Long Beach, New York Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Long Beach, New York?

No. Short-term rentals are explicitly prohibited in Long Beach, New York.

Based on the provided content from Long Beach, New York city officials and recent council proceedings, short-term rentals are illegal in Long Beach, NY. The city has been actively prosecuting STR violations for years, and as of August 2024, the City Council was discussing formalizing this prohibition into ordinance. All rentals of 28 days or fewer are classified as transient rental properties and are banned throughout the city.

What do Airbnb hosts actually earn in Long Beach?

Long Beach hosts earn a median $34,752/year with $390 ADR and 55% occupancy.

Top performers pull in $54,138+ per year.

See the full Long Beach market breakdown

Current Legal Status

Long Beach, New York maintains a strict prohibition on short-term rentals. The city defines any dwelling unit used for rentals less than 28 days as a transient rental property, effectively banning platforms like Airbnb, VRBO, and similar services within city limits. The city has been enforcing this prohibition through active prosecution of violations, typically responding to neighbor complaints and police reports regarding loud parties, parking issues, and quality-of-life disruptions.

Enforcement and Penalties

Current Enforcement Structure

Active Prosecution: The city has "several cases already in city court right now" regarding STR violations
Complaint-Driven: Enforcement typically responds to neighbor complaints or police reports
Quality of Life Issues: The city specifically targets violations related to loud parties, parking problems, and other community disruptions

Proposed Penalties (Under Discussion in 2024)

The proposed ordinance would establish clear penalties for STR violations:

First-time Offenders: Fines up to $2,500 or imprisonment for up to 15 days, or both
Repeat Violators: Fines up to $30,000 for fourth or subsequent offenses, plus potential jail time

How to Start a Short-Term Rental Business in This Market

You cannot start a legal short-term rental business in Long Beach, New York.

The city has maintained this position for years, with Building Commissioner Scott Kemins confirming that "Short-term rentals are already illegal in the city of Long Beach. We've been prosecuting them for many years." Any attempts to operate an STR in Long Beach, NY would result in immediate enforcement action and significant penalties.

Required Documents, Permits, Licenses, and Guidelines

No permits, licenses, or documents are available for short-term rentals in Long Beach, New York.

The city does not issue any permits, registrations, or licenses for short-term rental operations. Any such application would be denied, and the applicant could face penalties for attempting to establish an illegal rental operation.

Specific Regulations

City-Level Regulations

Complete Ban: All short-term rentals (28 days or less) are prohibited
No Exceptions: There are no permitted zones or exceptions for STRs
Active Enforcement: The city actively investigates and prosecutes violations

County-Level Regulations

No additional county-specific regulations were provided in the source material.

State-Level Regulations

No New York State-specific regulations were provided in the source material. However, local municipalities in New York have authority to regulate short-term rentals, and Long Beach has chosen to maintain a complete prohibition.

Community Response and Council Discussion

Public Opposition

The August 2024 City Council meeting revealed significant community debate:

Host Concerns: Local Airbnb hosts argued that responsible hosting helps pay bills and supports the community
Economic Arguments: Some residents noted that STRs help families manage rising costs of living
Community Benefits: Hosts emphasized benefits to local restaurants and visitor experience

Council Position

Data Collection: Council members acknowledged the need for more data before making final decisions
Work Session: The council considered holding a work session to gather additional evidence
Delayed Action: Rather than voting, the council kept the hearing open for continued discussion

Contact Information

Long Beach, New York City Hall

Address: 1 West Chester Street, Long Beach, New York
Meeting Information: Available at www.longbeachny.gov/councilmeetings

Building Department

Building Commissioner: Scott Kemins (referenced in council proceedings)
Primary Contact: City Hall at above address

Code Enforcement

Enforcement Method: Complaint-driven through neighbors and police reports
Court Action: Cases prosecuted in city court

City Council

Council President: Brendan Finn (as of August 2024)
Meeting Schedule: Regular meetings held at City Hall, 1 West Chester Street

