Overview

Yes, short-term rentals are explicitly allowed in Watkins Glen, NY with proper permitting and compliance. The Village of Watkins Glen has established comprehensive regulations for short-term rentals (STRs) through its zoning law Section 23.17. While the village welcomes tourism and recognizes the economic benefits of STRs, it has implemented strict controls to balance the interests of property owners who wish to operate STRs with those who choose not to, while maintaining neighborhood character and housing availability.

How to Start a Short-Term Rental Business in Watkins Glen

Step 1: Verify Zoning Eligibility

Before proceeding, confirm your property is located within an appropriate zoning district that permits STRs. STRs may be allowable within Village zoning districts as outlined in Articles 20, 21, and 22 of the Zoning Law, provided all other requirements are met.

Step 2: Submit Special Use Permit Application

All STR operators must obtain a special use permit from the Village Board before establishing operations. The application process includes:

• Application Fee: $500 initial fee
• Processing Timeline: Applications are reviewed on a first-come, first-served basis, except during the initial 4-week processing period where applications exceeding available permits are selected randomly
• Property Owner Consent: Written consent from all property owners is required

Step 3: Complete Application Requirements

Submit all required documentation (detailed below) to the Code Enforcement Officer or Village Clerk.

Step 4: Inspection and Approval

The Chief Enforcement Officer (CEO) will inspect the property to ensure compliance with safety standards and zoning requirements.

Step 5: Register for Business and Taxes

Register as a business with Schuyler County and obtain a Certificate of Authority to Collect Occupancy Tax.

Required Documents, Permits, Licenses, and Guidelines

Special Use Permit Requirements

1. Application Form: Complete STR permit application
2. Property Owner Documentation:
   • Vesting deed showing property title
   • Written consent from all property owners
   • List of full-time residents and proof of notification
3. Insurance Requirements:
   • Evidence of Property Insurance (rated for STR use)
   • Certificate of Liability Insurance
4. Contact Information:
   • 24-hour designated contact details
   • Names, addresses, telephone numbers, and email addresses of all owners/operators
5. Operational Documentation:
   • Maximum desired occupancy declaration
   • Rental contract meeting specific requirements
   • Site plan (8½" x 11" minimum, drawn to scale)
6. Compliance Statements:
   • Statement of compliance with STR standards
   • Proof of registration with Schuyler County
   • Certificate of Authority to Collect Occupancy Tax

Site Plan Requirements

Must include:

• Location of buildings and required parking
• Location and arrangement of all utilities, rooms, bedrooms, windows, entrances, and exits on each floor including basement and attic

Safety Standards

• Emergency evacuation procedures posted in each sleeping room
• ABC Fire extinguisher on each floor and in kitchen (monthly inspections required)
• Operational exterior doors with clear and unobstructed passageways
• Compliance with NYS Building Code

Specific Regulations for Short-Term Rentals

Village-Level Regulations (Watkins Glen)

Permit Duration: 24 months, non-transferable to new owners

Location & Density Restrictions:

• Total STR permits capped at 8% of total residential units in the Village
• Annual revision of cap on January 1st
• Waiting list maintained when applications exceed available permits

Operational Requirements:

• 24-hour contact able to respond within 30 minutes
• Maximum of two non-resident employees
• Weekly garbage/recycling removal required
• No event-only rentals (weddings, parties, large gatherings)
• Outdoor audio devices prohibited after 10:00 PM EST

Maximum Occupancy: 10 people per unit

Parking Requirements:

• Off-street parking per Zoning Law Section 30.4 based on dwelling type plus one additional space
• Two additional spaces required for STRs over 4 bedrooms
• Exemptions for MU-L and MU-VC Districts
• Planning Board may waive requirements

Design Standards:

• No exterior changes that alter residential character
• STRs considered commercial uses under zoning law

Compliance Requirements:

• Permit posted in all advertisements
• Exterior sign indicating STR use required
• Permit and certificate of occupancy displayed inside near entrance
• Copy of permit provided to adjacent property owners

Schuyler County Requirements

• Business registration for tax purposes
• Certificate of Authority to Collect Occupancy Tax (must be posted by front door)

New York State Requirements

• Compliance with NYS Building Code
• Adherence to New York Penal Law provisions

Contact Information for Local Authority

Village of Watkins Glen Code Enforcement Officer

• Primary Contact: Chief Enforcement Officer (CEO)
• Address: Village of Watkins Glen, [Specific address not provided in content]
• Application Submission: Village Clerk or Code Enforcement Officer
• Website: www.watkinsglen.us/document-library.php?topic=9

Schuyler County

• Business Registration: For tax purposes registration required
• Certificate of Authority: Required for occupancy tax collection

Important Notes for Investors

1. Permit Transferability: Permits are not transferable to new owners; new applications are required
2. Permit Revocation: Three verified complaints result in permit revocation
3. Violation Penalties: Up to $1,000 per day per violation plus potential permit suspension or revocation
4. Occupancy Tax: 4% occupancy tax collection and remittance required
5. Seasonal Considerations: Watkins Glen experiences significant seasonal tourism patterns, particularly during summer months and race events

Links to Source Pages

• Watkins Glen STR Zoning Law: www.watkinsglen.us/pdf/event/206_pdf.pdf
• New STR Application: www.watkinsglen.us/pdf/document_library/short-term-rental-new-application.pdf
• Renewal Application: www.watkinsglen.us/pdf/document_library/short-term-rental-renewal-application.pdf
• Watkins Glen Document Library: www.watkinsglen.us/document-library.php?topic=9
• NY State STR Regulation Guidance: www.stcplanning.org/wp-content/uploads/2024/04/Short-Term-Rental-Regulation.pdf

This comprehensive regulatory framework provides clear guidance for STR investors while maintaining community standards and neighborhood character. All potential operators should thoroughly review the complete zoning law and ensure full compliance before commencing operations.