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

Yes, short-term rentals are explicitly allowed in Woodstock, NY under specific regulatory framework established by Local Law No. 1 of 2019. The Town of Woodstock permits and regulates STRs as accessory uses or supplementary businesses, with distinct categories for different property types and occupancy scenarios. However, the regulations are structured to balance tourism benefits with housing protection, implementing caps on the number of permitted STRs and imposing specific operational requirements that vary based on ownership and property characteristics.

How to Start a Short-Term Rental Business in Woodstock, NY

Step 1: Property Research and Compliance Verification

Before purchasing or converting any property for STR use, conduct thorough due diligence to verify:

• Current zoning compliance and any outstanding violations
• Legal status of any previous STR operations
• Property's eligibility based on Woodstock's STR categorization system
• Existing permits and certificates of occupancy

Step 2: Determine Your STR Category

Woodstock's regulations classify STRs into three distinct categories, each with different requirements and operational limitations:

A. Short-Term Rental Home (STR Home)

• 1-2 bedrooms offered within private residence
• Owner must live on the property
• Maximum 2 guests per bedroom (4 total occupants)
• Children 12 and under not counted as guests

B. Short-Term Rental Establishment

• 3-5 bedrooms offered within private residence
• Owner must live on the property
• Maximum 2 guests per bedroom (10 total occupants)
• Children 12 and under not counted as guests

C. Non-Owner Occupied Short-Term Rental

• Entire property rental for less than 30 days
• No owner/host present during rental periods
• Maximum 2 guests per bedroom
• Strict operational limits: 180 days per calendar year maximum, with no more than 26 weekends or parts of weekends

Step 3: Secure Required Permits and Registrations

Annual Operating Permit (Primary Requirement)

• Only property owners may register for permits
• Individual property owners limited to one non-owner occupied STR registration
• Registrations transferable with new application within 30 days of property sale
• Annual renewal required

Ulster County Registration

• All STRs must register with Ulster County (per Local Law #5 of 1991)
• Copy of county registration must accompany town applications
• County maintains master list of STR properties

Required Documents, Permits, Licenses, and Guidelines

Core Application Requirements

1. Completed Annual Permit Application

   • Available through Woodstock Building Department
   • Must be submitted by property owner only

2. Safety/Egress Plan

   • Must be posted visibly inside rental unit
   • Required on back of each bedroom door
   • Must show emergency exit routes and procedures

3. Parking Layout Plan

   • Identify parking locations per zoning standards (§260-30)
   • Minimum: one parking space per bedroom plus spaces for principal residence
   • Must comply with town driveway standards

4. Garbage Removal Plan

   • Garbage receptacles cannot be left out for more than 24 hours
   • Must specify collection schedule and storage protocols

5. Host Designation (Non-Owner Occupied STRs Only)

   • Designated adult within 10 miles of STR property
   • Must be available to address emergencies and compliance issues within 24 hours
   • Contact information must be posted in STR unit
   • Both property owner and host responsible for compliance

6. Occupancy Documentation

   • Maximum occupancy posting required in STR unit
   • Total maximum house occupancy must be clearly displayed
   • Compliance with 2 guests per bedroom limit

Compliance Documentation

7. Ulster County Registration Copy

   • Required evidence of county-level registration
   • Must be current and valid

8. Annual Fire/Safety Inspection Report

   • STRs must pass yearly fire and safety inspection
   • Report must be attached to annual renewal application
   • Must comply with NY State Building Code requirements

Post-Approval Requirements

9. Registration Number Display

   • Assigned registration number must be included in ALL rental listings
   • Number must be posted within the STR unit
   • On-site advertising prohibited

10. Guest Information Package

    • Copies of local laws (noise, fire, safety ordinances)
    • Emergency contact information
    • Property address and clear identification from street
    • Property map showing boundaries

Specific Regulations for Short-Term Rentals

Zoning and Location Requirements

• Permitted Districts: STRs are permitted as accessory uses across all zoning districts (R8, R5, R3, R1.5, HR, HC, NC, LI/SLI) with specific limitations
• Prohibited Areas: Not permitted in FW (Floodway) districts
• Permit Type Requirements:
  • STR Homes: Permitted (P) in most districts
  • STR Establishments: Special Permit (SP) required in most districts
  • Non-Owner Occupied STRs: Special Permit (SP) required in most districts

Operational Caps and Limitations

Town Board Authority: The Town Board annually sets caps on both owner-occupied and non-owner occupied STRs permitted within town limits, along with corresponding fee schedules.

Individual Property Owner Limits:

• One STR registration per individual property owner
• Registrations not transferable with property sales
• Corporation ownership with interests in multiple STRs prohibited in residential districts

Parking and Safety Requirements

Parking Standards:

• One parking space per bedroom for STR units
• Plus required spaces for principal residence
• Must comply with driveway standards per §260-57

Safety and Egress:

• Annual fire/safety inspections mandatory
• NY State Building Code compliance required
• Emergency exit plans must be posted
• Smoke and carbon monoxide detectors per state standards

Income and Tax Implications

Sales Tax Requirements:

• Minimum combined sales tax rate: 8%
• Additional Metropolitan Commuter Transportation District tax may apply where applicable

Hotel Occupancy Tax:

• 4% hotel occupancy tax applies to STR rentals
• Separate from and in addition to sales tax

Enforcement and Penalties

Violation Consequences:

• Three or more violations may lead to permit revocation
• Operating without valid permit prohibited
• Non-compliance with safety, parking, or operational requirements subject to enforcement action

Contact Information for Local Authority

Woodstock Building Department

• Contact Person: Francis (Butch) Hoffman, Building Inspector, Code Enforcement Officer and Zoning Enforcement Officer
• Address: 45 Comeau Drive, Woodstock, NY 12498
• Phone: (845) 679-2113 ext. 13
• Fax: (845) 679-8743
• Email: [Email not provided in source materials]
• Hours: Monday through Friday, 9:00am-4:00pm

Town Supervisor

• Contact Person: Bill McKenna
• Address: 47 Comeau Drive, Woodstock, NY 12498
• Phone: (845) 679-2113, ext. 17
• Fax: (845) 679-7915

Source Links

1. Town of Woodstock Local Law No. 1 of 2019 - Short Term Rental Law

2. Woodstock Building Department - STR Permit Application

3. Woodstock STR Local Law Document

4. Woodstock Zoning Schedule of Use Regulations

5. Woodstown Area and Bulk Regulation Table

6. Woodstock Sets New Short-Term Rental Fees (2025)

7. NY State Sales Tax Rate Publications

8. Woodstock Building Department Main Page

Recent Regulatory Developments (2025)

As of January 2025, Woodstock implemented a new fee structure designed to support full-time residents:

Current Fee Schedule:

• Owner-occupied in-home rental: $250/year first bedroom + $25/additional room
• Owner-occupied separate unit: $350/year first bedroom + $25/additional room
• Non-owner occupied STRs: $450/year first bedroom + $50/additional room

The town is also monitoring state-level legislation requiring STR owners to register with New York State, which would provide municipalities with detailed monthly reports on rental activities and enable tax collection.

Important Note: In August 2023, Woodstock temporarily suspended STR permit applications for six months. While applications appear to have resumed, investors should confirm current application status with the Building Department before proceeding with any property acquisitions or conversions.