Daily Regulatory Notes 11/10/2025
Cities address STRs. Yates County, NY discusses bill; Kingston, NY reopens registration; Hendersonville, TN faces legal pressure; Park Township, MI resumes ban; Philipstown, NY prepares to adopt law; Salida, CO lifts residency requirement; Livingston, MT; Calistoga, CA. READ MORE.
Yates County lawmakers will consider opting out of New York’s new short-term rental registration mandate during their November 10 meeting in Penn Yan.
Local Law 5-25, introduced in October, would exempt the county from establishing a registration system required under Section 447-C of the state’s Real Property Law. Among them are a 911 software upgrade with RAPIDSOS and a new inmate transport contract with the Penn Yan Area Volunteer Ambulance Corps. Lawmakers are also expected to approve nearly $27,000 in tourism funding for local organizations, including the Seneca Lake Wine Trail and Dundee Area Merchants.
Kingston is reopening its short-term rental registration for one day only on December 3, offering four new permits after existing operators declined renewals.
The city caps full short-term rental permits at 1% of total housing units under its form-based zoning code. Mayor Steve Noble praised the city’s approach to managing its rental inventory, saying Kingston has “systemized” the process to maintain balance in the housing market. If applications exceed available permits, the city will select applicants at random and create a waitlist for future openings.
Hendersonville’s short-term rental restrictions are facing renewed legal pressure as property owners claim the city’s ordinance is unclear and unconstitutional.
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A case before the Tennessee Court of Appeals centers on whether the city’s 2016 zoning amendment, which bans rentals of less than 30 days in residential zones, can be fairly enforced. Judges pressed city attorneys on the lack of explicit language about owner occupancy and differing interpretations over time.
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Park Township will resume enforcing its short-term rental ban after a judge upheld the township’s 1974 zoning ordinance, which excludes rentals in residential areas.
The Nov. 3 ruling supports the township’s position that short-term rentals are only allowed in resort commercial districts. Officials said property owners who continue to operate could face escalating fines, while those who stop immediately will avoid penalties. The decision is a major setback for Park Township Neighbors, a group of more than 100 owners planning to appeal the ruling.
Philipstown is preparing to adopt a new short-term rental law that would require one-year permits for Airbnb and Vrbo hosts, marking the town’s first major step toward regulating the growing industry.
The draft law limits STRs to primary residences for at least 260 days a year to curb investor-owned properties, though officials may instead cap rental days to allow part-time residents some flexibility. Hosts would need inspections, liability insurance, off-street parking, and the ability to respond to emergencies within 20 minutes. Violations could bring fines of up to $5,000 and a four-year permit ban as the town braces for what could be a flood of new applications once enforcement begins.
The Salida City Council voted to lift its residency requirement for short-term rental ownership—but only in the city’s historic downtown—after a tense debate and last-minute legal review.
The decision allows nonresidents and companies to operate Airbnb-style rentals downtown while keeping the citywide 99-unit cap and one-property-per-owner rule intact. Council members said the limited change will serve as a test for how relaxing rules might affect Salida’s housing balance and local economy.
Livingston is moving to formally regulate short-term rentals, requiring all operators to obtain permits and pass safety inspections, with extra requirements for non-owner-occupied properties.
The ordinance defines two STR types and restricts rentals in select zones, aiming to gather data for potential future rules such as permit limits. Commissioners discussed STR benefits, like supplemental income and local employment, but also raised concerns about community cohesion and housing impacts. A second reading is required before the law takes effect.
The Calistoga City Council has unanimously adopted a new ordinance that strengthens enforcement of its long-standing ban on short-term rentals of fewer than 30 days.
The update adds Chapter 17.34 to the city’s Municipal Code, refining definitions, establishing a tiered penalty system with fines starting at $1,000 per day, and granting the city subpoena power to obtain booking data from hosting platforms. The city also plans to issue an RFP for software or consultants to help track unlawful listings.
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