Overview: Are Short‑Term Rentals Allowed in Lake Placid (Town of North Elba and Village of Lake Placid)?

Yes—short‑term rentals are allowed in Lake Placid and the Town of North Elba, but they are tightly regulated and require permits. As of 2023, the Town and Village adopted a joint local law (Local Law #1 of 2023) that:

• Defines STRs as rentals of any dwelling (in whole or part) for fewer than 30 consecutive nights (timeshares, hotels/motels, and B&Bs are excluded; an owner’s own use is not an STR).
• Establishes multiple permit categories, district‑level restrictions, occupancy and parking limits, safety requirements, and an appeals process.
• Caps unhosted STR permits in the Town at 165 and hosted permits at 48; caps for hosted permits in Town residential districts may apply, and the Village imposes a 90‑day annual cap on Village Unhosted STRs.
• Bars issuance of new unhosted permits in residential neighborhoods; existing unhosted permits in residential districts may be renewed until a change of ownership.
• Provides a waitlist system once caps are met, with detailed application and documentation rules.

Bottom line: You can operate an STR in Lake Placid, but only with the correct permit type for your property’s district, compliance with safety and occupancy rules, and ongoing adherence to the law.

How to Start a Short‑Term Rental Business in Lake Placid

1. Confirm zoning eligibility and permit path.

• Town of North Elba (outside the Village) offers: Lodging, Unhosted, and Hosted STR permits (see “Regulatory Structure” below).
• Village of Lake Placid offers: Lodging, Unhosted, Hosted, and Main Street STR permits.
• No new unhosted STRs are issued in residential neighborhoods; hosted permits and certain lodging permits remain viable in many districts.

2. Choose the correct permit category and confirm whether caps/waitlists apply.

• Unhosted (Town cap: 165; Village unhosted cap: 90 days/year); Hosted (Town cap: 48); Lodging (no caps); Main Street (no days cap but no ground‑floor street‑front STRs; long‑term rental ratio applies for 3+ units).

3. Align the property with technical standards (before applying).

• Occupancy limits (nighttime vs daytime); parking (1 space per bedroom; 9’x20’ space standard); septic and chimney compliance; smoke/CO detectors; egress; and posted emergency information.

4. Register for required taxes.

• New York State sales tax (8% combined state/local) and local occupancy taxes (5% Lake Placid/North Elba; Essex County occupancy tax). Register with the NY State Department of Taxation and Finance and the Essex County Treasurer’s Office.

5. Assemble documentation and submit via the GovOS/MUNIRevs portal.

• Core application materials include site plan, signed affidavit, septic inspection (if applicable), chimney cleaning invoice, deed, 24/7 local emergency contact, Good Neighbor Flyer distribution plan, and more.

6. Prepare for inspection and compliance monitoring.

• Enforcement may inspect for safety and code compliance; a 24/7 local contact must be able to respond within 60 minutes.

7. Maintain ongoing compliance.

• Annual permit renewal; display permit in the STR; include permit number and parking limits in all listings; distribute Good Neighbor Flyers to guests; comply with noise, parking, and occupancy rules; maintain tax filings; and maintain septic/chimney documentation.

8. Monitor caps and waitlists.

• When the cap is reached, join the official waitlist; respond promptly to notification to apply; only the current owner of record can be waitlisted.

9. Preserve grandfathering (if applicable).

• Existing unhosted STRs in residential districts may be renewed until a change of ownership; track this status closely.

Required Documents, Permits, Licenses, and Guidelines

Permit application checklist (owner must provide):

• Completed application (via GovOS/MUNIRevs).
• Deed (copy) and parcel/Tax Map number (SWIS codes: Town 154089; Village 154001).
• Site plan (to scale) showing building(s), parking, and (if applicable) septic system and leach field.
• Signed and notarized owner affidavit confirming:
  • Smoke detectors in each bedroom plus common areas; fire extinguisher(s) in kitchen and any room with open flame; at least one carbon monoxide detector.
  • Operational exterior doors with clear egress.
  • Electrical systems serviceable with no visual defects.
  • Fireplaces/inserts/fuel‑burning heaters/furnaces are vented, properly installed, and flues cleaned within the prior 12 months (include chimney cleaning invoice).
  • Each bedroom complies with NYS Building Code.
  • Number of bedrooms and parking spaces.
• Septic inspection report (if served by private septic): within two years of application, sized to system capacity, and confirming adequate functioning per NYS DOH standards; system failures require a passing re‑inspection.
• 24/7 emergency contact information (owner or agent able to respond within 60 minutes and reachable 24/7).
• Map/description of guest parking plan for the property.
• Parking must meet 180 sq ft minimum per space (typically 9’x20’) and be usable; garage spaces may count if actually available and compliant.
• Essex County Room Occupancy Tax Registration Form (evidence of registration).
• Good Neighbor Flyer (to be provided to all renters).
• Occupancy declarations: maximum nighttime occupants per formula; daytime limits (up to twice nighttime occupancy).

