Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals are explicitly allowed in Plattsburgh, NY, but they must be registered with the City of Plattsburgh Office of the Building Inspector. Unregistered short-term rental properties are unlawful and subject to penalties. The City Council established a Short-Term Rental Registry Law (Local Law P-5 of 2023) to regulate this growing sector, balancing community concerns with tourism benefits. The registry system requires annual permits, safety inspections, and compliance with specific standards effective March 1, 2024.

How to Start a Short-Term Rental Business in Plattsburgh

Starting a compliant short-term rental operation in Plattsburgh requires following these sequential steps:

1. Property Preparation: Ensure your property meets all safety and zoning requirements
2. Registration Application: Complete the official Short-Term Rental Registration Application
3. Documentation Submission: Provide all required owner information and property details
4. Initial Inspection: Allow City Building Inspector to conduct mandatory property inspection
5. Certificate Issuance: Receive your Short-Term Rental Registry Certificate (valid for one year)
6. Annual Renewal: Submit renewal application three months before certificate expiration
7. Ongoing Compliance: Maintain standards and address any violations promptly

Critical Prerequisites

• No Outstanding Violations: Property must have no Uniform Building Code or City Code violations
• Clear Financial Status: All property taxes, water/sewer fees, special assessments, and other City fees must be current
• Compliance Certification: Owner must certify under oath that the property complies with all applicable codes

Required Documents, Permits, Licenses, and Guidelines

Primary Permits and Certifications

• Short-Term Rental Registry Certificate: Required for all STR properties (initial fee: $350; renewal: $250)
• Annual Property Inspection: Mandatory inspection upon application and annually thereafter
• Notarized Application: All applications must be notarized with owner's signature

Required Documentation

• Completed and notarized Short-Term Rental Registration Application
• Owner identification and contact information (all owners if multiple)
• Responsible agent information (required for business entities)
• Property details including address, square footage, bedroom count
• Maximum occupancy specifications for each unit
• Pre-existing non-conforming status disclosure

Safety and Compliance Standards

• Emergency escape or rescue windows in sleeping rooms
• Smoke detectors in each sleeping room and immediate vicinity outside
• Carbon monoxide detectors in units with fuel-burning appliances
• Functioning fire extinguisher in each dwelling unit
• Posted safety/egress plan
• Visible house number from street
• Compliance with noise control regulations
• Proper off-street parking (City Code 360-26)
• Weekly garbage removal during all occupancies
• Posted house rules and registration certificate

Additional Requirements

• Clinton County Room Occupancy Tax: Must comply with Local Law No. 2 of 2008
• Neighbor Notification: Certificate must be mailed by certified mail to all property owners within 300 feet
• Complaint Documentation: Contact person must document and submit complaints to Building and Zoning Office within 24 hours

Specific Regulations for Short-Term Rentals

City of Plattsburgh Regulations

Occupancy Standards

• Sleeping Rooms: Maximum of one person if 70-100 square feet; two persons if over 100 square feet
• Emergency Egress: Each sleeping room must have exterior exit or emergency escape window
• Building Code Compliance: All occupancy limitations governed by Uniform Building Code and NY State Uniform Fire Prevention and Building Code

Property Standards

• Structural Integrity: Foundation walls, exterior stairs, porches, and railings must be sound
• Utility Systems: All windows, doors, electrical outlets, switches, lights, vent fans, sinks, faucets, and heating units must function properly
• Parking: Proper off-street parking required; parking on lawn prohibited
• House Numbers: Must be visible from street and maintained

Operational Restrictions

• Tents: No exterior tents allowed
• Fires: Outdoor recreational fires must meet City Code 230-2 standards
• Noise: All occupants must comply with Noise Control Law (City Code 222)
• Advertising: Posted advertisements must comply with City Code 360-27

Prohibited Activities

• Exterior Camping: No exterior tents permitted
• Unregulated Fires: Recreational fires only if meeting code standards
• Noise Violations: Strict enforcement of noise control regulations

Clinton County Regulations

• Room Occupancy Tax: Must comply with Clinton County Local Law No. 2 of 2008
• Tax Collection: Responsible for collecting and remitting applicable occupancy taxes

New York State Regulations

• Building Code: Must comply with New York State Uniform Fire Prevention and Building Code
• Criminal Penalties: Knowingly offering false instruments for filing constitutes Class A Misdemeanor under NY Penal Law §210.45

Enforcement and Penalties

Inspection Requirements

• Initial Inspection: Upon application receipt
• Annual Inspection: Required annually thereafter
• Additional Inspections: May be requested upon complaint, sale/transfer, building permit application, or owner request
• Missed Inspection Fee: $50 per property without 24-hour notice

Violation Consequences

• Immediate Correction: All health, safety, and maintenance violations must be corrected per Order to Remedy
• Re-inspection Required: Violations must be corrected by specified date
• Court Action: Remaining violations result in appearance ticket in City Court
• Fine Structure: Up to $200 per day for late registration or renewal
• Certificate Revocation: Non-compliance may result in certificate revocation and vacate order

Appeal Process

• Zoning Board of Appeals: Applications denied for violations or unpaid monies may be appealed per Section 360-54(D)(1)
• Judicial Relief: Court appeal available for aggrieved parties

Exemptions

• Properties owned by State University of New York
• Plattsburgh Housing Authority properties
• Nursing homes as defined in City Code

Contact Information

Primary Authority

City of Plattsburgh Building Inspector

• Address: 41 City Hall Place, Plattsburgh, NY 12901
• Phone: 518-563-7707
• Fax: 518-563-6426
• Email: Buildinginspector@cityofplattsburgh-ny.gov

Additional City Contacts

City Hall General Line

• Phone: 518-563-7702

Regulatory References

• Zoning Board of Appeals: For certificate denial appeals per Section 360-54(D)(1)
• City Court: For violation enforcement proceedings

Source Links

• City of Plattsburgh STR Information: www.cityofplattsburgh-ny.gov/index.php/department/building-inspector/short-term-rentals
• Local Law P-5 of 2023: cityofplattsburgh.com/sites/cityofplattsburgh.com/files/mayors-office/Local%20Law%20P-5%20of%202023%20Short%20Term%20Rentals.pdf
• Official Application Form: cityofplattsburgh.com/sites/cityofplattsburgh.com/files/building-inspector/Short%20Term%20Rental%20Application.pdf
• NCPR News Coverage: www.northcountrypublicradio.org/news/story/49044/20231229/plattsburgh-city-council-votes-to-create-short-term-rental-registry
• NBC5 News Report: www.mynbc5.com/article/potential-changes-to-short-term-housing-rental-rules-under-discussion-in-plattsburgh/46204632

Important Note for Investors: The City of Plattsburgh takes a proactive approach to short-term rental regulation, requiring comprehensive registration, safety inspections, and ongoing compliance. The $350 initial registration fee and annual renewal costs should be factored into your business planning, along with potential inspection fees and penalties for non-compliance. The regulatory framework is designed to balance tourism benefits with residential community concerns, requiring operators to maintain high safety and operational standards.