Note on scope and source: The information below is drawn exclusively from documents provided in the search results. Short-term rentals in Brant Lake are governed by the Town of Horicon (Warren County). The primary regulatory sources are the Town’s proposed Local Law Regulating Short-Term Rentals (Feb 20, 2025) and the official application/instructions (July 2025). Where the instructions add procedural detail, that has been included.

Allowed or Not? (Overview)

Short-term rentals are allowed in Brant Lake (Town of Horicon), but only with a Short-Term Rental Permit issued by the Zoning and Planning Office. STRs are defined as rental of a dwelling unit or portions thereof for fewer than 30 consecutive days for tourist/transient use. The permit is revocable, non-transferable, and valid for two years. The Town has capped the total number of STR permits at 135 townwide and will maintain a waitlist.

How to Start a Short-Term Rental Business in This Market (Step-by-Step)

1. Verify eligibility and zoning
   • Confirm the property is located within the Town of Horicon (Brant Lake).
   • Confirm your deed/HOA allows rental occupancy (you must provide written HOA approval or waiver if applicable).
2. Schedule required inspections
   • Warren County Department of Fire Prevention and Building Codes (fire safety/building inspection).
   • Septic inspection by a NYSDEC-licensed septage waste transporter (no more than one year old at initial application; may be waived for renewals unless increasing occupancy).
3. Register for County occupancy tax
   • Obtain a Certificate of Authority from the Warren County Treasurer’s Office for the Warren County Occupancy Tax (a/k/a bed tax).
4. Prepare application package
   • Completed and signed application by all owners.
   • All supporting documents (deed, HOA approvals/waivers, inspection reports, occupancy tax certificate, site plan, host list, local contact, etc.).
5. Submit to the Zoning Office with fee
   • Pay the $200 permit fee; application and fee are filed with the Zoning Administrator.
   • The Zoning Administrator has 30 days to review and either issue the permit (with or without conditions) or deny in writing.
6. Permit issuance and operation
   • Post the current permit inside the unit during rentals.
   • Follow all operational requirements (occupancy, parking, posting rules, garbage plan, E911 address, etc.).
7. Renew every two years
   • Submit renewal application with updated documents. The cap and waitlist continue to apply to renewals.
8. Keep HOA/deed restrictions in compliance
   • If HOA/deed rules change, update your approvals/waivers; you must maintain compliance at all times.

Required Documents, Permits, Licenses, and Guidelines

• Short-Term Rental Permit (Town of Horicon)
  • Fee: $200
  • Validity: 2 years; expires on December 31 of the second year
  • Non-transferable; sold properties require a new permit
  • Maximum townwide permits: 135; waitlist maintained when cap is reached
• Supporting documentation (with application or renewal, as applicable)
  • Vesting deed or title document; if HOA/deed restrictions exist, written HOA approval or waiver
  • Site plan (not required to be professionally drawn) showing building locations and off-street parking areas
  • Proof of satisfactory inspection by Warren County Department of Fire Prevention and Building Codes; includes maximum overnight occupancy determination
  • Septic inspection certification by a NYSDEC-licensed septage waste transporter (within one year for initial application), certifying:
    • Presence of a treatment system
    • No effluent discharge to ground surface (no breakouts, ponding, saturated soil)
    • No visible grey-water discharge pipes
    • No sewage backup into the dwelling
    • Requirement waived for renewal unless seeking increased occupancy; also waived for systems installed within last three years
  • Certificate of Authority from the Warren County Treasurer’s Office for Warren County Occupancy Tax (bed tax)
  • List of Short-Term Rental Hosts (names, addresses, phone numbers, emails)
  • Local primary Contact Person information (name, address, phone); must be able to respond within one hour during rentals
• Application process
  • File application and fee with Zoning Administrator; application must be signed by all owners or authorized representatives of owning entities
  • Review period: 30 days; permit may be issued with conditions or denied for incompleteness, nonpayment, prior revocation within past year, or failure to meet safety/standards
• Operational requirements
  • Occupancy: May not exceed the occupancy load set by Warren County Building Codes and, for septic-served properties, NY State Department of Health Appendix 75A specifications
  • Posting: Current permit must be posted inside the unit and visible upon entry
  • Rules: Host-imposed rules must be conspicuously posted within the unit
  • Copy on request: Provide a copy of the current permit to any nearby residential property owner within 250 feet upon request
  • Garbage plan: Must be in place during rentals; containers must be secured with tight-fitting covers; remove curbside containers within 12 hours of pickup; Town Transfer Station hours provided with permits
  • Parking: Minimum one off-street space per four guests
  • Address: E911 house number sized and placed to be highly visible from the street/road
  • Structural limitations: No tents, canopies, travel trailers, motorhomes, campers, yurts, vessels, motor vehicles, or temporary structures may be used as STR units
  • Signage: No “FOR RENT” signs permitted on the property
  • Fireworks: Prohibited
  • HOA/Deed: Must comply with all HOA and deed restrictions; provide approvals/waivers
  • Updates: Must notify Zoning Office of any changes to information supplied in the application
  • Compliance: Operate in accordance with any special conditions attached to the permit

