plans and affidavits.
• For Non-Owner-Occupied: Operating permit application plus site plan approval application (10 copies each). A public hearing is required as part of site plan approval for non-owner-occupied STRs.

4. Submit and attend the Planning Board (non-owner-occupied only)

• The Town’s Planning Board meets on the fourth Wednesday of each month at 6:00 PM at 4 Proctor Road, Eldred, NY 12732.
• Deadline: submit all packets to the Planning Board office 10 business days prior to the meeting. Your packets must contain the site plan application, survey/site plan map with contour intervals (10 copies), and SEQR Part 1 (10 copies).
• Provide written request to be placed on the agenda (no verbal requests). A $20 processing fee applies for legal notices to adjoining owners (Certified Return Receipt Requested) which must be mailed at least 10 days before the meeting.
• Failure to include any item results in removal from the agenda.

5. Operating Permit issuance and registration

• For non-owner-occupied STRs, you receive both site plan approval and an annual operating permit. The STR is then deemed registered with the Building Department, and a registration number is assigned. You must include that number in all rental listings (print and online) and post it within the STR.
• For owner-occupied STRs, apply directly for the annual operating permit; if you are not making site plan changes, Planning Board approval is not required.

6. Safety inspection and annual recertification

• Within 60 days of permit issuance (for new STRs), pass a safety inspection by the Zoning Enforcement Officer/Building Inspector.
• All registered STRs must recertify annually and submit a signed affidavit confirming smoke/carbon monoxide detectors and compliance with other requirements.

7. Post-permit obligations

• Keep the operating permit visible in a window facing the roadway.
• Maintain the property; mow lawns and maintain landscaping; no garbage strewn about.
• Post or provide guests with: local laws and regulations, maximum occupancy, emergency contacts (owner/host, property address, Town Building Department, NYSEG), and a map of property boundaries.
• If the owner/host contact information changes, notify the Building Department within seven days and update posted information.
• Comply with no on-site or off-site outdoor advertising for STRs; no new parking areas/driveways in front yards; no on-street parking to meet requirements.

Required Documents, Permits, Licenses, and Guidelines

Operating Permit Application (annual)

• Completed annual operating permit application.
• Proof of ownership and documentation of any easement or right-of-way used to access the property.
• Safety/egress plan, posted visibly in the rental unit and on the back of each bedroom door.
• Parking layout plan identifying number and location of spaces (per §190-40, “Parking Regulations”).
• Garbage removal plan: scheduled service; receptacles cannot be left out more than 24 hours.
• Host contact information and owner contact information; host must be ≥21, within 15 miles of the property, and promptly available to address renter issues and compliance.
• Two guests per bedroom plus two additional guests maximum; the total may be restricted by available parking.

Site Plan Approval (non-owner-occupied STRs)

• Site plan application (10 copies), survey/site plan map (10 copies; minimum contour intervals).
• SEQR Part 1 (10 copies).
• Ten complete packets prepared for each Board member, including the site plan, survey, and SEQR materials.
• Legal notices mailed to all adjoining property owners within 500 feet; cost borne by the applicant plus $20 processing fee.
• Public hearing is required; submit a written request to be placed on the Planning Board agenda at least 10 business days prior to the meeting.

Insurance

• Proof of insurance form for transient occupants and commercial rental.

Insurance specifics are not detailed in the provided documents; verify current COIs and coverage with the Building Department.

Property Postings and Listings

• Operating permit must be posted in a window facing the roadway.
• Provide guests with local regulations, occupancy limits, emergency contacts, and a property boundary map.
• The STR’s assigned registration number must be included in all rental listings and posted inside the property.

Safety and Inspections

• Safety inspection by the Zoning Enforcement Officer/Building Inspector within 60 days of issuance (for new STRs).
• Annual recertification with a signed affidavit; smoke and carbon monoxide detectors must be present and maintained.

Boundaries, Lighting, and Maintenance

• Clearly mark property boundaries; no trespassing signs must be posted unless a fence ≤8 feet encompasses the property.
• Lighting cannot be intrusive to neighbors.
• Property must be maintained neat and clean; no garbage strewn throughout.
• Provide guest rules and a management plan detailing noise mitigation, lighting, parking, and contact information for owner/host, management company, garbage service, snow removal, and lawn care.

Permit Submission and Where to File

• Building Department (Town of Highland), 4 Proctor Road, Eldred, NY 12732. Phone: 845-557-8203. Email: code@townofhighlandny.com. Planning Board email: planningboardzba@townofhighlandny.com.

