Important Note: The provided documents contain detailed regulations for the Town of Geneva in Ontario County, but specific regulations for Naples, NY (a village within the Town of Canandaigua) are not included in the provided content. This guide will reference the Ontario County regulations from Geneva as representative of county-level oversight, while clearly noting where Naples-specific information is not available.

Overview: Short-Term Rental Status in Naples, NY

Short-term rentals ARE permitted in Naples, NY, but operate under Ontario County regulations since Naples is a village within the Town of Canandaigua in Ontario County. While specific Naples Village regulations are not provided in the available documents, the county-level framework from the Town of Geneva serves as a representative model for STR oversight in Ontario County communities.

Starting a Short-Term Rental Business in Naples, NY

Step 1: Understand the Regulatory Framework

Short-term rentals in the Naples area fall under Ontario County jurisdiction. Based on the Geneva regulations (representative of county standards), operators must obtain a revocable short-term rental permit before operating.

Step 2: Pre-Application Preparation

Before submitting your application, ensure your property meets all safety and infrastructure standards:

• Verify all required safety equipment is installed and functional
• Confirm septic system compliance (if applicable)
• Ensure adequate off-street parking
• Prepare property documentation and site plans

Step 3: Application Submission

Submit your complete application to the local Code Enforcement Officer with all required documentation and fees.

Required Documents, Permits, Licenses, and Guidelines

Primary Permit Requirements

Short-Term Rental Permit (Ontario County)

• Validity: 3 calendar years, expiring December 31 of the third year
• Transferability: Permits transfer to new owners with registration updates
• Renewal Required: Must be renewed upon expiration

Required Application Documentation

1. Ownership Documentation

   • Current vesting deed showing property ownership
   • List of all property owners with contact information

2. Safety and Compliance Affidavits (signed and notarized)

   • Smoke detectors: One in each sleeping room + one additional
   • Fire extinguisher: One in kitchen and at each exit
   • Carbon monoxide detector installation
   • Exterior door functionality and clearance verification
   • Electrical system safety certification
   • Fireplace/wood stove compliance verification
   • Emergency escape/rescue window requirements

3. Property Documentation

   • Scale site plan showing buildings and parking
   • Septic inspection report (if applicable, within 90 days)
   • Maximum occupancy calculations
   • Parking space identification

4. Operational Requirements

   • Designated contact person information
   • Compliance statement with ongoing standards
   • Advertising conformity verification

Additional Requirements by Property Type

Properties with Septic Systems:

• Septic inspection report within 90 days of application
• Compliance with NY State Department of Health standards
• Maximum occupancy limited by septic system capacity
• System failure requires new inspection report

Specific Regulations for Short-Term Rentals

Occupancy Limits

• Calculation Method: The lesser of septic-based limits or 2 persons per sleeping room + 2 additional
• Sleeping Room Definition: Fully enclosed, minimum 70 sq ft (1 person) or 100 sq ft (2 persons)
• Emergency Requirements: Each sleeping room must have exterior exit or emergency escape window

Parking Requirements

• Off-Street Parking: Required for maximum occupancy per Article VI standards
• Guest Restrictions: No parking on lawns or streets
• Designated Spaces: Parking locations must be clearly identified

Safety and Maintenance Standards

• Visible House Numbers: Required for emergency response
• Weekly Garbage Service: Required during rental periods
• Container Requirements: Tight-fitting covers, secured storage
• Property Access: Clear passageways to exterior doors

Advertising and Display Requirements

• Permit Display: Must be prominently displayed near front entrance
• Advertisement Accuracy: All marketing must reflect actual permitted use
• Neighbor Notification: Copies provided to adjacent and 150-foot radius property owners
• Contact Information: Current information must be maintained

Operational Restrictions

• Noise Compliance: Subject to Town of Geneva Noise Ordinance (Chapter 106)
• Quiet Hours: Strict limits 10 PM - 7 AM
• Law Enforcement: Oversight by Ontario County Sheriff, NY State Police
• Fire Safety: All fires must be attended

Application Process and Timeline

Review Process

• Timeline: Code Enforcement Officer has 30 days to review applications
• Inspection Authority: May conduct inspections with consent or search warrant
• Conditions: Reasonable conditions may be imposed for neighborhood protection
• Denial Reasons: Incomplete applications, recent permit revocations, non-compliance

Permit Issuance Requirements

The permit must specify:

• Owner and contact information
• Maximum occupancy and vehicle limits
• Parking space identification
• Legal statements (littering, fire safety, noise compliance)
• Revocation conditions
• Expiration date

Enforcement and Penalties

Complaint Resolution Process

1. Initial Contact: Complaining party contacts designated contact person
2. Response Time: Contact person must respond within 2 hours
3. Escalation: Unsatisfactory responses go to Code Enforcement Officer
4. Documentation: Written complaints required with specific violation details

Enforcement Actions

• Conditional Permits: Additional restrictions may be added
• Suspension: Temporary operation halt
• Revocation: Permanent permit cancellation
• Reapplication Ban: One-year waiting period after revocation
• Cost Recovery: Violators reimburse enforcement costs

Appeals Process

• Tribunal Composition: Town Board member + STR permit holder + resident without permit
• Timeline: Appeal within 30 days, hearing within 15 days
• Decision Timeline: Tribunal decision within 10 days

Contact Information

Local Authority (Representative - Town of Geneva Code Enforcement):

• Department: Code Enforcement Office
• Application Submission: Town Code Enforcement Officer
• Enforcement: Ontario County Sheriff's Department

Note: For Naples-specific contacts, investors should contact the Village of Naples or Town of Canandaigua Code Enforcement directly, as the Geneva contacts are provided as representative examples of county-level oversight.

State-Level Resources:

• New York State Department of Health (septic system standards)
• NY State Police for law enforcement coordination

Source Documentation

Primary Regulations:

• Ontario County Code §165-39: Short-term rental regulations (Town of Geneva)
• Link to Source Document

Regional Context:

• Finger Lakes Vacation Rental Alliance (FLXVRA)
• Regional STR Overview

Investment Recommendations

Given the regulatory framework revealed in the Geneva regulations, potential STR investors in Naples should:

1. Conduct Pre-Purchase Due Diligence: Verify property compliance with safety standards before acquisition
2. Budget for Compliance Costs: Factor permit fees, inspections, and potential septic system upgrades
3. Establish Local Management: Designate local contact person for rapid response to issues
4. Invest in Neighbor Relations: Proactive communication with adjacent property owners reduces enforcement risk
5. Plan for Permit Renewal: Build ongoing compliance costs into financial projections

Critical Note: This guide is based on representative regulations from the Town of Geneva. Naples-specific requirements may vary, and investors should consult directly with Village of Naples and Town of Canandaigua authorities for current, specific requirements before property acquisition or operation.