Permit types (key distinctions):

• Hosted STR: Owner resides on site ≥184 days per year and stays overnight during each rental; permitted in most districts; Town cap of 48; proof of primary residence required (e.g., driver’s license, voter registration).
• Unhosted STR: No on‑site owner; Town cap of 165; Village unhosted limited to 90 days/year; prohibited in residential districts except pre‑existing grandfathered renewals.
• Lodging STR: In designated districts (e.g., Village Center, Gateway Corridor, Old Military Corridor) and qualifying PD/condo/townhome communities; no caps; Village Center and Gateway Corridor properties may have multiple permits per property.
• Main Street STR: Along Main Street from Brewster Park to Town Hall; ground‑floor street‑front space must remain commercial; properties with 3+ units must provide 1 long‑term unit for every 2 STR units.

Required postings and advertising:

• Display the STR permit inside the unit.
• Include permit number and the number of allowed vehicles in all listings.
• Include a link to the online Good Neighbor Guidelines in all listings.
• Post emergency contact information and address visibility for responders.
• Provide the Good Neighbor Flyer to guests.

Tax and registration:

• Register for NYS sales tax certificate of authority (for 8% combined sales tax).
• Register for Essex County occupancy tax and local Lake Placid/North Elba occupancy tax (5%).
• Comply with quarterly/state/local filing requirements and keep records for renewals.

Specific Regulations for Short‑Term Rentals (City/Village, County, and State)

Town of North Elba (outside the Village):

• Permit categories and caps:
  • Lodging STR: Allowed in specified districts (Whiteface Inn PD with HOA/WFCR management, Old Military Road Corridor with frontage, Gateway Corridor with specified frontages, and qualifying condo/townhome associations); no cap; no hosted/unhosted distinction.
  • Unhosted STR: Allowed in Rural Countryside, North Lake Residential, South Lake Residential, portions of Old Military and Gateway Corridor without frontage, Whiteface Inn PD not under HOA/WFCR, and qualifying condos/townhomes; cap of 165; minimum rental 14 days/year; prohibited in Town Residential and certain PDs unless expressly allowed.
  • Hosted STR: Allowed in all Planning Districts; cap of 48; minimum rental 14 days/year; primary‑residence verification required.
• Grandfathering: Pre‑existing STR permits may be renewed until a change in ownership; thereafter must comply with current law.
• Waitlists: Maintained separately for hosted and unhosted when caps are reached; email waitlist application with deed, subject line must specify “HOSTED STR permit waitlist” or “UN‑HOSTED STR permit waitlist”; only current owners may join; complete application must be submitted within 14 days of notification or position is forfeited.

Village of Lake Placid:

• Permit categories:
  • Village Unhosted STR: Not permitted in Town/Village Residential districts; maximum 90 days per calendar year.
  • Lodging STR: Allowed in Placid Gold LLC PD, Crowne Plaza Resort PD, Mirror Lake Inn Resort PD, Village Center, Gateway Corridor, Old Military Corridor, and qualifying condo/townhome associations; no annual day cap; Village Center/Gateway Corridor properties may have multiple permits per property; Village Center/Gateway Corridor and Main Street properties with 3+ units must provide 1 long‑term rental for every 2 STR units.
  • Main Street STR: Along Main Street from Brewster Park to Town Hall; ground‑floor street‑front space must be commercial; mixed‑use long‑term rental ratio applies for 3+ units; no annual day cap.
  • Hosted STR: Allowed without a days‑per‑year cap; must meet hosted definition.
• Ground‑floor prohibition: Street‑level street‑front spaces on Main Street cannot be STRs.
• Residential protections: No new unhosted STRs in residential districts; existing unhosted in residential may be renewed until ownership change.