Specific Regulations for STRs in Barryville (Town of Highland, Sullivan County)

Allowed Use Status and Zoning

• STRs are an accessory use permitted wherever single-family dwellings are allowed. Two types are recognized:
  • Owner-Occupied STR (renting rooms within the owner’s residence/habitable accessory structures).
  • Non-Owner-Occupied STR (renting the entire residence/accessory structures with no owner/host on site).
• STR bookings may not exceed 30 consecutive days.

Permits and Approvals

• Annual operating permit required for all STRs.
• Non-owner-occupied STRs require site plan approval via the Planning Board (public hearing required).
• Only the property owner may register an STR.
• Within 30 days of any ownership change, submit a new operating permit application; the existing permit becomes null and void if not submitted.
• Existing valid non-owner-occupied site plan approvals transfer to the new owner upon issuance of the new permit unless the STR is in violation.

Safety Inspections and Recertification

• New STRs must pass a safety inspection within 60 days of permit issuance.
• Annual recertification is required, with a signed affidavit confirming smoke/CO detectors and compliance with other STR requirements.

Occupancy Limits

• Two guests per bedroom plus two additional guests at any time (e.g., two-bedroom property can host up to six guests).
• Total guest count may be restricted by parking availability (parking is calculated like a hotel/motel/bed-and-breakfast).

Noise, Lighting, and Nuisance

• The STR may not adversely affect the residential character of the neighborhood.
• No outdoor advertising (on-site or off-site) is allowed.
• Lighting must not be intrusive to neighbors.
• Noise, odors, glare, vibration, and other effects must not negatively interfere with neighbors’ enjoyment.

Parking and Roadway

• Required number and size of parking spaces must comply with §190-40.
• On-street parking cannot be used to satisfy parking requirements.
• No new parking areas/driveways (pervious or impervious) may be created in front yards to meet requirements.

Garbage and Property Maintenance

• Garbage must be managed through scheduled removal; receptacles cannot be left out more than 24 hours.
• Property must be kept neat and clean; lawns mowed and landscaping maintained; no garbage strewn about.

Address and Emergency Information

• 911 address sign must be posted at the driveway entrance.
• Guests must be made aware of owner contact information and property address.

Host Requirements

• The host must be ≥21 years of age and either the owner or a designee.
• The host must live within 15 miles of the STR and be available to promptly address emergencies and compliance issues.
• If host contact information changes, notify the Building Department within seven days and post the updated information inside the STR.

State Building and Safety Code

• All STRs must comply with New York State Building Code requirements.

County and State STR Rules

• The provided documents do not include Sullivan County-specific STR requirements or New York State STR statutes. Confirm any county/state obligations with the Town Building Department.

Contact Information (Local Authority in Charge of STRs)

Town of Highland – Building Department / Code Enforcement

• Address: 4 Proctor Road, Eldred, NY 12732
• Phone: 845-557-8203
• Email (general/code): code@townofhighlandny.com
• Email (Planning Board/ZBA): planningboardzba@townofhighlandny.com
• Website: townofhighlandny.com

Planning Board Meetings

• Schedule: Fourth Wednesday of each month, 6:00 PM
• Location: 4 Proctor Road, Eldred, NY 12732

Links to Source Pages

• Town of Highland – Short-Term Residential Rental Permit Application (PDF): townofhighlandny.com/wp-content/uploads/Short-Term-Residential-Rental-Permit-Application-0623.pdf

• Town of Highland – Local Law Amending Chapter 190 Zoning (2021) – STR Provisions: townofhighlandny.com/wp-content/uploads/LL-Zoning-1.pdf

• Regional context article (Buyer Beware: Towns take aim at short term rentals): countryhouserealty.com/blog/buyer-beware-towns-take-aim-at-short-term-rentals

Practical checklist to keep you aligned:

• Confirm you are in a zoning district that allows single-family dwellings (and thus STRs).
• Choose your STR type and confirm host eligibility (≥21, within 15 miles).
• Draft and finalize your management plan, safety/egress plan, and parking layout.
• Prepare the operating permit application and, if non-owner-occupied, the site plan package (10 copies each).
• Submit the SEQR Part 1 and legal notice materials; mail notices to adjoining property owners 500 feet away and pay the $20 processing fee.
• Request placement on the Planning Board agenda for non-owner-occupied STRs; attend the fourth Wednesday meeting.
• After approvals, pass the safety inspection within 60 days.
• Post the operating permit, registration number, and guest information.
• Conduct annual recertification and maintain compliance year-round.

This framework lets you enter Barryville’s STR market with a clear path to compliance and durable operations. If any step feels unclear, engage the Building Department early—coordinate your application timing and packet preparation to avoid agenda removals or delays.