Overview: Are STRs allowed in Bolton Landing?

Yes. Short-term rentals (STRs) are allowed in the Town of Bolton (Bolton Landing) under Ordinance #47, provided you obtain a Short-Term Rental Permit and comply with all Town, county, and state requirements. STRs are defined as rentals of a dwelling unit for fewer than 30 consecutive days; hotels, motels, campgrounds, bed-and-breakfasts, and employee housing are expressly excluded. The Town’s program is enabling but compliance-driven and includes safety, occupancy, tax, and neighborhood protection standards.

How to start an STR business in Bolton Landing

1. Confirm eligibility and compliance posture

• Ensure your property complies with the Town of Bolton Zoning Code (no open violations) and all applicable safety, sanitary, stormwater/erosion, and noise requirements.
• If the property is on a septic system, confirm capacity limits per NYS Appendix 75A; if on public water/sewer, follow NYS Building Code occupancy standards set by Warren County Fire Prevention and Building Codes Enforcement.

2. Secure core tax authorizations

• Obtain a Warren County Occupancy Tax Certificate of Authority from the County Treasurer’s office.
• Obtain NY State Sales Tax Certificate of Authority (or a Booking Service Certificate of Collection if using a platform) from the NYS Department of Taxation and Finance.

3. Complete required inspections and documentation

• Warren County Fire Prevention and Building Code Enforcement inspection and occupancy determination.
• Assemble ownership verification, HOA approvals (if applicable), site plan, renter rules and agreements, advertising materials, and emergency-safety postings per NY Real Property Tax Law §447‑B.

4. Apply for the Town STR permit

• Submit a complete application and fees to the Town of Bolton Planning Office. Processing time is typically within 30 days after the submission is deemed complete.
• If approved, the STR permit is valid for three calendar years, expiring December 31 of the third year. Permits are non-transferable; new owners must apply in their name prior to operation.

5. Operational compliance

• Post the permit and required safety information on-site, enforce quiet hours (10 p.m.–7 a.m.), maintain weekly garbage and recycling removal, ensure parking meets occupancy needs, and keep owner/agent contact details current with the Town.

6. Renew, inspect, and maintain

• Renew the permit every three years and ensure all continuing compliance obligations are met (including any updated inspections or rules adopted by the Town Board).

Required documents, permits, licenses, and guidelines

Town of Bolton STR Permit

• Permit scope: Required for each STR; non-transferable; valid for three calendar years (expires December 31 of third year).
• Application requirements include:
  • Completed application and non-refundable fee (set by Town Board resolution).
  • Proof of ownership (vesting deed or equivalent recorded instrument).
  • Warren County Occupancy Tax Certificate of Authority.
  • Written Zoning Administrator authorization that the property complies with the Zoning Code and has no open/pending violations.
  • Site plan (not professionally required) showing buildings and parking areas.
  • Written renter rules, occupant agreements, and advertising materials.
  • Owner/agent contact information.
  • HOA approval or waiver if deed restrictions/HOA rules limit rentals.
  • Completed property inspection by Warren County Fire Prevention and Building Code Enforcement.
  • NYS Sales Tax Certificate of Authority or Booking Service Certificate of Collection.
• Procedure: Submit to Planning Office; processing within 30 days of a complete submission; inspections may be required; permit may be issued with conditions.

Warren County requirements

• Fire Prevention and Building Codes Enforcement: Inspections and occupancy standards per the NYS Building Code; septic-system-limited occupancy where applicable.
• Occupancy Tax: Certificate of Authority from the Warren County Treasurer to collect/remit county occupancy tax.

New York State requirements

• Sales Tax: Certificate of Authority to collect/remit state sales tax (or valid Booking Service Certificate of Collection).
• Safety posting (Real Property Tax Law §447‑B): Evacuation diagram, emergency phone numbers, and a working fire extinguisher.

Ongoing operational requirements

• On-site posting: STR permit posted within five feet of the main entrance whenever rented.
• Safety: Smoke alarms, egress, electrical/plumbing/heating systems condition, properly vented fireplaces/wood stoves, and septic capacity for septic-serviced properties.
• Conduct and quiet hours: Quiet from 10 p.m. to 7 a.m.; compliance with Noise Ordinance #22.
• Trash and recycling: Weekly removal during rental periods; containers secured with tight-fitting covers; kept out of street view except within 24 hours of pickup.
• Parking: Provide sufficient spaces for maximum occupancy; tenants/guests may not park on lawns or block public/private ways.
• Visibility: House number visible from the street/road.
• Rules and agreements: Maintain written renter rules and agreements on premises and available to renters.
• Recordkeeping: Keep owner/agent information current with the Town; amended permits are issued without fee but do not extend the original three-year term.