Occupancy, parking, and safety:

• Occupancy limits:
  • Nighttime: up to 2 occupants per compliant bedroom plus 2 additional (e.g., 2‑bedroom = 6; 4‑bedroom = 10; 6‑bedroom = 14). Studio formula: 2 occupants for first 220 sq ft plus 1 per additional 100 sq ft (e.g., 550 sq ft = 5). Septic capacity may be more restrictive.
  • Daytime: up to twice the nighttime limit between 6:00 a.m. and 10:00 p.m.
• Parking: 1 off‑street space per bedroom; minimum 180 sq ft per space (9’x20’), rectangular; garage spaces count only if actually used and available; no parking on lawns or streets; parking limits must be displayed in listings and rentals.
• Safety: Smoke detectors (each bedroom and common areas), CO detectors, fire extinguishers in kitchen and rooms with open flame, clear egress, compliant bedrooms per NYS Building Code, and documented chimney cleaning within 12 months.

Events and conduct:

• Outside the Village: weddings, corporate, and commercial outdoor events must end by 10:00 p.m.; all events must comply with noise ordinances.
• Inside the Village: weddings, corporate, and commercial functions are not allowed at STRs.
• Fireworks: Private displays are prohibited.
• Noise: Town quiet hours 9:00 p.m.–7:00 a.m.; Village quiet hours 9:30 p.m.–7:00 a.m. (rental contracts must include noise ordinance requirements).

Violations, penalties, and appeals:

• Enforcement actions include warnings, conditions, suspension, or revocation of permits; repeat violations within five years escalate to higher fines; each week of continued violation is a separate offense.
• Minimum fines: $1,000 (first), $2,000 (second), $3,000 (third), within five years; enforcement may be in Town/Village Court or Supreme Court; injunctive relief and cost recovery available.
• Appeals: Determinations by the Enforcement Officer may be appealed to the STR Appeals Board within 30 days; Board aims to hear appeals within 15 days and decide within 10 days.

State and county overlays:

• NYS Building Code compliance is required; sales tax (8%) applies to STR rentals; platforms are generally responsible for collection and remittance (confirm with your platform and the NYS Department of Taxation and Finance).
• Essex County Room Occupancy Tax registration is required; local Lake Placid/North Elba occupancy tax (5%) applies.

Contact Information (Local Authority in Charge of STRs)

• STR Compliance Monitor (Building & Planning Department):
  • Britt E. Waite
  • Phone: 518-523-9518
  • Email: bwaite@northelba.org
• STR Compliance Email (for waitlist and compliance submissions):
  • strcompliance@northelba.org
  • Note: For waitlists, the subject line must be either “Hosted STR Permit Waitlist” or “Unhosted STR Permit Waitlist”; include all required information in one email and attach your deed.
• Short‑Term Rental Complaint Hotline:
  • 518-739-7906
• Town of North Elba / Village of Lake Placid Main Numbers:
  • North Elba: 518-523-9516
  • Lake Placid Village: 518-523-2597
• Office Address:
  • 2693 Main Street, Lake Placid, NY 12946
• GovOS/MUNIRevs (Permit portal):
  • northelba.munirevs.com

Source Links

• Town/Village STR program hub (permit info, waitlist forms, noise ordinances, planning maps, lists of current permits):
  • northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/index.php
• Local Law #1 of 2023 (updated STR law):
  • northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/2023%20STR%20Amend%20LOCAL%20LAW.pdf
• 2023 STR Fee Schedule:
  • northelba.villageoflakeplacid.ny.gov/departments/building___planning/2023%20STR%20Fee%20Schedule.pdf
• Good Neighbor Flyer (2023):
  • northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Good%20Neighbor%20Flyer%202023%20FINAL.pdf
• Noise Ordinances:
  • Town of North Elba: northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Noise-Ordinance.TNE.pdf
  • Village of Lake Placid: northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Noise-Ordinance.VLP.pdf
• Planning District Maps:
  • Village vicinity: northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Planning-Districts-Villlage-Vicinity-0826.10.pdf
  • Town of North Elba: northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Planning-Districts-Town-of-North-Elba-0826.10.pdf
• Lists of current permits:
  • Town permits (Aug 2024): northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/List%20of%20Town%20Permits%20August%202024.pdf
  • Village permits (current): northelba.villageoflakeplacid.ny.gov/departments/building___planning/short_term_rental/Village%20permit%20for%20website.pdf
• Essex County Image Mate Online (Tax Map/Parcel Lookup):
  • rpts-imo.co.essex.ny.us/IMO