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

• Yes—short-term rentals (rentals of 31 days or less) are allowed in the Town of Bethel (which includes White Lake) under a proposed local law under public review in 2023.
• The Bethel Town Board explicitly modeled the law on the Town of Canadice STR ordinance, identified by New York State as a “gold standard.” The intent is to regulate—not prohibit—STRs to preserve health, character, safety, and general welfare.
• The proposal treats the entire town uniformly; it does not carve out special rules for residential hamlets like White Lake and Smallwood. Public comments raised concerns about this “one-size-fits-all” approach in dense residential areas. As of the 2023 hearing, final adoption was still pending and subject to revisions.

How to start a short-term rental business in this market

• Confirm that the final law has been adopted (or get the status update from the Town Clerk or Code Enforcement Office).
• Apply for a short-term rental permit through the Town of Bethel’s Code Enforcement Office/Building Inspector (CEO).
• Schedule and complete a property inspection (conducted by the CEO/Building Inspector) to verify safety and compliance items (see Required Documents/Inspections below).
• Pay the annual permit fee (amount not specified in the 2023 materials; ask the CEO/Town Clerk for current fees).
• Enroll your listing in the Sullivan County bed tax program (if required at the time of operation).
• Maintain ongoing compliance: post required notices, maintain contact with a responsible local contact who can respond within 24 hours, retain safety equipment, maintain septic/waste systems, enforce quiet hours, and keep records.

Required documents, permits, licenses, and inspections

• STR permit application and annual permit (administered by the Code Enforcement Office/Building Inspector).
• Property inspection by the Code Enforcement Office/Building Inspector (including fire and safety checks).
• Safety equipment and documentation:
  • Working smoke detectors (with battery backup).
  • Carbon monoxide detectors (with battery backup).
  • Fire extinguisher(s).
• Proof of septic system adequacy and liability insurance coverage.
• Floor plan (as part of permit application).
• Written rental contract with renters outlining house rules.
• “Good Neighbor Statement” (to be posted and/or included in the rental agreement).
• Sullivan County bed tax enrollment/remittance (county-level requirement).
• No person-per-unit cap for an individual owner (the 2023 materials did not set an owner residency or unit cap); however, the maximum occupancy per unit is capped (see Regulatory Standards below).

Specific regulations for STRs in Bethel Town, Sullivan County, NY

• Maximum occupancy: No STR may exceed 12 people per unit.
• Parking: One off-road parking space per bedroom must be provided to prevent street congestion.
• Quiet hours: Required quiet hours of 11:00 p.m. to 7:00 a.m. (post or include in the good neighbor statement/contract).
• Septic and garbage:
  • Septic system must be adequate and functioning.
  • Weekly garbage removal must be provided.
• Safety:
  • Smoke and CO detectors with battery backup.
  • Fire extinguishers present.
  • Fire safety address identification: Post 911 address at the end of the driveway (visible from road) and inside the house; this was strongly urged by the White Lake Fire District director at the 2023 hearing.
  • Fire season communications (e.g., for Bethel’s western areas): Alert renters about seasonal burn restrictions and fire risks.
• Contact and response:
  • Maintain a local contact person who can respond within 24 hours in case of issues.
  • The Code Enforcement Office handles investigations and can suspend or revoke permits for violations; appeals go to the Zoning Board of Appeals (ZBA).
• Zoning consistency: The 2023 proposal treats all zoning districts the same (i.e., it does not differentiate rules for White Lake/Smallwood vs. other districts). Public comment has urged:
  • Limits or caps on the number of STR permits (town-wide and/or by district).
  • Special requirements for densely populated residential areas (e.g., Smallwood, White Lake), including infrastructure and environmental safeguards.
• Sullivan County bed tax:
  • STR operators must register for and collect the county bed tax. Enforcement and procedures are administered by Sullivan County (operators should confirm current rates and filing requirements with the County).
• State guidance:
  • New York State considers the Town of Canadice STR law the “gold standard.” Bethel’s proposal closely mirrors Canadice’s requirements and intent.

Enforcement and penalties (2023 draft proposal)

• The Code Enforcement Office investigates complaints and observed violations.
• Enforcement tools include issuing violations, suspension, or revocation of the STR permit.
• Permit holders have the right to appeal adverse actions to the Zoning Board of Appeals.
• Additional operational note raised in public hearing: If a permit is revoked, the appeal process can take approximately one month before the ZBA.

Contacts and resources

• Town of Bethel Supervisor and Town Board:
  • Phone: (845) 583-4353
  • Email: supervisor@townofbethel.org
• Town Attorney: Marvin Newberg
• Code Enforcement Office/Building Inspector (permits and inspections):
  • Phone: (845) 583-4353 (ask for Code Enforcement)
  • Email: codeenforcement@townofbethel.org
• Town Clerk (local law and procedural inquiries):
  • Phone: (845) 583-4353
  • Email: townclerk@townofbethel.org
• White Lake Fire District (fire safety address identification; seasonal burn information):
  • Contact the White Lake Fire District or Town Supervisor’s office for the current phone/email (not listed in the provided materials).
• Sullivan County (bed tax registration and reporting):
  • Contact the Sullivan County Treasurer’s Office or County website for bed tax registration, rates, and filing instructions.

Key sources (follow-up links)

• Rentals or residences? The River Reporter coverage of Bethel’s proposed STR law and impacts on White Lake/Smallwood: www.riverreporter.com/stories/rentals-or-residences,96229
• Sullivan County Democrat coverage of Bethel’s public hearing on STRs: www.scdemocratonline.com/stories/bethels-concerns-over-short-term-rentals,94746
• Town of Bethel April 26, 2023 Town Board meeting minutes (public hearing and legal counsel overview of proposed STR law): ecode360.com/BE0597/document/732460556.pdf
• SmART Bethel project documents and advocacy letters on Bethel’s proposed STR law: www.smartbethel.org/project-documents

Investor notes and practical next steps

• Verify the law’s current status (adopted vs. pending) with the Town Clerk or Code Enforcement Office and obtain the final adopted text.
• Seek clarity on permit fees, inspection cadence, and any caps/limits adopted post-2023.
• Confirm Sullivan County bed tax enrollment steps and filing cadence with the County.
• Consider voluntary measures that address community concerns: capped occupancy in dense residential neighborhoods, robust screening, local manager on-call, and clear communication of fire/emergency procedures.
• For White Lake specifically, expect sensitivity around density, septic capacity, traffic, and neighborhood character. Proactive engagement with neighbors and the White Lake Fire District can reduce friction and enforcement risk.