Specific regulations for STRs (Town of Bolton; Warren County; New York State)

Town of Bolton (Ordinance #47 and Rules & Regulations)

• Eligibility and scope: STRs allowed across zoning districts for rentals under 30 days; excludes hotels, motels, campgrounds, bed-and-breakfasts, and employee housing.
• Permit control: Required prior to offering or using a dwelling as an STR; non-transferable; expires December 31 of third calendar year; reapplication required for renewal and after any ownership transfer.
• Maximum occupancy: The lesser of (1) septic system capacity, as evidenced by inspection, or (2) NYS Building Code occupancy standards set by Warren County Fire Prevention—capped at two overnight occupants per sleeping room (70+ sq. ft. for one; 100+ sq. ft. for two) plus two additional occupants; emergency escape/rescue egress required per sleeping room.
• Guest limits: Total persons (overnight occupants plus guests/invitees) may not exceed two times the maximum overnight occupancy; guests/invitees may not stay overnight if this would exceed the overnight limit.
• Noise and conduct: Quiet hours 10 p.m.–7 a.m.; full compliance with Town Noise Ordinance #22; no fireworks; no “FOR RENT” signs on the STR premises.
• Parking and access: Provide parking for maximum occupancy; no lawn parking; no blocking streets/rights-of-way; exterior doors and egress paths must be unobstructed; house numbers visible.
• Garbage/recycling: Weekly service during rentals; secure containers with tight-fitting lids; place out of view except within 24 hours of pickup.
• Posting and records: Permit posted at main entrance; emergency postings per §447‑B (evacuation diagram, emergency numbers, working extinguisher); current owner/agent info maintained with Town; copy of permit provided to any nearby owner within 150 feet upon request.
• HOA/deed restrictions: If applicable, provide written HOA approval or waiver.
• Inspection and compliance: Town may physically inspect properties; failure to allow inspection terminates the application. Continued compliance with all federal, state, and local laws is required.
• Enforcement and penalties:
  • Notice of Violation and Order to Remedy; failure to cure may result in suspension or conditioning of the permit.
  • Summary suspension allowed where immediate threats to public health/safety exist.
  • One-year ineligibility after revocation (Town Board may waive for good cause).
  • Civil penalties: $500 (first), $750 (second), $950 (third/subsequent) offense; each day a violation continues constitutes a separate offense.
  • Town may seek injunctive relief and recover attorneys’ fees in court actions.

Warren County

• Occupancy Tax: Requires Certificate of Authority to collect/remit county occupancy tax on transient stays.
• Inspections and occupancy standards: Warren County Fire Prevention and Building Codes Enforcement conducts inspections and determines maximum occupancy under the NYS Building Code; septic system constraints apply where onsite wastewater treatment is used.

New York State

• Sales Tax: Effective March 1, 2025, state and local sales tax applies to short-term rental unit occupancy in NY when the rental rate exceeds $2.00 per unit per day.
• Safety posting (RPTL §447‑B): Evacuation diagrams, emergency phone numbers (police, fire, poison control), and a working fire extinguisher must be provided and posted in each STR unit.

Contact information (local authority in charge of STRs)

Town of Bolton Planning Office (STR permitting and enforcement)

• Phone: (518) 644-2511 (Town Hall main line)
• Address: Town of Bolton, 4949 Lake Shore Drive, Bolton Landing, NY 12814
• Hours/Appointments: Contact Planning Office to confirm hours and inspection scheduling
• Notes: All applications, inspections, and correspondence for the STR program are administered through the Planning Office and Zoning Administrator.

Warren County Treasurer’s Office (Occupancy Tax Certificate of Authority)

• Phone: (518) 761-8150
• Website: warrencountyny.gov/departments/treasurer

Warren County Fire Prevention and Building Code Enforcement

• Address: 1340 U.S. 9, Lake George, NY 12845
• Phone: (518) 761-6555

New York State Department of Taxation and Finance

• Website: tax.ny.gov/biz/stsales/shorttermrental.htm
• For certificate of authority/booking service certificate: tax.ny.gov/businesses/sales-tax/sales-tax-certificate-of-authority.htm

Town of Bolton Zoning Board of Appeals (for permit denials/appeals)

• Address: Town Hall (Planning Office/ZBA scheduling)
• Process: Appeals must be filed within 60 days of denial or suspension; hearings follow Town Law procedures.

Source links

• Ordinance #47 (Short-Term Rentals) — Town of Bolton

  • www.boltonnewyork.com/government/town-ordinances/2484-ordinance-47-regulating-short-term-rentals-in-the-town-of-bolton/file.html

• Short-Term Rental Application (2025) — Town of Bolton Planning Office

  • boltonnewyork.com/government/document-center/forms-applications/planning-zoning-forms/applications-general-development/3694-short-term-rental-application-2025/file.html

• Warren County Treasurer (Occupancy Tax Certificate of Authority)

  • warrencountyny.gov/departments/treasurer

• Warren County Fire Prevention and Building Code Enforcement

  • warrencountyny.gov/departments/fire-prevention-building-codes

• NYS Department of Taxation and Finance — Short-Term Rental Sales Tax

  • tax.ny.gov/biz/stsales/shorttermrental.htm

• NYS Sales Tax Certificate of Authority and Booking Service Certificates

  • tax.ny.gov/businesses/sales-tax/sales-tax-certificate-of-authority.htm

Notes for investors:

• Always confirm current fee schedules and any newly promulgated rules via the Planning Office before filing an application.
• If your property is served by a septic system, consider obtaining a septic inspection report to support occupancy planning.