Port Henry, New York Short Term Rental Regulations Guide for Airbnb hosts

Overview

Short-term rentals are ALLOWED in Port Henry, NY with specific requirements and restrictions depending on the zoning district. The Village allows Vacation Rentals by Owner (such as Airbnb) and Bed-and-Breakfast establishments in most residential and mixed-use zoning districts, subject to Planning Board site plan approval. However, these uses are prohibited in the Downtown Commercial District and Industrial District.

What do Airbnb hosts actually earn in Port Henry?

Port Henry hosts earn a median $15,866/year with $171 ADR and 52% occupancy.

Top performers pull in $24,641+ per year.

See the full Port Henry market breakdown

How to Start a Short-Term Rental Business in Port Henry

Step 1: Determine Zoning Compliance

Before proceeding, verify that your property is located in a zoning district that permits short-term rentals:

Allowed Districts for Vacation Rentals (VRBO/Airbnb):

Residential District (R) - Site Plan Approval Required
Transition District (T) - Site Plan Approval Required
Undeveloped District (U) - Site Plan Approval Required
Waterfront and Public Recreation District (WPR) - Site Plan Approval Required

Prohibited Districts:

Downtown Commercial District (DC) - Not Permitted
Industrial District (I) - Not Permitted

Alternative Options:

Bed-and-Breakfast establishments are allowed in all districts where VRBO/Airbnb is permitted, plus the Downtown Commercial District
Boarding/Lodging/Rooming Houses are permitted in Residential, Transition, and WPR districts only

Step 2: Site Plan Review Process

Since most STR uses require Site Plan Review (SP), you must:

Submit a preliminary sketch plan to the Planning Board for conceptual review
Apply for formal site plan approval
Obtain Planning Board approval before receiving a building permit

Step 3: Building Permit

After site plan approval, obtain a building permit from the Code Enforcement Officer.

Required Documents, Permits, Licenses, and Guidelines

Site Plan Review Application Requirements

Site Plan Documents (2 copies required):

Location map showing boundaries, dimensions, and features within 500 feet
Existing site features (buildings, utilities, drainage)
Proposed building locations and arrangements
Parking areas and circulation patterns
Building elevations and exterior finish materials
Outdoor lighting facilities
Topographic maps (2-foot contour intervals for slopes ≥10%, 5-foot intervals for slopes <10%)

Accompanying Data:

Completed application form and fee
Name and address of applicant and licensed professionals
Property deed (if requested)
Owner authorization if applicant is not the property owner
Construction materials and methods description
Soil test results and percolation tests (if applicable)
Status of required state and county permits
Detailed lighting plans with point-by-point calculations

Building Permits

Must comply with New York State Uniform Fire Prevention and Building Codes
Required for all new STR operations
Must meet all zoning dimensional requirements

Additional Compliance Requirements

Water Supply: Any wells must comply with NYS Department of Health standards
Sewage Disposal: Must connect to adequate approved sewage disposal systems
Parking: Must provide adequate off-street parking (80% of maximum demand)
Emergency Access: Structures must be readily accessible for emergency vehicles

Specific Regulations for Short-Term Rentals

Dimensional Requirements

General Setbacks:

Adjacent to railroad: 50 feet minimum
Adjacent to streams/wetlands: 100 feet minimum
From Lake Champlain shoreline: 100 feet minimum

Building Limitations:

Single/two-family residential: Maximum 3 stories, 2,500 sq ft first-floor footprint
Commercial structures: Maximum 5 stories in DC/T districts, 30,000 sq ft maximum footprint

Residential District Specifics:

Front, side, and rear setbacks: 15 feet minimum
Front setback measured from roadway edge

Waterfront and Public Recreation District:

100 feet minimum setback from mean high water mark of Lake Champlain
No boat docks within 10 feet of property lines
No sewage systems within 100 feet of shoreline

Operational Standards

Noise and Nuisance Controls:

No noise exceeding 55 decibels at property line from 8 AM to 6 PM
No discernible noise at property lines from 6 PM to 8 AM
No odor, smoke, dust, or atmospheric pollutants
No heat perceptible beyond property boundaries
No nuisance vibration

Lighting Requirements:

All lighting must be shielded and directed downward
Light levels at property lines shall not exceed 0.1 foot-candles
Maximum freestanding light height: 20 feet
No flashing, intermittent, rotating, or moving lights

Home Occupation Standards (if applicable):

Must be incidental and subordinate to residential use
No heavy equipment or tractor trailers on property
Maximum 4 additional employees for major home occupations
Maximum 2 additional employees for minor home occupations
Minor home occupations may have one 2-square-foot sign

Commercial Design Standards (for Bed-and-Breakfast)

Building Design:

Varying setbacks, heights, and roof treatments to reduce apparent scale
Facades must have architectural features every 40+ feet along Main Street
Traditional materials, textures, and colors required
Ground floor facades must have features along 50% of horizontal length
No blank walls facing streets

