Short-Term Rental (STR) Investor’s Guide to Kingston, NY

Overview: Are short-term rentals allowed in Kingston, NY?

• Yes—short-term rentals are allowed in Kingston, NY, but only with a city-issued Short-Term Rental Permit obtained before advertising or renting. The City’s Form-Based Code (effective August 2, 2023) governs STRs, with three permit types, strict cap for full STRs, limited zones for full STRs, mandatory inspections, occupancy limits, and significant fines for noncompliance. The cap on STR-F permits has been reached; new STR-F permits are not being issued until further notice.

How to start a short-term rental business in Kingston, NY

1. Confirm eligibility and permit pathway

• Decide which permit fits your property and model:
  • STR-F (Full): Entire dwelling unit, full-time operation. Zoning limited to T4 or T5 transects; one per property; capped at 1% of city housing units (106 permits). As of March 4, 2024, the cap is reached—requests are rejected until further notice.
  • STR-RO (Resident-Occupied): Portion of a dwelling unit, with the owner living on-site full-time. No cap; allowed citywide.
  • STR-L (Limited): Entire dwelling unit used as an STR fewer than 30 days per year. No cap; allowed citywide.
• Check your property’s zoning using the City’s interactive map. Only T4 or T5 transects qualify for STR-F.
• Confirm that no STR is allowed in accessory dwelling units (ADUs). Only one STR per property is permitted.

2. Gather information for registration

• You will need:
  • Your property’s account number and activation code (mailed by the City or obtained from GovOS support).
  • License fee payment (ACH/e-check or major credit cards).
  • Ownership or authorized party details for portal account setup.

3. Register online and pay fees

• All registrations are processed via the City’s online portal (paper or in-person applications are not accepted).
• After initial registration and fee payment, the Building Safety Department will contact you to schedule an inspection before issuing the license.
• License number must be included in all online and offline advertisements once approved.
• Annual renewals are required; inspections occur every two years thereafter.

Required documents, permits, licenses, and guidelines

• Permit types and core eligibility:
  • STR-F: Entire unit; limited to T4/T5 transects; capped at 106 permits citywide; no ADUs; one STR per property.
  • STR-RO: Portion of unit with full-time on-site resident; no cap; allowed citywide; no ADUs; one STR per property.
  • STR-L: Entire unit used <30 days/year; no cap; allowed citywide; no ADUs; one STR per property.
• Licensing and registration:
  • Apply and pay fees online via the City’s STR portal.
  • Provide account number and activation code to activate your account.
  • Include the issued license number in all advertising (online and offline).
  • Annual license renewal is mandatory; inspections occur every two years.
• Occupancy limits:
  • Maximum two guests per bedroom; maximum six guests per dwelling; children 10 and under do not count toward occupancy.
• Safety and inspections:
  • Inspection by Building Safety required prior to initial approval; follow-on inspections biennially.
• Advertising compliance:
  • License number must be posted in all advertisements.
• Enforcement:
  • Operating or advertising without a license is a violation; fines are assessed per day rented or per day advertised.
  • New STR-F permits are not being issued due to the cap; monitor the City for updates.

Specific regulations for short-term rentals in Kingston, NY (city, county, and state)

• City of Kingston (primary rules):
  • Permit requirement: All STRs (rented for fewer than 30 consecutive days) require a Short-Term Rental Permit before advertising or renting.
  • Permit types:
    • STR-F: Full, entire-unit STR (zoning limited to T4/T5; capped).
    • STR-RO: Resident-occupied portion of a unit (no cap).
    • STR-L: Entire unit, used as STR fewer than 30 days/year (no cap).
  • Caps and zones:
    • STR-F capped at 1% of housing units (106). As of March 4, 2024, the cap is reached; further STR-F requests are rejected until further notice.
    • STR-F permitted only in T4 or T5 transects (check via zoning map).
    • Only one STR per property; no STR permitted in accessory dwelling units.
  • Fees:
    • Annual registration fees: STR-F $650; STR-RO $125; STR-L $125.
  • Renewal and inspection:
    • Annual renewal required; inspection every two years.
  • Occupancy:
    • Max six guests per dwelling; two per bedroom; children 10 and under do not count.
  • Advertising:
    • License number must be displayed in all advertisements.
  • Enforcement:
    • Violations (per day rented or per day advertised):
      • First instance: $1,000
      • Second instance: $5,000
      • Third or subsequent instance: $7,500
    • Complaint portal available to report unlicensed or problematic STRs.
• Ulster County:
  • No county-specific STR regulatory framework is presented in the provided materials. Ulster County administers a local occupancy tax on hotel stays (commonly referred to as a “bed tax”) that typically applies to transient lodging including STRs. Investors should confirm the current Ulster County occupancy tax rate and filing requirements with the County.
• New York State:
  • The provided materials do not include state-level STR statutes or tax provisions. New York State may impose sales tax and other taxes on transient lodging. Investors should consult the NYS Department of Tax Finance or a tax professional to confirm applicability, rates, and filing obligations.

Key contacts (phone, email, website where available)

• City of Kingston – Office of Housing Initiatives (primary STR oversight):
  • Phone: 845-334-3928
• City of Kingston – Building Safety Department (inspections and licensing):
  • Phone: 845-331-1217
• GovOS Support (technical assistance for registration portal, activation codes, payments):
  • Email: blt.str.support@govos.com
  • Phone: 888-751-1911
  • Include “City of Kingston, New York” and your account number in all communications.

Important note on county and state taxes

• Ulster County and New York State may impose taxes on transient lodging (occupancy and sales taxes). Confirm the current rates and filing procedures directly with the county and state to ensure full compliance and accurate pricing.

Links to source pages (source material and resources)

• City of Kingston STR Fact Sheet (Form-Based Code summary of STR regulations):
  • www.kingston-ny.gov/filestorage/8399/8469/48370/STR_Fact_Sheet_-_City_of_Kingston_Form-Based_Code.pdf
• City of Kingston STR Registration Portal:
  • cityofkingston.munirevs.com/
• STR Registration FAQ and portal guidance:
  • cityofkingston.munirevs.com/faq/
• City of Kingston zoning map (check T4/T5 transects for STR-F eligibility):
  • zoning.gridics.com/us/ny/kingston
• City News Release (August 15, 2023): STR portal launch and enforcement:
  • www.kingston-ny.gov/news/?FeedID=1957
• STR Complaint Portal (report violations):
  • str.govos.com/complaint/?cityid=1684
• Airbnb Help: Kingston, NY host guidance (third-party summary of local requirements):
  • www.airbnb.com/help/article/3770
• Engage Kingston: Kingston Forward (overview of the new zoning code):
  • engagekingston.com/kingston-forward

Notes and best practices for STR investors

• Because STR-F permits are capped and the cap has been reached, investors pursuing full-time STRs should plan for STR-RO or STR-L pathways unless and until the City reopens STR-F applications.
• Always verify zoning transect (T4/T5) before acquiring or converting a property for STR-F use.
• Embed your license number in all listings and marketing materials to avoid advertising violations.
• Maintain clear records of annual renewals, inspection schedules, and occupancy logs to demonstrate compliance.
• Factor county and state tax obligations into pricing and cash flow modeling.

If you need assistance navigating the portal, setting up accounts, or aligning your property with zoning and inspection requirements, start with the Office of Housing Initiatives and Building Safety Department for official guidance, and use GovOS support for portal technical issues.