Overview

Short-term rentals are allowed in Greene, NY, but with significant regulatory oversight at both the county and municipal levels. Greene County has actively moved to regulate short-term rentals, as evidenced by their June 2025 Request for Proposal for STR Compliance Services, indicating an ongoing implementation of a comprehensive regulatory framework. Multiple towns and villages within Greene County have established their own specific requirements, creating a multi-layered regulatory environment that STR investors must navigate carefully.

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

Step-by-Step Process

1. Determine Property Location and Jurisdiction

   • Identify the specific municipality where your property is located (town or village)
   • Greene County includes the following municipalities:
     • Towns: Ashland, Athens, Cairo, Catskill, Coxsackie, Durham, Greenville, Halcott, Hunter, Jewett, Lexington, New Baltimore, Prattsville, Windham
     • Villages: Athens, Catskill, Coxsackie, Hunter, Tannersville
     • Hamlets: Acra, Cornwallville, Climax, Earlton, Freehold, Hannacroix, Hensonville, Lanesville, Oak Hill, Surprise, Maplecrest

2. Research Local Requirements

   • Contact the appropriate local authority for your municipality
   • Review specific zoning restrictions and permit requirements
   • Understand occupancy limits and operational restrictions

3. Obtain Required Permits and Registrations

   • Apply for municipal permits/registrations as required
   • Complete fire/safety inspections
   • Obtain business licenses where applicable

4. Comply with State Requirements

   • Register with the new NYS STR Registry (effective 2025)
   • Ensure proper tax collection and remittance

5. Establish Local Management

   • If you're not a Greene County resident, designate a local property manager
   • Ensure 24/7 availability for guest services and compliance issues

Required Documents, Permits, Licenses, and Guidelines

Greene County Level

As of June 2025, Greene County is implementing a comprehensive STR compliance program including:

• County registry system (in development)
• Compliance monitoring services
• Education and outreach programs
• Address identification tied to county parcel data

Municipal Requirements by Location

Town of Hunter

• Permit Required: Yes (Local Law #2 of 2023, effective July 26, 2023)
• Application Required: STR Permit Application from Building Inspector
• Inspection Required: Fire/safety inspection
• Timeline: 180-day grace period for existing operators
• Fees: Permit fees and inspection fees as outlined in fee schedule
• Enforcement: Operating without permit after grace period subject to enforcement

Town of Jewett

• Registration Required: Annual "Registration Certificate"
• Issuing Authority: Town Code Enforcement Officer
• Definition: Rentals under 1 month
• Local Manager Required: If owner doesn't reside in Greene County
• Annual Renewal: Required with fee payment
• Additional Requirements: Occupancy limits (typically 2 persons per bedroom), parking restrictions

Village of Athens

• Permit Required: Annual permit (adopted June 2020)
• Permit Types:
  • Standard Short-Term Rental (SSTR): Permitted in all zoning districts with permit
  • Non-owner-occupied STR: Requires Special Use Permit in addition to rental permit
• Safety Standards: Must comply with village safety requirements
• Occupancy Limits: Based on number of bedrooms
• Application Process: Through Village Clerk's office

Town of Athens

• Registration Required: Annual registration (since 2017)
• Local Manager Required: If owner's primary residence is outside Greene County
• Occupancy Limits: Maximum 2 persons per night per rental unit plus 2 per bedroom
• Vehicle Limits: Maximum one vehicle per two occupants
• Penalties: Registration suspension/revocation after 3 violations within 24 months
• Annual Fee: Required for renewal

Village of Catskill

• Permit Required: Village STR permit
• Inspection Required: Safety inspection
• Fees: Approximately $375 for permit
• Additional Requirements: Quality-of-life standards enforcement
• Penalties: Fines per day for operating without permit

Town of Catskill

• Permit Required: STR permit application

State-Level Requirements (New York State)

• STR Registry: Registration required effective 2025
• Tax Collection: Both sales tax and occupancy tax collection required
• Insurance Requirements: Minimum $300,000 coverage for property and bodily injury
• Safety Requirements: Evacuation diagram, emergency phone numbers posting, working fire extinguisher
• Record Keeping: 2-year retention requirement for all booking records

Specific Regulations Summary

Housing Stock Impact

According to the Ulster County Comptroller's Office (neighboring county), Greene County has been significantly impacted by short-term rentals, with:

• 5.9% of all housing units being short-term rentals
• 45% of all rental units being short-term rentals
• This represents the highest percentage in the Hudson Valley region

Common Regulatory Themes

1. Owner-Occupied vs. Investment Properties: Many municipalities differentiate between owner-occupied and non-owner-occupied STRs
2. Local Management Requirements: Non-resident owners must designate local contacts
3. Safety and Code Compliance: Fire inspections and safety standards
4. Occupancy Limitations: Limits based on bedrooms and property size
5. Annual Renewals: Most jurisdictions require annual permit/registration renewals
6. Penalties for Non-Compliance: Fines, permit suspension, or revocation for violations

Contact Information

Greene County

Greene County Administrator
Email: countyadministrator@greenecountyny.gov
Phone: (518) 719-3270
Address: 411 Main Street, Suite 408, Catskill, NY 12414
Website: greenecountyny.gov/

Municipal Contacts

Town of Hunter

Building Inspector/Code Enforcement
Local Law #2 of 2023 - STR requirements in effect

Town of Jewett

Code Enforcement Officer
Registration Certificate issuer
Contact through Town Hall

Village of Athens

Village Clerk's Office
Handles STR permit applications
Website: Municipal website for forms

Town of Athens

Code Enforcement Officer
Handles STR registration
Town Code § 147 (Short-Term Rentals)

Village of Catskill

Code Enforcement Office
STR permit applications
Website: villageofcatskillny.gov/
Phone: Available through village office

Town of Catskill

Building Department
STR permit applications available

Important Timeline Considerations

• Existing Operators: Some municipalities have grace periods for existing operators (e.g., Hunter: 180 days)
• New NYS Registry: Effective 2025 with implementation timeline
• County Compliance Services: Greene County's RFP process began June 2025, indicating ongoing system development

Recommendations for STR Investors

1. Pre-Purchase Due Diligence: Always verify local requirements before purchasing property for STR use
2. Establish Local Presence: Consider hiring local property management to meet regulatory requirements
3. Budget for Compliance: Factor permit fees, inspection costs, and annual renewals into investment calculations
4. Monitor Regulatory Changes: Greene County's regulatory framework is actively evolving, requiring ongoing attention
5. Consider Municipality Differences: Requirements vary significantly between towns and villages within the county

Sources

• Greene County Request for Proposal - Short-Term Rental Compliance Services: greenecountyny.gov/rfp/request-for-proposal-short-term-rental-compliance-services/
• Town of Hunter STR Law: townofhunterny.gov/short-term-rental-law-now-in-effect/
• Town of Jewett Code Enforcement: townjewett.digitaltowpath.org:10570/content/PermitsFormsLicenses/Home/
• Village of Athens STR Law: ecode360.com/38523213
• Village of Catskill STR Application: villageofcatskillny.gov/vertical/sites/
• NYSAC STR Implementation Memo: www.nysac.org/media/1aqfhw4f/str-implementation-memo-may-28-2025.pdf
• Hudson Valley STR Resources: homesweethudson.com/str-regulation-resources/
• Ulster County STR Snapshot: comptroller.ulstercountyny.gov/wp-content/uploads/2024/10/Short-Term-Rental-Snapshot.pdf

Disclaimer: This guide is based on information available as of the provided search results. STR regulations are rapidly evolving, and investors should always verify current requirements with local authorities before proceeding with any STR investment or operation.