Overview: Are Short-Term Rentals Allowed in Ulster Park?

Yes—short‑term rentals (STRs) are allowed in Ulster Park, NY, subject to county and state requirements. Ulster Park is a hamlet in the Town of Ulster, which to date has not adopted town‑specific STR regulations (e.g., no local permitting or caps for STRs). That means STRs operate under general residential zoning and state/county rules. Critically, Ulster County treats STRs as hotel/motel lodging and requires registration for the Ulster County Hotel & Motel Room Occupancy Tax (often referred to as the “hotel tax”), even though collection may occur via platforms like Airbnb. Investors should begin compliance with county tax registration and New York State tax obligations immediately.

How to Start a Short‑Term Rental Business in Ulster Park

A practical, compliance‑oriented launch sequence for investors:

1. Confirm zoning and land use

• STRs must be a lawful residential use. Do not operate in accessory structures (e.g., freestanding sheds) or on vacant land; they must be accessory to an existing single‑family or two‑family dwelling.
• Verify there are no deed restrictions, HOA rules, or neighbor covenants limiting short‑term stays.

2. Register for Ulster County Hotel & Motel Occupancy Tax

• File Ulster County’s Hotel & Motel Room Occupancy Tax Registration (Certificate of Authority) before listing.
• Note: Ulster County has a voluntary collection agreement with Airbnb; however, hosts must still file county hotel tax returns. Airbnb’s collection/remittance does not eliminate your filing duty.

3. Set up New York State tax obligations

• Sales tax: Determine whether sales tax applies to your rentals (e.g., “resort” or transient‑lodging classifications).
• Register for NYS sales tax at the NYS Tax Department if required.
• Income tax: Report STR income on state and federal returns.

4. File for lodging provider certificates (as applicable)

• If the unit will provide prepared food, beverages, or alcoholic service, obtain applicable food service permits from the Ulster County Department of Health.

5. Establish safety and compliance protocols

• While town inspections are not required, adopt professional safety practices (e.g., smoke/CO detectors, egress, fire extinguishers, and clear guest information) to mitigate risk and neighbor concerns.

6. Finalize host operations

• Decide whether to manage directly or via a professional manager; choose reliable platforms; prepare listings and house rules that reflect local standards.

Required Documents, Permits, Licenses, and Guidelines

Ulster Park sits within the Town of Ulster (no local STR law); the Town of Kingston, by contrast, requires city licensing and special permits for STRs. For Ulster Park/Town of Ulster, the primary regulatory compliance centers at the county and state levels:

• Ulster County Hotel & Motel Room Occupancy Tax Registration (Certificate of Authority)
• NYS sales tax registration (as applicable to lodging)
• Lodging provider/food service permits from the Ulster County Department of Health (if serving food or beverages)
• Insurance appropriate for hosting strangers (general liability and property)
• Basic safety standards recommended (CO/smoke detectors, clear egress routes, emergency contact information)

The HSC Ulster County Housing Smart Communities guidance recommends, but does not require, local registration/inspection programs and reasonable caps on STRs. Communities with such programs include Kingston, Hurley, Marbletown, Olive, Rochester, Saugerties, Shandaken, and Woodstock.

Specific Regulations for Short‑Term Rentals (City, County, State)

County level (Ulster County)

• STRs are treated as hotel/motel lodging for tax purposes.
• Hosts must register for the Ulster County Hotel & Motel Room Occupancy Tax.
• Airbnb collects county occupancy tax for many Ulster County hosts under a voluntary collection agreement; hosts must still file quarterly returns and maintain compliance.
• HSC and the Comptroller’s Office recommend local registration, reasonable caps, owner‑occupancy provisions, safety inspections, and local host requirements as tools municipalities can use. The Town of Ulster has not adopted these local measures yet.

Town level (Town of Ulster—Ulster Park)

• No town‑specific STR regulations or permits are required at present.
• STRs must be accessory to a lawful single‑family or two‑family residential use; operation on vacant land is not permissible.

State level (New York State)

• Sales tax considerations for lodging may apply depending on rental characteristics (e.g., “resort” or transient lodging classification).
• General landlord/tenant and property maintenance codes apply; no statewide STR permit exists.
• State tax filings and sales tax registrations may be required.

