What should Amherst hosts know about short-term rentals are strictly prohibited?

Short-term rentals are strictly prohibited in Accessory Dwelling Units (ADUs).

What should Amherst hosts know about maximum occupancy is capped at?

Maximum occupancy is capped at 4 unrelated individuals regardless of the number of bedrooms.

What should Amherst hosts know about parking is only allowed on?

Parking is only allowed on paved or surfaced areas designated on your approved parking plan.

What are the permit fees in Amherst?

A 3% Community Impact Fee applies to 'professionally managed' units (defined as 2+ units in town not in the owner's primary home).

What are the key requirements for Amherst hosts?

All rentals must be renewed annually by June 15th.

Amherst, MA Short-Term Rental Regulations & Permit Guide

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Regulation details

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Eligibility7 rules

Amherst allows tenants to host STRs. Requirements: Requires written owner consent and property must already hold a valid Rental Permit.
Amherst does NOT require the property to be a primary residence. Investment properties are allowed.
Amherst allows STRs in the following property types: Single Family, Multi-Family, Condo, Townhouse, Apartment.

Requirements14 rules

Amherst STR warning: A 3% Community Impact Fee applies to 'professionally managed' units (defined as 2+ units in town not in the owner's primary home).
Amherst requires liability insurance for STR hosts. Minimum coverage: $1,000,000. State law (G.L. c.175, § 4P) requires $1M in liability insurance for each stay, which may be provided by the hosting platform.

Application process8 rules

Amherst STR permit - Step 3: Submit Town Rental Permit Application. Apply through the Amherst Online Permitting Portal (OpenGov/ViewPoint). You must include your state registration number. Required documents: State Registration Certificate, Proof of Liability Insurance. Time: 2 weeks. Cost: 150.

Fees & costs1 rule

Amherst charges a registration fee of $150 (annual). Extended/additional fee: $100 (Owner-occupied properties with up to 6 units pay a reduced fee of $100.).

Taxes2 rules

Amherst charges a Local Room Occupancy Excise of 0.06%. This applies to stays under 31 days. Platforms like Airbnb collect and remit this tax. Note: Major platforms like Airbnb collect and remit state and local taxes; however, hosts with direct bookings must remit through MassTaxConnect.
Massachusetts has a state sales tax of 0.057% that applies to STR rentals.

Limits & restrictions5 rules

Amherst enforces quiet hours: 11pm - 7am.
Amherst: Maximum occupancy is capped at 4 unrelated individuals regardless of the number of bedrooms.
Amherst limits stays to a maximum of 31 nights.
Amherst limits STRs to a maximum of 4 guests. Formula: No more than 4 unrelated individuals per dwelling unit regardless of size.

Safety requirements1 rule

Amherst requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, fire inspection, posted maximum occupancy, posted emergency contact, Egress must be unobstructed, Parking must be on paved surfaces only, Self-inspection checklist submission, 5-year mandatory town inspection cycle.

Penalties3 rules

Amherst: A 3% Community Impact Fee applies to 'professionally managed' units (defined as 2+ units in town not in the owner's primary home).
Amherst: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.

Exemptions2 rules

Amherst exempts the following from STR regulations: long-term rentals (30+ days), Properties rented for fewer than 14 days per year are exempt from excise tax but not registration, Hotels and Licensed B&Bs.
Amherst: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).

Amherst

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Frequently asked questions

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Summary

Restriction level

Why this classification

In plain English

At a glance

5 things hosts often miss

Regulation details

How to get permitted

Upgrade to Pro

Frequently asked questions

1Do I need a permit for short-term rentals in Amherst?

2What is the TOT tax rate in Amherst?

3Are there occupancy limits for Amherst rentals?

4What are the penalties for non-compliance in Amherst?

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