The Village of Aurora, New York, has implemented comprehensive regulations for short-term rentals (STRs) with the adoption of Local Law No. 1 of 2024, which took effect on May 15, 2024. This new framework establishes strict licensing requirements, safety standards, and operational guidelines for property owners seeking to operate short-term rentals within village boundaries. Understanding these regulations is crucial for investors and property owners who wish to engage in the STR market while remaining compliant with local laws.

Overview of STR Regulations in the Village of Aurora

Short-term rentals are explicitly allowed in the Village of Aurora but require licensing and adherence to specific operational standards. The village has determined that regulating STRs is essential for protecting residential character, preventing housing shortages, and maintaining neighborhood quality of life. According to census data, residential housing vacancies due to seasonal, recreational, and occasional use such as STRs increased by 400% in Aurora from 2010 to 2021, while STR properties nearly doubled between 2020 and 2023.

The regulatory framework distinguishes between new operations and "qualified pre-existing STRs" - those that can demonstrate operation as of the law's adoption date through Cayuga County Occupancy Tax payment records. Pre-existing STRs receive transitional provisions but must eventually comply with all licensing and operational requirements.

Key Definitions and Legal Framework

The local law provides specific definitions that property owners must understand:

• Short-Term Rental (STR): Any entire dwelling or portion thereof rented for no more than 30 consecutive nights, where no meals are served and no commercial services are offered. This explicitly excludes bed-and-breakfast establishments, rooming houses, hotels, motels, inns, and dormitories.
• Guest: A transient lodger renting for no more than 30 consecutive nights
• Primary Residence: A person's legal residence or domicile where they live for the majority of the year
• Local Manager: An individual over 21 designated by the owner, available 24/7, who must respond to emergencies within 60 minutes

The legal authority for these regulations derives from New York Village Law §4-412.1 and New York Municipal Home Rule Law §10, which provide villages with broad home rule powers to regulate land use and protect community welfare.

Licensing Requirements and Application Process

All STR operations require a two-year renewable license from the Village of Aurora. The licensing framework operates as follows:

For Qualified Pre-existing STRs

• Application Deadline: 90 days from law adoption (August 13, 2024)
• Continued Operation: Permitted while application is being processed diligently
• Grace Period: If application is denied due to insufficient proof of pre-existing operation, owners have one year to cease operations

For New STR Operations

• Application Timing: May apply anytime, but must receive approval before beginning operations
• Property Restrictions: No licenses issued for properties in Institutional, Mixed Use, or Open Space/Recreational zones
• Transferability: Licenses are non-transferable except to immediate family members and must be surrendered upon property sale or transfer

Required Application Documentation

The licensing application requires comprehensive documentation including:

1. Property and Ownership Information:

   • Property tax number
   • Names, addresses, phone numbers, and email addresses of all property owners
   • Updated owner information must be reported within 30 days of any changes

2. Local Manager Designation:

   • Name, address, telephone, and email of Local Manager
   • Must be over 21 years old and available 24/7/365
   • Must be able to respond to the property within 60 minutes
   • Must register with the Village Office with signed availability agreement

3. Shared Driveway Agreement (if applicable):

   • Notarized agreement with adjacent property owner(s) sharing a driveway
   • Consent for regular STR guest use of shared driveway
   • New agreements required upon adjacent property ownership changes

4. Operational Details:

   • Proposed House Rules for guest behavior
   • Maximum adult sleeping capacity specification
   • Number and location of on-site parking spaces
   • Detailed floor plans for each occupiable level (minimum 8.5" x 11", drawn to scale)

5. Pre-existing Operation Proof (for qualified pre-existing STRs):

   • Cayuga County Certificate of Authority to Collect Occupancy Tax dated before May 15, 2024
   • Evidence of Cayuga County Occupancy Tax payment by owner or rental platform before adoption date

Safety and Property Standards

The regulations establish comprehensive safety and property standards that STRs must maintain:

Structural and Safety Requirements

• Sleeping Room Standards: STR guest bedrooms must be minimum 70 square feet with seven-foot minimal horizontal measure in any direction, have permanent walls and doors, and provide access to sanitary facilities with sink, toilet, potable running water, and shower/bathtub
• Egress Requirements: All sleeping areas must have at least two means of egress
• Prohibited Basement/Attic Use: No basement, attic, or third-floor habitable space unless specifically approved by the Zoning Officer under NYS Fire Prevention and Building Code conditions

Fire Safety and Emergency Equipment

• Smoke Detectors: One working smoke detector in each sleeping room and one additional on each floor
• Fire Extinguishers: ABC fire extinguisher on each floor and in kitchen
• Carbon Monoxide Detectors: At least one on each floor
• Evacuation Procedures: Posted in each sleeping room
• Emergency Vehicle Access: STR units must be sufficiently accessible by emergency medical and fire vehicles at all times during rental periods

Property Maintenance and Appearance Standards

• House Numbers: Must be clearly visible from both road and driveway
• Signage: No signage allowed that identifies the property as an STR
• Garbage Disposal: Weekly garbage removal required during rental periods, with containers secured with tight-fitting covers and placed out of road view except during pickup
• Prohibited Accommodations: No camper, bus, recreational vehicle, travel trailer, railroad car, caboose, tent, lean-to, yurt, or tree house may serve as STR properties, and no camping is allowed