Revenue and Economic Considerations

Current Tax Structure

Hotel Occupancy Tax: Hotels pay taxes to New York State, which sends combined payments to the city
Sales Tax: City receives revenue from sales tax, hotel stays, and food/beverages
STR Revenue Loss: The city currently receives no revenue from STRs since they are prohibited

Community Economic Arguments

Positive Impact: Some residents argue that STRs help revive the city's tourism economy
Alternative Accommodations: STRs are seen as filling gaps left by decline in traditional hotels
Financial Support: Hosts argue that STR income helps residents pay mortgages and support local businesses

Alternative Investment Strategies

Given the legal prohibition on STRs in Long Beach, NY, investors should consider:

Long-Term Rentals: Traditional rental properties remain legal
Hospitality Investment: Hotel and bed-and-breakfast properties (if properly licensed)
Neighboring Markets: Consider STR opportunities in nearby jurisdictions that permit them
Related Services: Property management, cleaning services, or other STR-adjacent businesses

Important Notes for Investors

Legal Risk: Operating an STR in Long Beach, NY carries significant legal and financial risk
Active Enforcement: The city has a track record of prosecuting violations
No Grandfathering: Existing illegal operations face the same penalties as new violations
Future Changes: While current policy is prohibition, the council continues to discuss the issue
Neighboring Markets: Nearby jurisdictions may have different regulations worth exploring

Sources

Long Beach, NY City Council Meeting Proceedings (August 20, 2024): www.longbeachny.gov/vertical/sites/%7BC3C1054A-3D3A-41B3-8896-814D00B86D2A%7D/uploads/08-20-2024_Proceedings.pdf
Long Beach City Council Debate Coverage (September 6, 2024): www.liherald.com/longbeach/stories/long-beach-city-council-debates-proposed-ordinance,209874

Disclaimer: This analysis is based solely on the provided source material. Regulations may have changed since these documents were published. Investors should verify current regulations with local authorities before making any business decisions.

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Ask the AI Advisor about Long Beach

Long Beach is a beachfront city occupying a narrow barrier island just off the south shore of Long Island in Nassau County, New York. With an approximate population of around 33,000 residents, it carries a year-round small-city feel that swells dramatically each summer when day-trippers and vacationers arrive to take advantage of its wide Atlantic beach and walkable downtown. The city is best known for its namesake boardwalk and for serving as a gateway to the broader South Shore beach scene, including Fire Island and the surrounding barrier-island communities. It sits roughly 25 miles east of Manhattan, an easy trip by car via the Meadowbrook State Parkway or by the Long Island Rail Road, which stops right in the city center.

The single most defining feature of Long Beach is the Long Beach Boardwalk, a roughly 2.2-mile wooden promenade that runs along the ocean just steps from the sand and the city's commercial strip. Lined with benches, snack bars, bike rentals, and seasonal vendors, the boardwalk forms the social spine of the city and is the central reason visitors book stays here. It begins essentially in town, making it a zero-drive attraction for anyone renting within city limits.

Just to the west, a short drive of about ten to fifteen minutes up the Meadowbrook State Parkway, sits Jones Beach State Park, one of the most iconic public beaches in the country. Famous for its restored Art Deco-style bathhouse, its 6.5 miles of white-sand oceanfront, and the Jones Beach Theater, the park draws millions of visitors each summer for swimming, concerts, and boardwalk strolls, giving Long Beach visitors an easy day trip without straying far from their rental.

A little farther east, the Fire Island barrier island begins, reachable from Long Beach via the Robert Moses Bridge (about a 20-minute drive) or by seasonal ferries out of nearby bays. Fire Island offers a car-free, slow-paced counterpoint to the city, with communities like Robert Moses, Kismet, and Ocean Beach providing lighthouses, sun-bleached boardwalks, and a famously laid-back atmosphere that many Long Beach vacationers fold into a longer stay.

To the north, just a few minutes inland, Hempstead Lake State Park offers wooded trails, three small lakes, and a splash park, giving renters an easy non-beach option for rainy afternoons or for travelers who want variety beyond the surf. Together, these nearby draws make Long Beach a flexible base where guests can mix oceanfront downtime with day trips to some of Long Island's most recognizable coastal destinations.