Overview: STRs Are Allowed in Putnam Valley, NY Under Strict Regulations

Short-term transient rentals (STRs) are permitted in Putnam Valley, NY, but only within a tightly regulated framework. The town explicitly legalized STRs (rental periods under 30 days) via local law in late 2023, recognizing their economic benefits while prioritizing community safety and quality of life. Key Prerequisites:

• STRs require both a Special Use Permit from the Planning Board and a separate STR Permit from the Building Department.
• Owner-occupied and non-owner-occupied units are allowed, but with different caps (see below).
• STRs are classified as accessory uses to single-family homes in specific zoning districts.
• The town reserves the right to cap the total number of permits (cap not specified in the code).

1. How to Start an STR Business in Putnam Valley

Step-by-Step Process:

1. Confirm Zoning Eligibility

   • Ensure your property is in an eligible zoning district: RA, R-1, R-2, R-3, LP, or CD.
   • Prohibited Properties: Vacant land, multifamily units, or commercial/industrial properties.

2. Obtain a Special Use Permit (Planning Board)

   • Submit a detailed application to the Planning Board.
   • Neighbors within 200 feet will be notified of your application.
   • The Planning Board reviews compliance with zoning, safety, and community impact.

3. Secure STR Permit (Building Department)

   • After Planning Board approval, apply for the STR Permit from the Building Department.
   • Permit Validity: 3 years, subject to annual fire/safety inspections.
   • Cap Limits:
     • Owner-occupied: Maximum 1 permit per owner.
     • Non-owner-occupied: Maximum 2 permits per owner (including LLCs/partnerships).
     • Total permits may be capped by the Town Board (no set number yet).

4. Operational Requirements

   • Designate a Local Manager who lives within 30 miles of Town Hall and can respond in 1 hour.
   • Pass annual fire/safety inspections.
   • Display the STR permit and emergency contact card prominently inside the unit.

2. Required Documents, Permits, Licenses, and Guidelines

Permits & Approvals:

• Special Use Permit (Planning Board) – initial application.
• STR Permit (Building Department) – issued after Planning Board approval and initial inspection.
• Annual Fire/Safety Inspection – mandatory for renewal.
• Biennial Renewal Application (October 1–December 1) for STR Permit.

Critical Documentation:

• Ownership Disclosure: Names of all owners (individuals, LLCs, partnerships).
• Local Manager Agreement: Contact info for the 30-mile-radius manager.
• Hosting Platform Details: URLs for Airbnb, VRBO, social media, etc. (changes must be reported).
• Parking Plan: Off-street spaces for each sleeping room + compliance with zoning rules.
• Maximum Occupancy: Stated in application; verified by Code Enforcement Officer.
• Water/Septic Compliance:
  • Proof of functional septic system (including latest pump-out date).
  • Compliance with Chapter 90 (Septic Systems).
• Fire Safety Documentation: Compliance with NY State Uniform Fire Prevention & Building Code.
• Property Plat: Aerial view showing structures, well, septic, parking, fire features, and neighboring buildings within 100 ft.
• Garbage Removal Plan: Contract with a refuse company OR owner/manager weekly removal.
• House Rules: Must include egress plans, fire extinguisher locations, noise rules, pool safety (if applicable), etc.

3. Specific Regulations for STRs

Zoning & Density:

• STRs allowed only as accessory uses to single-family homes.
• New STRs must meet density/setback requirements of their zoning district.

Operational Restrictions:

• Rentals < 30 Days: Definition of STR (excludes motels, hotels, B&Bs).
• Owner-Occupied: Primary residence ≥180 days/year; owner present during rentals.
• Non-Owner-Occupied: Up to 2 units per owner.
• Parking: Off-street only (no front-lawn parking;遵守 signage rules).
• Occupancy Limits: Set by Code Enforcement Officer based on bedroom size/configuration.
• Noise: No unreasonably loud noise after 8:00 PM (7:00 AM weekdays) or after 8:00 PM (9:00 AM Sundays/holidays).
• Signage: One nonilluminated sign ≤4 sq. ft. only.
• Camping/Commercial Use: Strictly prohibited.

Inspections & Renewals:

• Annual fire/safety inspections required.
• Violations (e.g., noise, unregistered units) → fines under Zoning Code §165-91.2.
• Renewal applications denied for unresolved violations.

4. State-Level Regulations (New York)

While Putnam Valley has its own rules, NY State laws also apply:

• Building Code: NYS Uniform Fire Prevention & Building Code (e.g., smoke/CO alarms, egress, bedroom standards).
• Short-Term Rental Registration: No statewide ban, but local laws supersede (Putnam Valley requires permits).
• Taxes:
  • NYS Sales Tax: 4% (Putnam County rate may apply).
  • Hotel Occupancy Tax: Putnam County may levy an additional tax (confirm with county).
  • Income Tax: STR income is taxable at the federal and state level.

5. Contact Information

• Planning Board (Special Use Permits):

  • Phone: (845) 526-2600
  • Address: Town of Putnam Valley, 2652 NY-22, Putnam Valley, NY 10579
  • Email: Contact via town website

• Building Department/Code Enforcement (STR Permits & Inspections):

  • Phone: (845) 526-2379
  • Email: Contact via town website

• Putnam County Sheriff’s Department (Noise Complaints):

  • Phone: (845) 225-4300

6. Source Links

• Putnam Valley STR Local Law (Full Text)
• Highlands Current: Putnam Valley Adopts STR Law (Dec 1, 2023)
• Watching Putnam Valley: Resident Feedback on STR Proposal (Jul 2023)

This framework ensures STRs operate safely and sustainably in Putnam Valley while protecting community interests. Always consult the town’s official code for the latest updates.