Comprehensive Short-Term Rental Guide: Saranac Lake, New York

Overview: Are Short-Term Rentals Allowed?

YES — Short-term rentals (STRs) are allowed in Saranac Lake, New York, but they are heavily regulated with strict caps and permitting requirements. The village operates a permit-based system with limited availability, requiring both a Special Use Permit and an STR Permit. The village has implemented a cap system that limits total STR permits to preexisting permits plus only 10 new permits villagewide, with additional district-level restrictions.

How to Start a Short-Term Rental Business in Saranac Lake

Step 1: Understand the Current Permit Availability

• Villagewide Cap: Only 10 new STR permits are available in 2025, in addition to approximately 116 preexisting permits
• District Caps: The village is divided into 35 districts, with most having no available permits
• Available Zones: Only 9 districts have capacity for new STRs, mostly with just one slot each
• Exception: District F-2 has two available slots

Step 2: Determine Your Eligibility

• Residency Requirements: New STR permits have stricter residency requirements than preexisting ones
• Application Priority: Applications are processed on a first-come, first-served basis
• Property Location: Your property must be in a district with available capacity

Step 3: Apply for Permits

1. Special Use Permit Application ($300 fee)

   • File with Community Development Director
   • Goes to Development Board for public hearing
   • Allows neighbors to voice approval or opposition

2. STR Permit Application (after Special Use Permit approval)

   • Additional fees ranging from $25 to $1,600 based on operation size

Step 4: Consider Exemption Requests

• If applying would exceed village or district caps, you need an exemption
• Exemptions are only available for:
  • New construction creating STRs
  • Rehabilitation of dilapidated buildings
• Exemptions require Village Board approval

Required Documents, Permits, Licenses, and Guidelines

Required Applications

1. Special Use Permit Application

   • Fee: $300
   • File with Community Development Director

2. STR Permit Application

   • Fee: $25-$1,600 (based on operation size)
   • Submit after Special Use Permit approval

3. Attachment Affidavit (for STR Permit Application)

   • Required documentation for STR application

Supporting Documentation

• Proof of property ownership
• Site plans and floor layouts
• Occupancy calculations
• Safety compliance documentation
• House rules and management plans

Key Guidelines

• Occupancy Requirements: Must comply with posted STR occupancy limits
• House Rules: Must follow village-approved house rules
• Safety Standards: Must meet all applicable safety codes
• Zoning Compliance: Property must be in appropriate zoning district

Specific Regulations: Village, County, and State Level

Village of Saranac Lake Regulations

Permit Caps and Availability

• Total Cap: Pre-existing permits + 10 new permits villagewide
• District Formula:
  • Districts with 0-50 residential properties: No new permits
  • Districts with 51-200 residential properties: 1 new permit allowed
  • Districts with 200+ residential properties: 2 new permits allowed
• Preexisting Permits: 116 units grandfathered, must renew by January 15 annually

Types of STR Permits

• "Hosted" STRs: 1 available permit
• "Unhosted" STRs: 0 available permits currently
• Preexisting STRs: Existing permits that can be renewed

Recent Regulatory Changes (2025)

• Stricter residency requirements for new permits
• 200-foot separation requirement between STRs (proposed)
• Elimination of "gray area" exceptions
• Enhanced enforcement of unlicensed operations

Enforcement

• Fines: $500 per day for violations
• Active Monitoring: 16 active unlicensed STRs identified
• Process: Certified letters sent to potential violators
• Compliance Timeline: Property owners given time to remove listings

Occupancy and Safety

• Maximum occupancy limits posted
• Fire safety compliance required
• Emergency contact information must be posted
• Compliance with all building codes

County and State Regulations

• No specific Franklin County STR regulations identified
• Subject to New York State short-term rental laws (when enacted)
• Must comply with all applicable state tax requirements
• Subject to state building and fire safety codes

Contact Information for Local Authority

Primary Contact: Community Development Department

• Phone: 518-892-4150 ext. 234
• Email: [email protected]
• Office Hours: Monday-Friday, 7:30 AM - 4:00 PM
• Address: 39 Main Street, Suite 9, Saranac Lake, NY 12983-1733

Village Main Contact

• Phone: (518) 891-4150
• Email: [email protected]

Development Board

• Handles Special Use Permit applications
• Conducts public hearings on STR applications
• Makes recommendations on permit approvals

Village Board of Trustees

• Approves exemptions from permit caps
• Sets overall STR policy
• Hears appeals

Source Pages and Resources

Primary Village Resources

• Saranac Lake Short-Term Rental Law
• Village Code - STR Section
• STR Permit Renewal Application
• Short-term Rental Local Law

Required Applications

• Special Use Permit Application
• STR Permit Application
• Attachment Affidavit

Guidelines and Resources

• STR Permit Fee & Fine Schedule
• STR Occupancy Requirements
• STR House Rules
• Zoning Map

News Coverage

• Saranac Lake open for new STR applications
• Saranac Lake Village board approves changes to short-term rental regulations
• Saranac Lake officials hold work session to review short-term rental regulations

Important Note: The STR regulatory environment in Saranac Lake is actively evolving. The Village Board continues to review and amend regulations based on community feedback and housing stock analysis. Prospective operators should verify current requirements and availability with the Community Development Department before investing in property or beginning the permitting process.