Landscaping:

Minimum 30% of building foundation must be landscaped
Street trees required (1 per 30 feet of road frontage)
Parking lots over 30 spaces require landscape islands (360 sq ft minimum)

State-Level Requirements (New York)

Stormwater Management: Commercial projects disturbing >1 acre require Stormwater Pollution Prevention Plan
Building Codes: Must comply with NYS Uniform Fire Prevention and Building Codes
Water Systems: Wells must meet NYS Department of Health standards

Contact Information

Village of Port Henry

Mailing Address: Village of Port Henry 4303 Main Street Port Henry, NY 12974

Phone: (518) 546-8611

Code Enforcement Officer/Building Department: Contact through Village Hall at (518) 546-8611

Planning Board: Meetings held regularly - contact Village Hall for schedule and meeting location

Village Clerk: (518) 546-8611

Essex County Planning Department

Phone: (518) 873-3350

New York State Department of Environmental Conservation

Regional Office (Region 5 -includes Essex County): Phone: (518) 897-1200 Website: www.dec.ny.gov

New York State Department of Health

Phone: (518) 486-3412

Important Notes

Nonconforming Uses: Existing STRs that were legal before adoption of this law may be allowed to continue, but changes require compliance with current regulations.
SEQR Environmental Review: Major projects may require State Environmental Quality Review under NYCRR Part 617.
Additional Permits: Depending on location and scope, you may need permits from:
- Adirondack Park Agency (if near APA jurisdictional areas)
- U.S. Army Corps of Engineers (if near waterways)
- Essex County Health Department
Variances: If your property cannot meet dimensional requirements, you may apply to the Zoning Board of Appeals for relief.
Enforcement: Violations are subject to enforcement proceedings under Article X of the Zoning Law.

Source Documents

Village of Port Henry Zoning Law, Local Law No. 1 of 2017
Village of Port Henry Development Review Law (incorporated into zoning law)
New York State Uniform Fire Prevention and Building Codes

Disclaimer: This guide is for informational purposes only. Always consult with the Village Code Enforcement Officer and legal counsel before starting a short-term rental business to ensure full compliance with all applicable regulations.

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Ask the AI Advisor about Port Henry

Port Henry is a small village nestled in Essex County in northeastern New York, sitting directly on the western shore of Lake Champlain. With a population of roughly 1,100 residents, it has the feel of a quiet, working-class lakeside community whose roots are tied to the nineteenth-century iron-mining industry that once made it a significant industrial center on the lake. Today its character blends faded industrial heritage with the slower pace of a small Adirondack gateway town, and it serves as a natural entry point to the broader Adirondack Park region. The nearest mid-sized city is Burlington, Vermont, which sits across the lake roughly 35 miles to the north and east, while Plattsburgh, New York is about 40 miles north along the lakeshore and Albany lies approximately 100 miles to the south.

Just north of the village, the Crown Point State Historic Site preserves one of the most layered historical landscapes in the region. Within a short drive of about ten minutes, visitors can walk the stone ruins of the eighteenth-century French and British forts, climb the iconic 1858 Crown Point Lighthouse on a slender peninsula jutting into the lake, and stand beside the remnants of the Champlain Memorial Bridge, which once connected New York and Vermont. The site combines Revolutionary War history, early-American engineering, and sweeping lake views, and it draws visitors interested in both heritage tourism and scenic photography.

A bit farther south along the lakeshore, Fort Ticonderoga sits about a 30-minute drive from Port Henry. The meticulously reconstructed eighteenth-century fort played a pivotal role in both the French and Indian War and the American Revolution, and today it functions as a living-history museum with costumed interpreters, original-period gardens, and an extensive collection of military artifacts. The fort's setting on a peninsula between Lake Champlain and Lake George gives it a dramatic backdrop and makes it one of the marquee cultural stops in the Adirondack-Lake Champlain corridor.

The village itself is also closely tied to Lake Champlain, whose broad waters form the community's front yard. Public access points and small lakeside parks offer opportunities for swimming, fishing, kayaking, and quiet sunset viewing, while the surrounding foothills of the Adirondacks provide a steady supply of hiking trails, leaf-peeping routes, and backroad drives. Seasonal events tied to the lake, including summer boating and fall foliage tourism, give Port Henry a rhythm that appeals to travelers looking for an off-the-beaten-path Adirondack base.

Port Henry's combination of small-town character, deep historical roots, and immediate access to Lake Champlain and the Adirondacks makes it an appealing location for short-term rentals. Guests can spend their days exploring Revolutionary-era forts, paddling on the lake, or driving into the High Peaks region, all while returning each evening to a quiet, affordable, and authentically local village that offers a more relaxed alternative to the busier resort towns further south.