For reference, Kingston’s STR framework (not applicable in Ulster Park)

• STRs are considered hotels/motels and permitted only in specified zoning districts (C‑1, C‑2, C‑3, O‑3, RF‑R, and RF‑H).
• Hosts must obtain a city operating license from the Building Safety Department, a special permit from the Planning Board, register for Ulster County’s hotel tax, and keep both city and county filings current.

Contact Information (Phone, Email, Website)

Ulster County Finance (Hotel & Motel Occupancy Tax)

• Website: ulstercountyny.gov/finance/hotel-motel-room-occupancy-tax
• Phone: 845‑340‑3049

Ulster County Treasurer

• Phone: 845‑340‑3010

Ulster County Clerk (records and certificates)

• Phone: 845‑340‑3288

Ulster County Department of Health (lodging/food service permits)

• Phone: 845‑340‑3150
• Website: ulstercountyny.gov/health

NYS Department of Taxation and Finance (sales tax registration and guidance)

• Website: tax.ny.gov
• Phone: 518‑457‑5431

Town of Ulster (general inquiries; no local STR permits/licenses)

• Website: townofulster.ny.gov
• Phone: 845‑382‑1735

City of Kingston Building Safety Department (for investors comparing with Kingston’s rules)

• Website: kingston-ny.gov/building-safety-department

Links to Source Pages and Documents

• Ulster County HSC: Adopt Short‑Term Rental Regulations

  • Source: hsci.ulstercountyny.gov/housing-smart-actions/adopt-short-term-rental-regulations/
  • Key content: County perspective on STR regulation; recommended criteria (owner-occupation or 2% cap; registration; safety inspection; fees).

• Ulster County Comptroller: Short‑Term Rental Snapshot (July 2022)

  • Source: comptroller.ulstercountyny.gov/wp-content/uploads/2024/10/Short-Term-Rental-Snapshot.pdf
  • Key content: STRs treated as hotel/motel lodging; Airbnb voluntary collection agreement; host filing obligations; municipal adoption list.

• Home Sweet Hudson: Hudson Valley STR Regulation Resources

  • Source: homesweethudson.com/str-regulation-resources/
  • Key content: County hotel/motel occupancy tax registration; town‑level practice notes across Ulster County.

• STR Haus Blog: Ulster County, NY Short‑Term Rental Regulation by Town

  • Source: www.str.haus/blog/ulster-county-ny-short-term-rental-regulation-by-town
  • Key content: Town‑by‑town STR rules; Kingston licensing and special permit; town regulatory status (e.g., Gardiner draft, Shandaken cap, Woodstock cap).

• City of Kingston STR Fact Sheet (contextual, not applicable in Ulster Park)

  • Source: kingston-ny.gov/filestorage/8399/8469/48370/Short_Term_Rentals_City_of_Kingston.pdf

• Kingston Building Safety Department (contextual)

  • Source: www.kingston-ny.gov/content/8399/8469/8471/default.aspx

• Kingston Resolution 216 of 2021 (contextual)

  • Source: kingston-ny.gov/filestorage/8399/10476/11808/14649/40729/48626/RESOLUTION_216_OF_2021.pdf

• Ulster County Finance: Hotel & Motel Room Occupancy Tax

  • Source: ulstercountyny.gov/finance/hotel-motel-room-occupancy-tax

• Ulster County Department of Health (lodging/food permits)

  • Source: ulstercountyny.gov/health

• Town of Ulster (no local STR law; contextual)

  • Source: townofulster.ny.gov

• Cold Spring STR Model Ordinance (example ordinance; not binding in Ulster Park)

  • Source: hsci.ulstercountyny.gov/wp-content/uploads/2022/07/STR-Regulation-Model-Ordinance-Cold-Spring.pdf

Summary for investors: Ulster Park (Town of Ulster) allows STRs without town-level licensing, but investors must comply with Ulster County’s hotel/motel occupancy tax registration and New York State tax requirements. Consider proactive safety measures and reliable local management to protect your investment and maintain community goodwill.