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

Summary

Amherst requires all short-term rentals to obtain a Residential Rental Permit, comply with strict occupancy limits, and prohibits STRs in accessory dwelling units (ADUs).

Restriction Level

⚠️

Moderate

Score: 11 (restrictive)

Why this classification:

•Standard permit fee: $150
•Permit required
•Reporting required
•No night cap
•No primary residence requirement
•Tenants can host

In Plain English

If you want to rent your home for 31 days or less, you must register with the State Department of Revenue and apply for a town Residential Rental Permit. You can only have up to four unrelated people staying in one unit, and you cannot use a basement apartment or backyard cottage (ADU) as a short-term rental. The town is currently phasing in mandatory inspections for all rental properties every five years.

At a Glance

Permit Required

Yes

Night Limit

None

Primary Residence

Not Required

Total Tax Rate

0.1%

Permit Fee

$150

Processing Time

2-4 weeks

5 Things Hosts Often Miss

1.Short-term rentals are strictly prohibited in Accessory Dwelling Units (ADUs).
2.Maximum occupancy is capped at 4 unrelated individuals regardless of the number of bedrooms.
3.Parking is only allowed on paved or surfaced areas designated on your approved parking plan.
4.A 3% Community Impact Fee applies to 'professionally managed' units (defined as 2+ units in town not in the owner's primary home).
5.All rentals must be renewed annually by June 15th.

Regulation Details

Eligibility(7)

•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.

Requirements(14)

•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 Process(8)

•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 & Costs(1)

•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.).

Taxes(2)

•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 & Restrictions(5)

•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 Requirements(1)

•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.

Penalties(3)

•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.

Exemptions(2)

•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).

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Disclaimer

Regulatory information is AI-researched for educational purposes. Details may be outdated or incomplete. Always verify requirements directly with your city/county planning department before operating a short-term rental.

Amherst

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

5 Things Hosts Often Miss

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Regulation Details

Eligibility(7)

Requirements(14)

Application Process(8)

Fees & Costs(1)

Taxes(2)

Limits & Restrictions(5)

Safety Requirements(1)

Penalties(3)

Exemptions(2)

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Step-by-Step Application Guide

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Frequently Asked Questions

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Amherst

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

5 Things Hosts Often Miss

Step-by-Step Application Guide

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?

Related Content

Other Massachusetts Markets

Lenox

Edgartown

Stockbridge

Boston