Overview: Are Short-Term Rentals Allowed?

Short-term rentals ARE explicitly allowed in Highland Falls, NY (Town of Highland). The Town of Highland has comprehensive regulations governing STRs, allowing both owner-occupied and non-owner-occupied rentals through a structured permitting and compliance framework.

How to Start a Short-Term Rental Business in Highland Falls

Business Setup Process

1. Property Assessment

   • Verify property zoning allows single-family dwellings (STRs permitted where single-family homes are allowed)
   • Ensure property meets safety and building code requirements
   • Confirm adequate parking spaces (calculated same as hotel/motel/B&B requirements)

2. Determine STR Type

   • Owner-Occupied STR: You live on-site while renting rooms within your residence
   • Non-Owner-Occupied STR: Entire property rented with no owner/host present on-site

3. Permit Application

   • Submit annual operating permit to Building Department
   • For non-owner occupied: Also obtain site plan approval from Planning Board
   • Complete within 60 days of issuance: Safety inspection by Zoning Enforcement Officer

4. Host Requirements

   • Must be 21 years or older
   • Property owner or designee
   • Must live within 15-mile driving distance from STR property
   • Available to promptly handle emergencies and compliance issues

Required Documents, Permits, Licenses, and Guidelines

Annual Operating Permit Requirements

• Completed annual operating permit application
• Proof of ownership and documentation of easements/right-of-way access
• Safety/egress plan (posted in visible location and on bedroom doors)
• Parking layout plan identifying space quantity and location per §190-40 regulations
• Garbage removal plan with scheduled pickup (receptacles not left out >24 hours)
• Host contact information (must be updated within 7 days if changed)

Non-Owner Occupied STR Additional Requirements

• Site plan approval application from Planning Board
• Only property owner may register STR use
• STR becomes registered only after first annual permit and site plan approval

Safety and Compliance Documentation

• Fire safety/egress plan posted as required
• Annual recertification with signed affidavit of smoke/carbon monoxide detector compliance
• Property address clearly identifiable from street
• Property boundary map provided to guests

Registration Number

• STR assigned registration number by Building Department
• Must be included in all rental listings (print and online)
• Posted within STR property

Specific Regulations: Highland Falls/Town of Highland

Occupancy Restrictions

• Maximum stay: 30 consecutive days per booking
• Guest limit: Maximum 2 guests per bedroom plus 2 additional guests (e.g., 2-bedroom house = max 6 guests)
• Parking restriction: Guest limits may be restricted by available parking spaces

Parking Requirements

• Must comply with §190-40 Parking Regulations
• No on-street parking to meet requirements
• No new parking areas/driveways in front yards
• Calculated same as hotel/motel/bed-and-breakfast requirements

Safety and Building Requirements

• Smoke and carbon monoxide detectors required (affidavit annually)
• Must comply with NYS Building Code requirements
• 60-day safety inspection for new STR uses

Operational Restrictions

• No outdoor advertising (on or off-site prohibited)
• No public restaurant or other commercial services allowed
• Address number clearly identifiable from street
• Garbage removal - scheduled plan required, receptacles not left out >24 hours
• Host availability - must be available within 15-mile distance to address issues within 24 hours

Zoning Compliance

• STR uses allowed in all zoning districts where single-family dwellings are permitted
• Only permitted in one-family dwellings or habitable accessory structures
• Must comply with all area and bulk regulations of applicable zoning district

Transfer and Modification Requirements

• Change in ownership: New application required within 30 days (permit becomes null if not submitted)
• Structural modifications: Require Building Department review/approval for continued compliance
• Existing valid site plan approvals transfer to new owner with new annual permit (unless in violation)

Enforcement

• Violations investigated per Article VII of Chapter 190
• Associated penalties apply for non-compliance
• Potential impacts on business operations and licensing

State-Level NY Regulations (If Applicable)

While Highland Falls/Town of Highland has comprehensive local regulations, NY State requirements include:

• Income taxes on STR revenue (federal, state, local)
• Compliance with NYS Building Code requirements
• Health department regulations for septic/well systems where applicable

Contact Information

Primary Authority

Town of Highland Building Department

• Handles annual operating permits and STR registration
• Responsible for safety inspections and compliance
• Process site plan approvals for non-owner occupied STRs

Planning Board

• Reviews and approves site plans for non-owner occupied STRs
• Handles special use permits when required

Code Enforcement Officer/Zoning Enforcement Officer

• Conducts safety inspections
• Handles violation investigations
• Enforces compliance with zoning regulations

Contact Methods

• Phone: Contact Building Department for current number
• Email: Town of Highland official contact
• Website: townofhighlandny.com
• Physical Address: Town Hall, Highland, NY

Links to Source Pages

Primary Regulatory Documents

• Town of Highland Zoning Local Law 2021: https://townofhighlandny.com/wp-content/uploads/LL-Zoning-1.pdf

Additional Information Sources

• Summer Vacation Rental Management Guide: https://www.gosummer.com/vacation-rental-management/highland-falls-new-york
• Times Hudson Valley News: https://www.timeshudsonvalley.com/stories/shawangunk-weighs-regulations-for-short-term-rentals,169950 (related regional information)

Important Notes

• Regulations specifically apply to Town of Highland (which includes Village of Highland Falls)
• Always verify current requirements with Building Department
• Regulations subject to updates - check for amendments to Chapter 190 of Town Code
• Commercial STR operations should consult with legal counsel for business structure optimization

This guide provides the foundational regulatory framework for operating short-term rentals in Highland Falls, NY. Compliance with all requirements is essential for maintaining valid operating permits and avoiding enforcement actions.