Overview: Are Short-Term Rentals Allowed in East Hampton, NY?

Short-term rentals are HIGHLY RESTRICTED in East Hampton, NY. The town imposes severe limitations that make traditional Airbnb-style operations extremely difficult and often unprofitable:

• Maximum of only 2 short-term rentals (less than 2 weeks) per 6-month period
• All rental properties must be registered with the town's Rental Registry
• Properties must obtain a Rental Registry Number before advertising
• Violations carry substantial penalties ranging from $3,000 to $15,000 per offense

These restrictions effectively prohibit the commercial short-term rental business model that most STR investors rely on.

How to Start a Short-Term Rental Business in East Hampton

Given the severe restrictions, starting a profitable STR business in East Hampton is challenging. However, if you choose to proceed:

Step 1: Verify Property Eligibility

• Ensure your property has a valid Certificate of Occupancy
• Confirm the property is not owner-occupied with guest rooms (which are exempt from registration)
• Verify it's not being rented to immediate family (also exempt)

Step 2: Complete Registration Process

• Obtain and complete the Rental Property Registration Form
• Complete the Rental Property Self-Inspection Checklist
• Have both documents notarized
• Pay the $100 filing fee for a 2-year term

Step 3: Plan Your Rental Schedule

• Limit rentals under 2 weeks to only twice per 6-month period
• Consider focusing on longer-term rentals (2+ weeks) which have no frequency restrictions

Required Documents, Permits, Licenses, and Guidelines

Mandatory Documents:

1. Notarized Rental Property Registration Form
2. Notarized Rental Property Self-Inspection Checklist (can be completed by owner, licensed architect, licensed engineer, or licensed home inspector)
3. Copy of Certificate of Occupancy or Building Department confirmation
4. $100 filing fee (valid for 2 years)

Self-Inspection Checklist Requirements:

• Visible house numbers from the street
• Handrails on all stairways
• Properly marked electrical panels
• Working smoke detectors in every bedroom
• Fireplace/wood-burning stove doors and screens
• Pool safety requirements (if applicable)

Updates Required:

Submit notarized Rental Property Registration Update Forms (no charge) when:

• Tenant information changes
• Rental terms change
• Number of tenants or bedrooms changes
• New rental periods begin

Specific Regulations for Short-Term Rentals

East Hampton Town Regulations:

• Maximum 2 short-term rentals (under 2 weeks) per 6-month period
• No "share houses" or time-sharing arrangements permitted
• Maximum 4 unrelated persons per rental property
• Maximum 4 cars at non-owner-occupied rental properties
• Rental Registry Number must appear in all advertisements
• Registration expires every 2 years

Prohibited Activities:

• Renting properties more than twice per 6-month period for stays under 2 weeks
• Operating share houses or selling occupancy rights for specific time periods
• Advertising without displaying Rental Registry Number
• Operating without proper registration

Penalties:

• Failure to register: $3,000-$15,000 fine and/or up to 6 months imprisonment
• Missing Registry Number in ads: $150-$1,500 fine and/or up to 15 days imprisonment
• Multiple violations possible: Daily violations can accumulate substantial penalties

New York State Requirements:

• Short-term rentals defined as stays under 30 consecutive days
• Hosts must register with the state
• Applicable taxes must be paid
• Note: NYC has implemented near-total prohibition on STRs under 30 days (as of 2023-2024)

Contact Information for Local Authorities

East Hampton Town - Primary STR Authority:

Building Department (Handles Rental Registry)

• Address: 300 Pantigo Place, East Hampton, NY 11937
• Phone: (631) 324-4145
• Website: www.ehamptonny.gov

Town Supervisor: Peter Van Scoyoc

• Email: pvanscoyoc@ehamptonny.gov
• Phone: (631) 324-4140

Code Enforcement Department

• Phone: (631) 324-3858

East Hampton Village (Separate Jurisdiction):

Village Hall

• Address: 86 Main Street, East Hampton, NY 11937
• Phone: (631) 324-4150
• Hours: Monday-Friday 9am-4pm

Note: East Hampton Village has separate regulations from East Hampton Town

Source Links

• East Hampton Town Press Release on STR Enforcement
• East Hampton Town Rental Registry FAQ
• East Hampton Village Rental Registry Information
• Hamptons STR Regulation Analysis

Investment Recommendation

East Hampton presents a challenging market for traditional STR investors due to the severe restrictions limiting short-term rentals to only twice per 6-month period. The regulations appear designed to discourage commercial short-term rental operations while preserving traditional seasonal rental arrangements. Investors should carefully analyze whether the limited rental frequency can generate sufficient returns to justify the investment, compliance costs, and regulatory risks.

Consider focusing on longer-term seasonal rentals (2+ weeks) which face no frequency restrictions, or explore opportunities in less restrictive nearby markets.