Overview: Are STRs allowed in Greenwood Lake?

• Short-term rentals (STRs) are allowed in the Village of Greenwood Lake (Orange County) but only with a Village-issued permit. The Village regulates STRs as a business activity under local law Chapter 116a and requires annual registration, inspection, and fee payment. The permit program explicitly covers rentals of less than 30 days and was designed to balance neighborhood stability with the economic benefits of short-term lodging. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/; villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf

How to start a short-term rental business in Greenwood Lake

• Confirm eligibility and compliance before applying:
  • You must be a real person (individual) with an ownership interest in the property; corporate-only ownership or leaseholders/tenants may not obtain an STR permit. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/; villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Property must have a valid Certificate of Occupancy (CO). Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Property must be free of outstanding code violations. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Liability insurance with limits not less than $1,000,000/$2,000,000 aggregate is required. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/; villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Septic system must meet current code, cannot be a cesspool, must have been pumped and inspected within the 12 months prior to application and again within each 12-month renewal period. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf; villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• Register the rental unit:
  • Complete the short-term rental unit registration form (approved by the Building Inspector). Required information includes: property address; number of units and bedrooms; overnight/daytime occupancy limits; types/placement of fire protection systems; number and location of exits; floor plan showing bedrooms, exits, and fire systems; all listing platforms used; notarized submission. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Register as the landlord:
  • If you are an absentee landlord or a non-natural owner (e.g., LLC, corporation), you must designate a real-person agent for service of process who resides within Orange County. The agent’s physical address (no P.O. boxes) must be provided; changing the agent invalidates the permit until a new agent is designated. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Obtain the STR permit and schedule inspections:
  • Submit the landlord registration and unit registration, pay fees, and pass the Building Inspector’s inspection (annual). Violations must be remedied prior to permit issuance. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Permits expire one year after issuance. Renewal applications are due at least 30 days prior to expiration and require inspection and fee payment. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Operate and maintain:
  • Maintain current liability insurance; keep CO valid; keep septic pumped/inspected annually; comply with occupancy limits and parking rules; ensure exit signs are illuminated at main entrance/exit; manage trash/recycling per rules. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf; villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Operating timeline: the Village indicates permits should be approved by May 31 to operate after June 1; processing can take up to 30 days. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • If you sell the property, any existing STR permit becomes void and the new owner must apply. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf

Required documents, permits, licenses, and guidelines

• Short-Term Rental Unit Registration (form approved by the Building Inspector, notarized) including:
  • Property address; number of rental units and bedrooms; occupancy limits; fire protection system details; exit count/locations; floor plan with bedrooms/exits/fire systems; all listing platforms used. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Landlord Registration (form approved by the Building Inspector, notarized) including:
  • Owner’s name, SSN, phone, email, mailing and physical address; if a business entity, all owners/officers/partners and the agent’s contact details; agent for service of process residing within Orange County; acknowledgment of Village Code §116; no P.O. boxes. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• STR Permit Application:
  • Issued only after the property and owner registrations are complete and the Building Inspector’s inspection is passed with no outstanding violations. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Evidence of compliance:
  • Valid CO; liability insurance ($1M/$2M aggregate minimum); septic system compliance (no cesspool) with documented pump/inspection within prior 12 months and annually thereafter; illuminated exit signs at main entrance/exit; NYS-compliant smoke and CO detectors; adequate exits per NYS standards; parking designated by Building Inspector; compliance with trash/recycling placement rules. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf; villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• Renewals:
  • Annual renewal (due 30 days before expiration) with updated inspection and fees. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf

Specific regulations for STRs (Village, County, State)