Specific Regulations (Town/County/State)

Town of Horicon (Local Law, Feb 20, 2025; procedural guidance per July 2025 instructions)

• Permit requirement; two-year validity; cap of 135 permits townwide
• Application review within 30 days; physical inspection allowed if application information is questioned
• Conditions may be imposed to ensure safety or minimize adverse impacts
• Denial grounds include incomplete/inaccurate application, nonpayment, recent revocation, or noncompliance with standards
• Immediate suspension/revocation allowed where violations pose a threat to health, safety, or welfare
• Appeal to the Town Board within 30 days; stays enforcement during review
• Civil and criminal remedies authorized for violations

Warren County (fire prevention/building codes)

• Inspections conducted by the Warren County Department of Fire Prevention and Building Codes; occupancy limits determined via inspection
• Warren County Occupancy Tax (bed tax) requires a Certificate of Authority; collection/remittance is required for STRs

New York State

• Septic systems must meet NY State Department of Health Appendix 75A specifications
• Occupancy limits for septic-served properties must not exceed Appendix 75A requirements

Exclusions

• Bed and breakfasts, campgrounds, hotels, motels, boarding houses, inns, resorts, travel trailer camps, guest cottages, group camps/temporary residences (examples provided: Point O’ Pines, Brant Lake Camp) are not considered STRs under this Local Law

Enforcement and Penalties (Town of Horicon)

• Access rights: Zoning Administrator and Warren County Fire Prevention and Building Codes may access properties with reasonable request for inspection/enforcement
• Notice of Violation: Issued by certified/registered mail; remediation timeframe specified
• Revocation/suspension/conditions:
  • First or second violation: written notice; failure to cure within timeframe may result in revocation/suspension/conditions
  • Third or subsequent violation: written notice; immediate revocation/suspension/conditions permitted
  • Immediate action allowed for violations threatening health, safety, or welfare
• Appeals:
  • Appeal to Town Board within 30 days; stays determination during review
  • Town Board holds a hearing and issues written determination within 10 days
  • After revocation, no new permit may be issued for the subject property for one year following revocation
• Fines:
  • First offense: up to $200
  • Second offense: up to $500
  • Third or subsequent offense: up to $950
• Additional enforcement:
  • Appearance ticket/summons authority
  • Civil actions/injunctions may be commenced
  • Remedies are cumulative; Town may initiate proceedings upon complaint or upon detection of a violation

Application and Savings Clause

• Upon enactment, the Local Law applies to all pre-existing or currently operating STRs
• Savings clause and application expire December 31, 2026

Contact Information (Local Authority and Key Offices)

• Town of Horicon – Zoning and Planning Office (STR permits)
  • Address: PO Box 90 / 6604 State Route 8 / Brant Lake, NY 12815
  • Phone: 518-494-4245
  • Email: zoningplanning@horcionny.gov
  • Online applications and resources: horiconny.gov/zoning-planning/
• Warren County Department of Fire Prevention and Building Codes (inspections/occupancy limits)
  • Phone: 518-761-6542
  • Inspection fee (at time of instruction issuance): $80 (applicant pays)
  • Inspections arranged by calling the department
• Warren County Treasurer’s Office (Occupancy Tax Certificate of Authority)
  • Phone: 518-761-6375
  • Occupancy Tax registration page: www.warrencountyny.gov/treasurer/bedtax

Links to Source Pages (as provided in search results)

• Town of Horicon Short-Term Rental Local Law (Proposed) – PDF (Feb 20, 2025): horiconny.gov/wp-content/uploads/2025/02/PROPOSED-LOCAL-LAW-REGULATING-SHORT-TERM-RENTALS.pdf
• Town of Horicon STR Permit Instructions and Application – PDF (July 2025): horiconny.gov/wp-content/uploads/2025/07/Short-Term-Rental-permit-instructions-and-application.pdf
• Warren County Treasurer’s Office – Occupancy Tax (Bed Tax) Registration: www.warrencountyny.gov/treasurer/bedtax

This guide summarizes all available, directly cited content and is organized to support informed decision-making and compliance for short-term rental investors in Brant Lake, NY. If additional zoning or state-level clarifications are needed beyond the documents above, investors should consult directly with the Town’s Zoning and Planning Office.