🎯 STRisker: Bulletin - Philipstown, NY

Philipstown Drafts Fair-Play Rules for Airbnb and Vrbo Rentals

Philipstown is stepping into the short-term rental debate with a new draft law that aims to balance residents’ peace of mind with property owners’ income potential. On October 2, the Town Board reviewed a set of proposed regulations that would require all Airbnb and Vrbo hosts to obtain annual permits, comply with safety inspections, and follow strict guidelines on use, noise, and guest behavior.

Judy Farrell, a Town Board member and part of the Short-Term Rental Committee that drafted the proposal, said the team looked at rules from neighboring towns like Cold Spring but tailored Philipstown’s version to its own character and concerns. “It does ensure that there are safe places for people, for tourists, to stay,” she said, adding that the board plans a workshop for October 29 to dig deeper into the details.

💡✨ The draft rules outline five categories of short-term rentals:

✅ hosted rentals (where the owner lives on-site)

✅ unhosted rentals

✅ one-time annual rentals of up to 14 nights

✅ second homes

✅ corporate-owned tourist homes

All categories would require annual permits and compliance with local zoning laws. The plan limits STRs to three zoning districts — R-1, I-1, and B-1 — and mandates either on-site or designated off-site parking.

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In an effort to curb nuisances, unhosted rentals would be capped at 90 nights per year and banned from hosting parties or events. All STRs would have to carry at least $500,000 in liability insurance and pass an annual safety inspection. Penalties for violations would start at $1,000 for a first offense and escalate to $3,000, along with potential permit revocation and multi-year bans for repeat offenders.

For multi-unit properties, only one dwelling could be rented as a short-term rental, though accessory buildings could still qualify. The rules also set minimum and maximum stay durations, from two to 29 nights, to discourage revolving-door visitor traffic.

Farrell emphasized that the committee’s goal wasn’t to eliminate short-term rentals but to ensure responsible hosting that respects neighborhood life. “We wanted something that works for both the town and homeowners,” she explained.

The draft represents months of community input and growing concern over the proliferation of unregulated STRs. While some locals rely on vacation rentals for extra income, others have voiced frustration about noise, parking shortages, and the erosion of residential character. The upcoming October 29 workshop will give residents another chance to weigh in before the Town Board moves toward adoption.

If approved later this year, the new STR rules could bring a sense of order — and accountability — to Philipstown’s growing rental scene.

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