Overview: Are Short-Term Rentals Allowed in Red Hook, NY?

YES — Short-term rentals are explicitly allowed in Red Hook, NY, under specific regulations and requirements. The Town of Red Hook has established a comprehensive regulatory framework through Chapter 112 (Short-Term Rentals) and Chapter 143 (Zoning) of the Town Code, which permits various types of STR operations including hosted, un-hosted, and farm stay STRs, subject to strict compliance requirements.

How to Start a Short-Term Rental Business in Red Hook

Step 1: Determine Property Eligibility

• Primary Residence Requirement: Except for farm stay STRs, you may only operate an STR on your primary residence parcel
• Single Property Limit: Property owners may only operate one STR parcel in the Town
• Ownership Structure: Must be owned by natural persons (trust beneficiaries may qualify under specific conditions)
• Zoning Compliance: STRs are allowed as accessory uses to single-family detached dwellings

Step 2: Choose Your STR Type

• Hosted STR: Property owner present overnight with guests
• Un-hosted STR: Property owner not present overnight
• Farm Stay STR: On AB District property (may include adjacent RD3/RD5 parcels)
• Registered STR: One-time exception for un-hosted STRs in primary residence (limited to one time per year, under 30 days)

Step 3: Complete Application Process

• Submit Annual STR Permit Application to the Building & Zoning Department
• Renewal applications may be submitted on or after October 1st for following calendar year
• Permits expire December 31st annually and must be renewed

Required Documents, Permits, Licenses, and Guidelines

Essential Documents

• Property Tax Record or Current Deed: Proof of ownership
• Floor Plan: Showing all bedrooms and identifying those for STR use, with square footage, ceiling height, and two means of egress
• Sketch Map: Location of off-street parking spaces on the property
• Primary Residence Evidence: STAR exemption or combination of supporting documents (voter registration, driver's license, federal tax return)

Permits and Licenses

• Annual Operating Permit: Required for all STR operations (hosted, un-hosted, farm stay)
• Zoning Approval: Required under Chapter 143 if applicable
• Certificate of Occupancy: Must be current or building inspection required
• County Registration: Registration with Dutchess County (automatically provided to County upon permit approval)

Safety and Compliance Requirements

• Smoke Detectors: Functioning detectors in each STR bedroom
• Carbon Monoxide Detectors: Functioning CO detectors on each floor
• Fire Extinguisher: Functioning fire extinguisher on each floor
• Emergency Equipment: Two safe means of ingress/egress per bedroom
• Safety/Egress Plan: Posted visibly inside STR and on bedroom doors

Specific Regulations for Short-Term Rentals in Red Hook

Occupancy Limits

• Maximum 2 guests per bedroom (children under 6 years do not count toward maximum)
• Hosted STR: Maximum 4 bedrooms or one bedroom (R1.5, R1, H Districts limited to one hosted bedroom)
• Farm Stay STR: Specific limits under AB District regulations

Day Limits

• Hosted STR (one bedroom only): Maximum 210 days per year
• All other STRs: Maximum 120 days per year
• Registered STR: Maximum one time per calendar year for fewer than 30 days

Parking Requirements

• Base Requirement: Two off-street parking spaces for single-family dwelling
• Additional Spaces: Each rented STR bedroom requires an additional space
• Location: All spaces must be on the same parcel as the STR

Local Contact Requirements

For non-hosted or farm stay STRs, provide either:

• Owner's temporary address if staying within 15 air miles of Red Hook
• Local contact (18+ years old) who can respond within one hour to emergencies/complaints

Prohibited Activities

• Events and Gatherings: No parties, weddings, meetings, banquets, or similar activities
• Commercial Operations: No restaurant operation or meal service to non-rental occupants
• Temporary Structures: No recreational vehicles, tents, treehouses, or similar as STRs

Posting Requirements

Must post at all times during STR use:

1. STR Permit Number
2. Chapter 92 (Noise) Code copy
3. Safety/egress plan
4. Property map showing boundaries
5. Waste/recycling facilities location and pickup dates

Tax Obligations

• Hotel Occupancy Tax: Payment required to Dutchess County
• Sales and Use Taxes: Collection and remittance as required by state law
• Platform Compliance: Airbnb and other platforms may collect and remit on your behalf

Noise Control Compliance

• Quiet Hours: 10:00 PM to 7:00 AM (specific restrictions apply)
• Sound Limits: 65 dBA (7 AM-10 PM), 50 dBA (10 PM-7 AM) in residential areas
• Prohibited Activities: No sound equipment between 10 PM-7 AM (except emergencies)

Zoning Restrictions

• STR Prohibition: Not allowed in addition to accessory dwelling units or Class 2 home occupations
• Limited Permitted Home Occupations: Only one Class 1 home occupation permitted with STR

Record Keeping Requirements

• Rental Records: Maintain comprehensive logs of all STR rentals
• Retention Period: Keep records for at least 3 years
• Inspection Access: Must be available to Zoning Enforcement Officer upon request
• Required Information: Dates rented, number of bedrooms rented, number of guests

Violation Consequences

• Automatic Disqualification: No permits for properties with outstanding violations or suspended/revoked permits
• Penalties: Fine and/or imprisonment as provided in Chapter 112
• Habitual Violations: Properties with two or more violations in two-year period preceding application year are ineligible

Contact Information

Town of Red Hook Building & Zoning Department

• Address: 7340 South Broadway, Red Hook, NY 12571
• Phone: 845.758.4623 or 845.758.4603
• Emails:
  • scole@redhookny.gov
  • bmullins@redhookny.gov
• Website: www.redhookny.gov
• Zoning Enforcement Officer: Available for permit review and approval
• Code Enforcement Officer: Handles compliance and inspections

Source Links

• Town of Red Hook STR Permit Application: www.redhookny.gov/563/Annual-STR-Permit-Application
• Town Code Chapter 112 (Short-Term Rentals): Referenced in application form
• Town Code Chapter 143 (Zoning): Section 143-32.1 governs STR regulations
• Town Code Chapter 92 (Noise Control): Detailed noise regulations
• News Coverage: www.poughkeepsiejournal.com/story/news/local/2021/12/23/red-hook-airbnb-short-term-rental-rules-approved/9009869002/
• Regulatory Overview: www.alluvionvacations.com/str-regulations

Additional Considerations for Investors

Market Implications

• Limited Inventory: Only primary residences allowed except farm stays
• Seasonal Considerations: Day limits require strategic planning for maximum utilization
• Regulatory Compliance: Ongoing oversight and record-keeping requirements

Investment Strategy

• Hosted vs. Un-hosted: Hosted STRs allow higher day limits (210 vs. 120 days)
• Farm Stay Opportunities: AB District properties offer unique farm-based STR possibilities
• Location Selection: R1.5, R1, and H Districts have additional bedroom restrictions

Compliance Monitoring

• Regular Inspections: Annual permit renewal requires ongoing compliance
• Neighbor Relations: STR operations must maintain residential character
• Tax Remittance: Accurate and timely tax payment to avoid violations

This comprehensive regulatory framework reflects Red Hook's balance between allowing short-term rental opportunities while protecting residential neighborhood character and addressing community concerns about transient housing use.