Executive Overview

Short-term rentals are ALLOWED in Glens Falls, NY, but with specific restrictions and requirements. The City of Glens Falls has implemented a comprehensive permit system as of July 9, 2025, requiring all STR operators to obtain both city permits and maintain Warren County registration. Unhosted STRs are prohibited in single-family (R-1) and two-family (R-2) residential zones, while hosted STRs face fewer restrictions but still require proper permitting.

Market Opportunity & Context

Glens Falls has experienced significant STR growth since 2020, driven by tourism and second-home buyers. The city conducted extensive community engagement in 2024, revealing balanced perspectives from residents concerned about neighborhood impacts versus hosts seeking income opportunities. Current STR penetration represents approximately 2% of licensed properties and 4% of active properties in the overall housing market, indicating continued growth potential while maintaining manageable density.

The city is positioned strategically within Warren County's tourism corridor, near Lake George, providing STR investors access to seasonal tourist traffic while operating within a clearly regulated framework.

Starting Your Short-Term Rental Business

Step 1: Pre-Application Assessment

Before pursuing permits, investors must evaluate zoning compatibility:

Prohibited Zone Combinations:

• Unhosted STRs in R-1 (single-family) zones
• Unhosted STRs in R-2 (two-family) zones

Permitted Zone Combinations:

• Hosted STRs in R-1 and R-2 zones
• All STR types in C-P (Cultural Professional Office) districts
• All STR types in GC1/GC2 (General Commercial) districts
• All STR types in CCD (Central Commercial) districts

Step 2: Warren County Registration (Prerequisite)

All STR properties must first register with Warren County Treasurer and obtain:

• County STR license
• 4% occupancy tax registration
• Compliance with county tax reporting requirements

Warren County has enhanced enforcement since 2020, with dedicated monitoring of tax compliance and license registration.

Step 3: City Permit Application

Submit applications through the Building and Codes Department with required documentation:

• Proof of Warren County occupancy tax registration
• Insurance verification
• Proof of property ownership
• Completed city registration form
• Payment of applicable fees

Step 4: Annual Compliance

Permits are annually renewable, requiring updated documentation and fee payment.

Required Documentation & Fees

City Permit Fees

• Hosted STR Permit: $150 annually
• Unhosted STR Permit: $300 annually

Required Documentation

• Warren County occupancy tax registration proof
• Insurance policy documentation
• Property ownership verification
• Completed city STR registration form
• Contact information for local representative

Warren County Requirements

• Annual STR license
• 4% occupancy tax registration and remittance
• Compliance with county monitoring and enforcement protocols

Detailed Regulatory Framework

City-Level Regulations (Glens Falls)

Hosting Status Classifications:

• Hosted STR: Property owner resides on-site during rental periods
• Unhosted STR: Property operated exclusively by off-site management

Zoning Restrictions by Property Type:

• Unhosted STRs: Prohibited in R-1 and R-2 zones (subject to sunsetting clause)
• Hosted STRs: Permitted in all zones with proper permits
• Commercial zones: All STR types permitted

Operational Requirements:

• Annual permit renewal mandatory
• Proof of county registration maintained
• Insurance coverage required
• Local contact availability

Warren County Regulations

Tax Requirements:

• 4% occupancy tax on all STR revenues
• Quarterly tax reporting and remittance
• Enhanced monitoring and enforcement since 2020

Inspection Requirements:

• County inspection may be required for certain permits
• Septic capacity assessment for properties utilizing on-site systems
• Fire prevention and building code compliance verification

State-Level Requirements (New York)

General Business Requirements:

• Business registration with New York State if applicable
• Sales tax registration if required for services
• Compliance with New York State fire safety and building codes
• Adherence to ADA accessibility requirements for public accommodations

Zoning District Analysis for STR Investment

Residential Zones (R-1A, R-1B, R-1C, R-2)

Current Status:

• Purpose: Preserve single-family and two-family residential character
• Commercial activity prohibition in R-1B and R-2 zones
• Hosted STRs permitted with proper permits
• Unhosted STRs prohibited in R-1 and R-2 zones

Investment Considerations:

• Lower competition in residential zones
• Community acceptance varies by neighborhood
• Potential for grandfathered existing operations

Commercial Zones

Cultural Professional Office (C-P):

• 4 current STRs operating
• Mixed professional and residential use permitted
• STR operations compatible with zoning purposes

General Commercial (GC1/GC2):

• 6 STRs currently operating in GC1
• Intense commercial and mixed-use development focus
• High compatibility with STR operations

Central Commercial District (CCD):

• 3 current STRs operating
• Dense downtown commercial development
• Hotels and lodging uses permitted
• Excellent STR compatibility for downtown properties

Contact Information & Regulatory Support

Primary City Contacts

Building and Codes Department

• Phone: 518-761-3848
• Email: buildingcodes@cityofglensfalls.com
• Website: cityofglensfalls.com/113/Building-Codes
• Address: City of Glens Falls, Building and Codes Department

Key Functions:

• Permit application processing
• Annual renewal processing
• Compliance monitoring
• Code enforcement coordination

Warren County Contacts

Warren County Treasurer's Office

• Functions: STR licensing, occupancy tax collection, compliance monitoring
• Note: County has enhanced enforcement protocols for tax reporting

Administrative Resources

Registration Forms and Procedures:

• Available on city website Building and Codes page
• Electronic and paper application options
• Processing timeframes may vary during initial implementation period

Source Documentation & Verification

Primary Regulatory Sources

1. City STR Implementation Notice (July 9, 2025)

   • URL: cityofglensfalls.com/DocumentCenter/View/9460/CoGF-STR-Registration-Process-Implementation-July-9-2025
   • Contains official permit fees, requirements, and contact information

2. STR Thematic Analysis Report (September 25, 2024)

   • URL: www.cityofglensfallsny.gov/DocumentCenter/View/8773/Short_Term_Rentals_Thematic_Analysis_Final_Corrected_Complete?bidId=&ref=writing.strisker.com
   • Provides community engagement results, zoning analysis, and regulatory context

3. City Council Meeting Record (January 28, 2025)

   • URL: citizenportal.ai/articles/6339498/Glens-Falls-City/Warren-County/New-York/Glens-Falls-council-adopts-zoning-changes-to-regulate-short-term-rentals
   • Documents adoption of local law amendments and SEQRA findings

4. Warren County STR Comparison Chart

   • URL: ny-glensfalls2.civicplus.com/DocumentCenter/View/8774/ShortTermRentalsRegs-2
   • Comprehensive comparison of regional STR regulations and requirements

Implementation Timeline

• September 2024: Public workshop and community engagement
• January 2025: City Council adopts local law amendments
• July 9, 2025: Full implementation begins with notice to existing operators
• Ongoing: Annual renewal cycles and compliance monitoring

Investment Risk Assessment

Regulatory Risks

• New regulatory framework currently being implemented
• Potential for administrative amendments to permit processing procedures
• Zoning restrictions may limit certain property types

Market Opportunities

• Limited STR inventory in commercial zones
• Growing tourism market in Warren County
• Clear regulatory pathway for compliant operations
• County tourism infrastructure supporting visitor demand

Compliance Requirements

• Dual registration requirements (city and county)
• Annual permit renewal obligations
• Tax reporting and remittance requirements
• Potential inspection requirements for certain permit types

This framework provides STR investors with comprehensive guidance for compliant operations in Glens Falls, while highlighting the importance of proper due diligence and ongoing regulatory monitoring to ensure sustained business success.