Short-Term Rental Investment Guide: Livingston, NY

Overview: Are Short-Term Rentals Allowed in Livingston, NY?

Yes, short-term rentals are explicitly allowed in Livingston, NY. The county has established a legal framework for short-term vacation rental operations, though they must comply with local occupancy laws and tax requirements. Livingston County officials have confirmed that STRs are legal and have emphasized robust enforcement of all laws governing these properties.

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

Step 1: Obtain Required Permits and Licenses

1. Town-Level Requirements: Contact the Town of Livingston for local permits

   • Complete the Short-Term Rental (STR) Application through the town portal
   • The application is available through the town's service desk system
   • Forms can be accessed at: townoflivingston.atlassian.net/servicedesk/customer/portal/2/group/15/create/51

2. County Registration: Register with Livingston County Treasurer

   • File an application for a Certificate of Authority
   • This applies even when using rental agencies like Airbnb
   • Certificate must be displayed prominently at the property

Step 2: Tax Registration and Compliance

• Register for the 3% Livingston County Guest Room Occupancy Tax
• Obtain your Certificate of Authority from the County Treasurer
• Set up quarterly reporting and remittance procedures

Required Documents, Permits, Licenses, and Guidelines

Municipal Requirements (Town of Livingston)

• STR Application (through town portal)
• Building Permits (if any renovations are planned)
• Fire Safety Inspection (if required)
• Site Plan Approval (if applicable)
• Special Use Permit (if required by zoning)

County Requirements (Livingston County)

• Certificate of Authority for occupancy tax collection
• Quarterly Return Forms (due within 30 days of quarter end)
• Display of certificate at rental property

Documentation Checklist

• Property ownership documentation
• Contact information for property manager/owner
• Emergency contact information
• Guest registration procedures
• Fire safety and building compliance certificates

Specific Regulations for Short-Term Rentals

County-Level Regulations (Livingston County)

Guest Room Occupancy Tax Law

• Tax Rate: 3% on all short-term rental charges
• Scope: Applies to hotels, motels, tourist homes, cottages, condominiums, bed and breakfasts, and short-term/vacation rentals
• Exemptions:
  • Permanent residents staying over 14 consecutive days
  • Exempt organizations as defined in local law

Registration Requirements

• Certificate of Authority required for all operators
• Application must be filed with County Treasurer
• Certificate must be displayed where visible to all occupants
• Certificates are non-transferable and must be surrendered upon property sale/transfer

Reporting and Payment Requirements

• Quarterly returns mandatory (even if no tax owed)
• Due dates: April 30, July 31, October 31, January 31
• Payment address: Livingston County Treasurer, 6 Court St, Room 203, Geneseo, NY 14454
• Penalties: 5% per month penalty (max 25%) plus 1% monthly interest

Enforcement

• County officials have announced robust enforcement policies
• Both property owners and guests are responsible for compliance

State-Level Regulations (New York State)

Note: The provided content does not contain specific New York State STR regulations. Investors should consult with state authorities for:

• Sales tax requirements
• State licensing requirements
• Any statewide STR regulations

Contact Information for Local Authorities

Livingston County Treasurer (Primary Contact)

Amy L. Davies, County Treasurer

• Phone: 585-243-7050
• Phone: 585-335-1715
• Fax: 585-243-7597
• Email: ADavies@co.livingston.ny.us
• Address: Livingston County Government Center, 6 Court Street, Room 203, Geneseo, NY 14454
• Hours: Monday - Friday, 8 a.m. - 4 p.m.

Town of Livingston

• Phone: 518.851.9441
• Email: livingstontownclerk@yahoo.com
• Contact for: Building permits, STR applications, zoning compliance

Media/Public Information Contact (Press Inquiries)

Julie Barry, Grants and Public Information Coordinator

• Phone: 585-243-7051
• Email: jbarry@co.livingston.ny.us

Links to Source Pages

Official County Resources

• Livingston County Occupancy Tax Page: www.livingstoncountyny.gov/168/Occupancy-Tax
• Local Laws Archive: www.livingstoncounty.us/Archive.aspx?AMID=64
• Press Release on Occupancy Laws: www.livingstoncountyny.gov/DocumentCenter/View/15151/PR_Occupancy-Laws

Town Resources

• Town of Livingston Forms Page: townoflivingston.org/home-livingston-ny/forms/
• STR Application Portal: townoflivingston.atlassian.net/servicedesk/customer/portal/2/group/15/create/51
• Town Website: townoflivingston.org

Additional Resources

• Quarterly Return Form: Available through county occupancy tax page
• Local Law Document: www.livingstoncountyny.gov/DocumentCenter/View/19586/Livingston-County-Guest-Room-Occupancy-Tax
• Occupancy Tax Application: www.livingstoncountyny.gov/DocumentCenter/View/21824/Occupational-Tax-Application

Important Notes for Investors

1. Enforcement Priority: County officials have emphasized robust enforcement, so compliance is critical
2. Display Requirements: The Certificate of Authority must be visible to all occupants
3. Non-Transferable Licenses: Licenses are tied to specific properties and cannot be transferred
4. Quarterly Reporting: Even properties with no rental activity must file quarterly returns
5. Multiple Jurisdiction Compliance: Ensure compliance with both town and county requirements
6. Rental Duration Considerations: Understand the 14-day exemption for permanent residents

This guide provides the essential regulatory framework for operating legal short-term rentals in Livingston, NY. Given the emphasis on enforcement and the complexity of multi-jurisdictional requirements, investors should maintain proactive compliance and maintain regular contact with both town and county authorities.