Overview: Are Short-Term Rentals Allowed in Great Valley, NY?

YES - Short-term rentals are explicitly allowed in Great Valley, NY. The Great Valley Town Board approved a short-term rental ordinance in January 2023, establishing a regulatory framework for STR operations within the town. The ordinance permits short-term rentals throughout the municipality while implementing targeted regulations primarily focused on denser residential areas to protect neighborhood character and community welfare.

How to Start a Short-Term Rental Business in Great Valley

Step 1: Understand the Zoning Framework

Short-term rentals are permitted across all zoning districts in Great Valley, with the regulatory framework specifically addressing:

• Rural-Residential (RR) Zone: Larger lots with agricultural characteristics
• Hamlet Residential-Commercial (HRC) Zone: Denser residential areas
• Agricultural-Residential Zone: Receives more lenient treatment with fewer restrictions

Step 2: License Application Process

1. Annual Licensing Required: All STR operators must obtain an annual license from the Code Enforcement Officer
2. Fee Structure: License fees range from $125 to $400 annually
3. Application Timing: Submit applications well in advance of intended operations
4. License Renewal: Annual renewal process with continued compliance verification

Step 3: Operational Planning

• Day Count Management: STR operations are limited to 120 days per year in RR and HRC zoning districts
• Guest Capacity Planning: Maximum occupancy of 2 adults per bedroom
• Local Contact Assignment: Designate a responsible contact person within 25 miles of the rental property

Required Documents, Permits, Licenses, and Guidelines

Essential Licensing Requirements

• Annual STR License (issued by Code Enforcement Officer)
• Proof of Short-Term/Vacation Rental Insurance (maintained throughout licensing period)
• Local Contact Information (designated person within 25-mile radius)

Tax Compliance Documentation

• Cattaraugus County Bed Tax Registration and remittance
• New York State Sales Tax Registration and remittance
• Proof of Tax Compliance documentation

Operational Compliance Requirements

• Property Maintenance Standards documentation
• On-Site Parking Compliance Plan
• Trash Disposal Management Plan (with proper receptacles and pickup scheduling)
• Noise Control Protocols
• Signage Compliance (adhering to local signage ordinances)

Specific Regulations for Short-Term Rentals

Operational Limits

• Annual Rental Cap: 120 days maximum in RR and HRC zoning districts
• Guest Occupancy: Maximum 2 adults per bedroom
• Property Types: No conversion of traditional residential neighborhoods into commercial tourist areas

Safety and Welfare Requirements

• Emergency Contact Accessibility: Local contact must be reachable during guest stays
• Property Maintenance: Ongoing maintenance standards to protect property values and neighborhood character
• Public Safety Standards: Compliance with emergency responder access requirements

Zoning Compliance

• Commercial Hotel Prohibition: STRs cannot function as de facto commercial hotels in residential neighborhoods
• Neighborhood Integration: Operations must respect existing residential character and community standards

Enforcement and Penalty Structure

Violation Penalties

• Unlicensed Operation: $500 fine
• Missing Local Contact: $250 fine
• Over-Occupancy/Parking Violations: $1,000 fine
• Garbage/Trash Violations: $200 fine
• Verified Neighborhood Complaints: $500 fine per incident
• License Revocation: After third complaint, license will be permanently revoked

Enforcement Process

• Town Court Jurisdiction: All violations heard in Great Valley Town Court
• Continued Enforcement: "We're not kidding around and we will enforce it" - Councilwoman Sandra Goode
• Complaint-Based Enforcement: Community reporting system with verified complaint process

Contact Information for Local Authority

Great Valley Town Hall

Physical Address:

• 4808 Route 219, PO Box 427
• Great Valley, NY 14741

Phone: 716.945.4200

Website: www.greatvalleyny.org

Town Court

Physical Address:

• PO Box 172
• Great Valley, NY 14741

Jurisdiction: STR violation enforcement and licensing disputes

Key Administrative Contacts

• Code Enforcement Officer: Primary contact for licensing and compliance matters
• Town Board: Legislative oversight and policy decisions
• Planning Board: Zoning amendments and comprehensive planning

Links to Source Pages

1. Olean Times Herald Article: www.oleantimesherald.com/2023/01/11/short-term-rental-law-okd-in-great-valley/
2. Great Valley Town Website: www.greatvalleyny.org/
3. Ellicottville Now Regional Coverage: www.ellicottvillenow.com/articles/article-v2--dhn9h

Important Notes for Investors

Regulatory Environment

Great Valley maintains a business-friendly approach to STRs while prioritizing community welfare. The town's approach emphasizes:

• Balanced Regulation: Allowing economic opportunities while protecting residential neighborhoods
• Proactive Enforcement: Clear penalty structure with active enforcement commitment
• Community Integration: Requirements designed to ensure STRs contribute positively to community fabric

Current Regulatory Status

As of the latest reporting, the town continues to refine and implement the STR ordinance. Investors should:

• Monitor Updates: Stay informed of any ordinance amendments or policy changes
• Engage Community: Participate in public meetings and planning processes
• Maintain Compliance: Proactive adherence to all requirements to avoid penalties

This regulatory framework positions Great Valley as a viable STR market with clear operational guidelines, reasonable fees, and defined enforcement mechanisms that protect both investor interests and community welfare.