Operational Requirements and Guest Management

Occupancy and Parking Limitations

• Maximum Occupancy: Established by the Zoning Officer based on floor plan review
• Parking: Must be in approved off-street spaces and legal on-street spaces
• Parking Maximums: Set by Zoning Officer based on occupancy
• Front Yard Restrictions: No parking in front yard or front setback unless on driveway meeting Village Zoning Law requirements

Rental Contract Requirements

All rental contracts must include:

1. Maximum STR unit occupancy and available parking
2. STR license number and expiration date
3. Comprehensive House Rules covering:
   • Notice of residential area location and consideration for neighbors
   • Courtesy quiet hours from 9:00 PM to 8:00 AM
   • New York Penal Law §240.20 disorderly conduct provisions
   • Fire extinguisher locations and emergency exit egress plans
   • Local Manager contact information
   • Emergency dialing instructions (911)
   • Property boundary maps and trespassing liability notices
   • Garbage disposal procedures and littering prohibitions
   • Outdoor fire restrictions and NYS "No Burn" period compliance (March 15 to May 15)
   • Outdoor camping and fireworks prohibitions
   • Fireplace/wood stove usage instructions (if allowed)
   • Shared driveway usage restrictions
   • Commercial use and public event prohibitions

License Display and Community Notification

License Display Requirements

The STR license number, maximum occupancy, parking limits and locations, House Rules, and Local Manager contact information must be prominently displayed inside and near the front entrance of the STR property.

Community Notification

• Adjacent Property Notification: Village must notify owners of all adjacent properties by mail when STR licenses are issued
• License Information Provided: Adjacent property owners receive license number and Local Manager phone number
• Reporting Rights: Adjacent property owners are informed of their right to notify the Zoning Officer promptly and in writing of conduct disturbing neighborhood health, safety, peace, comfort, or creating public nuisance

License Renewal Process

Renewal Application Timing

• Application Window: File no fewer than two and no more than four months prior to license expiration
• Current License: Must present current license with renewal application
• Violation-Free Status: No unremedied recorded complaints or violations permitted

Renewal Requirements

1. Ownership Affidavit: Signed by all owners attesting to no ownership changes
2. Contact Information: Attestation that owner and Local Manager contact information remains unchanged
3. Compliance Affirmation: Attestation that STR standards remain in effect
4. Updated Information: Must update and affidavit any changed information

Renewal Ineligibility Factors

• STR license revoked in previous two years
• Outstanding notices of violation or license suspension
• Habitual or excessive violations recorded by Zoning Officer

Enforcement and Penalties

Violation Response Process

1. Investigation: Zoning Officer investigates complaints or observed potential violations
2. Notice of Violation: Issued to Owner and Local Manager detailing alleged violations and required corrective actions
3. Compliance Deadline: Specifies date by which corrective action must be taken
4. License Suspension: May result if compliance deadline is not met
5. License Revocation: Persistent violations may lead to license revocation upon Zoning Officer determination

Grounds for Suspension or Revocation

• Falsification or failure to provide required application information
• Failure to comply with law or NYS Fire Prevention and Building Code provisions after notice and opportunity to cure
• Removal of safety devices (smoke/carbon monoxide detectors, fire extinguishers, egresses)
• Failure to remedy complaints or violations after Zoning Officer notification
• Violations of New York Penal Code provisions related to STR occupancy or operation
• Zoning code violations related to the property (persistent violations only)

Penalties and Consequences

• Operating Without License: Fine up to $250 or imprisonment up to 15 days, or both
• Daily Violations: Each day of violation continuation constitutes separate violation
• License Suspension: No guest occupancy permitted until suspension ends
• License Revocation: No guest occupancy permitted, rental commitments must be canceled, and owner ineligible to reapply for two years
• Ineligibility: Operating without valid license makes owner ineligible to apply for STR license for two years

Appeal Process

Determinations to suspend or revoke licenses are reviewable on appeal to the Zoning Board of Appeals in accordance with Village Zoning Law.

Fees and Administrative Costs

While specific fee amounts are not detailed in the local law, the document references that STR license application, issuance, and renewal fees are "in accordance with the Village of Aurora fee schedules as determined and revised by the Board of Trustees from time to time." Property owners should contact the Village Office for current fee information.

Additional Considerations for Investors

Property Zone Restrictions

STR licenses are prohibited in Institutional, Mixed Use, and Open Space/Recreational zones. All other Village zones allow STRs by renewable license.

Compliance Monitoring

The Village will actively monitor STR operations through:

• Complaint-based investigations
• Adjacent property owner reports
• Zoning Officer monitoring
• Regular compliance checks during renewal periods

Long-term Viability

The regulatory framework treats STR licensing as a privilege rather than a right, subject to ongoing compliance and community impact considerations. Property owners must demonstrate continuous adherence to all regulations to maintain licensing eligibility.

Contact Information and Resources

For application materials, fee schedules, and additional information:

• Village of Aurora Office: Contact for application forms and license information
• Zoning Officer (ZO): Primary contact for licensing questions, compliance issues, and violation reports
• Code Enforcement Officer (CEO): Handles fire safety inspections and building code compliance

Property owners should establish early communication with these officials to ensure smooth application processing and ongoing compliance.

The Village of Aurora's STR regulations represent a balanced approach that allows property owners to operate short-term rentals while protecting community character and residential stability. Success in this regulatory environment requires careful attention to all documentation requirements, safety standards, and operational guidelines, along with proactive management of guest behavior and neighbor relations.