• Village of Greenwood Lake (local law Chapter 116a):
  • STR defined as residential rental for less than 30 days; hotels/motels/inns/B&Bs and month-to-month/annual leases are excluded. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Permit requirement, registration of unit and landlord, annual inspection, revocation grounds (e.g., violations of Chapter 116a or Village code, NYS Penal Code violations on premises, public nuisance), non-transferability, and appeal rights to the Village Board. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Occupancy and use restrictions:
    • Maximum of three (3) adult persons per bedroom. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
    • No sub-leasing or licensing by tenants; tenants may not advertise assignments or shares. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
    • Parking must not block driveways/easements; ingress/egress must remain clear; overnight parked vehicles may be prima facie evidence of occupancy. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
    • Trash/recycling: cannot be stored in public view except in proper collection containers; set out no earlier than 5:00 p.m. the evening before scheduled collection days (Chapter 63-3e referenced). Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Safety standards:
    • NYS-compliant smoke and CO detectors; adequate exits per NYS standards; illuminated exit signs at main entrance and main exit; valid CO; septic compliance (cesspools prohibited). Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Denial/revocation grounds include falsified applications, prior violations, lack of safety equipment, and nuisance conduct. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
  • Fees (Resolution #69 of 2024/2025): Short-Term Rental Registration $100; Long-Term Rental Registration $100; Annual Rental Inspection $50 per unit; Annual Fire Inspection $100; Fine for Unregistered Short-Term Rental $1,000; Fine for Unregistered Long-Term Rental $500. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Operating timeline: Approved permits should be obtained by May 31 to operate after June 1; processing up to 30 days. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• Orange County:
  • Village Code references compliance with State Multiple Residence Law and County requirements; however, county-specific STR mandates beyond the Village’s rules are not detailed in the provided Village sources. Operators should verify any county lodging tax or registry requirements with Orange County directly (contact information not provided in the sources). Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• New York State:
  • The provided Greenwood Lake materials do not include explicit NYS STR registry/tax details. Investors should confirm any applicable state occupancy or sales taxes and recent registry legislation with New York State or Orange County tax authorities. Sources (none in the provided Village content): New York State Department of Tax (state-level taxes); Local laws for county/municipal lodging taxes (if any). villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/; villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf

Contact information (local authority in charge of STRs)

• Primary Village Contacts:
  • Building Department (Code Enforcement/Building Inspector): Village Hall, 18 Church Street, P.O. Box 7, Greenwood Lake, NY 10925. Phone: 845-477-9215. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Village Main Number: 845-477-9215. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Village Website: villageofgreenwoodlake.gov/ Source: villageofgreenwoodlake.gov/
  • Police (non-emergency): 845-477-9211. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
  • Fire Department (non-emergency): 845-477-9211. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• For Orange County STR or tax requirements: Not specified in the provided Village sources. Operators should contact the County directly for any county-level registry, lodging tax, or compliance programs.

Links to source pages

• Village STR Permit and Requirements: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• Village of Greenwood Lake Chapter 116a (Short-Term Rental Property) PDF: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Village of Greenwood Lake Official Website: villageofgreenwoodlake.gov/
• Additional market context (third-party; not required for compliance): www.alluvionvacations.com/str-regulations

Notes for investors

• Greenwood Lake treats STRs as a regulated business; permits are privileges subject to review, suspension, or revocation by the Village Board. Compliance with safety, septic, insurance, occupancy, parking, and trash rules is mandatory and inspected annually. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf; villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• If you plan to operate in the summer season, secure approvals early (by May 31 for post–June 1 operation) and allow up to 30 days for processing. Source: villageofgreenwoodlake.gov/permits-required-for-short-term-rental-air-bb/
• Absentee or entity owners must maintain a local agent within Orange County for service of process; failing to maintain this requirement invalidates the permit. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Transfers of legal or equitable title void the permit; the new owner must apply. Source: villageofgreenwoodlake.gov/wp-content/uploads/2018/01/abb_draft.pdf
• Confirm New York State and Orange County tax obligations (sales, occupancy, or lodging taxes) and any new registry requirements directly with the State and County; the Village pages do not specify state or county tax rules. Sources (general guidance; not included in Village sources): NYS Tax Department; Orange County.