What should Montauk hosts know about the 'two-stay rule': you can?

The 'Two-Stay Rule': You can only rent for less than 14 days TWICE in any six-month period.

What should Montauk hosts know about share houses (renting individual rooms?

Share houses (renting individual rooms or selling 'shares' of time) are strictly illegal.

What violations should Montauk hosts avoid?

Advertising a rental without the official Registry Number is a stand-alone violation with significant fines.

What should Montauk hosts know about maximum of 4 unrelated persons?

Maximum of 4 unrelated persons per house, regardless of the number of bedrooms.

Montauk Short-Term Rental Regulations & Registration

Baseline Verification

100%

Basic verification complete

Verified: Feb 11, 2026

Summary

Short-term rentals in Montauk are governed by the Town of East Hampton, requiring mandatory registration and strictly limiting stays under 14 days to twice per six-month period.

Restriction Level

✅

Permissive

Score: 3 (restrictive)

Why this classification:

•Tenants cannot host
•Permit required
•Reporting required
•Safety standards required
•No night cap
•No primary residence requirement

In Plain English

All rental properties must be registered with the Town of East Hampton to receive a Rental Registry Number, which must be displayed in all advertisements. The most restrictive rule is the 'Two-Stay Rule,' which permits only two rentals of less than 14 days within any six-month period. Stays of 14 days or longer are not limited by this quota but still require valid registration.

At a Glance

Permit Required

Yes

Night Limit

None

Primary Residence

Not Required

Total Tax Rate

0.1%

Permit Fee

$100

Processing Time

2-4 weeks

Max Fine

$15,000

4 Things Hosts Often Miss

Regulation Details

Eligibility(7)

•Montauk does NOT allow tenants to host STRs. Only property owners may operate short-term rentals.
•Montauk: Your HOA can prohibit short-term rentals even if the city allows them. Check your CC&Rs before applying.
•Montauk: Properties with affordable housing restrictions or subsidies cannot be used for short-term rentals.

Requirements(11)

•Montauk STR warning: Share houses (renting individual rooms or selling 'shares' of time) are strictly illegal.
•Montauk STR warning: Advertising a rental without the official Registry Number is a stand-alone violation with significant fines.
•Montauk STR warning: The 'Two-Stay Rule': You can only rent for less than 14 days TWICE in any six-month period.

Application Process(7)

•Montauk STR permit - Step 1: Verify Certificate of Occupancy. Confirm with the Town Building Department that a valid Certificate of Occupancy (CO) is on file for the property. Time: 1-3 days.
•Montauk STR permit - Step 4: Display Registry Number. Once the number is issued, it must be included in all online and print advertisements for the property. Time: Immediate.

Fees & Costs(1)

•Montauk charges a registration fee of $100 (biennial).

Taxes(2)

•New York has a state sales tax of 0.04% that applies to STR rentals.
•Montauk charges a Suffolk County Hotel/Motel Occupancy Tax of 0.055%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO generally collect and remit the 5.5% Suffolk County tax and NY State Sales Tax.

Limits & Restrictions(5)

•Montauk limits STRs to a maximum of 8 guests. Formula: Maximum of 2 persons per conventional bedroom; max 4 unrelated persons total per dwelling
•Montauk occupancy calculation: Maximum of 2 persons per conventional bedroom; max 4 unrelated persons total per dwelling. Count your bedrooms to determine your max guest limit.
•Montauk enforces quiet hours: 10pm-7am.

Safety Requirements(1)

•Montauk requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Notarized self-inspection checklist required, Pool alarms and fences (if applicable), Visible house numbers (min 4 inches), Handrails on all stairways.

Penalties(4)

•Montauk: Serious or repeated STR violations can result in criminal charges, not just fines.
•Montauk: Advertising a rental without the official Registry Number is a stand-alone violation with significant fines.
•Montauk: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.

Exemptions(2)

•Montauk: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).
•Montauk exempts the following from STR regulations: long-term rentals (30+ days), extended stays, Rentals to immediate family members, Owner-occupied guest room rentals (limited).

Step-by-Step Application Guide

Upgrade to Pro

Unlock: 4-Step Application Guide

Get step-by-step application guides and access to all 51+ markets.

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.

Other New York Markets

Canandaigua

New York

Moderate

The City of Canandaigua regulates short-term rentals under Chapter 712 of the Municipal Code, requiring a biennial license and a safety inspection. Hosts must collect a 3% local lodging tax in addition to New York state sales tax.

Permit required

0.1% total tax

Dutchess County

New York

Permissive

Dutchess County does not have a centralized county-wide short-term rental ordinance; instead, it enforces a 5% Hotel and Motel Room Occupancy Tax. All land use, zoning, and STR permit requirements are handled at the individual town, village, or city level.

0.1% total tax

Hammondsport

New York

Moderate

Short-term rentals in Hammondsport require a permit, biennial inspections, and are subject to a 12% density cap in residential zones.

Permit required

0.1% total tax

Shelate Island

New York

Moderate

Short-term rentals in Shelter Island are governed by Chapter 105 of the Town Code, requiring a biennial license and adherence to a strict 'one rental every 14 days' frequency rule for non-owner occupied properties. The town limits occupancy based on bedroom count and requires clear display of the license number in all advertisements.

Permit required

0.1% total tax

Montauk

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

4 Things Hosts Often Miss

Create a free account

Regulation Details

Eligibility(7)

Requirements(11)

Application Process(7)

Fees & Costs(1)

Taxes(2)

Limits & Restrictions(5)

Safety Requirements(1)

Penalties(4)

Exemptions(2)

Create a free account

Step-by-Step Application Guide

Upgrade to Pro

Frequently Asked Questions

Related Content

Other New York Markets

Canandaigua

Dutchess County

Hammondsport

Shelate Island

Montauk

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

4 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 Montauk?

2What is the TOT tax rate in Montauk?

3Are there rental night limits in Montauk?

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

Related Content

Other New York Markets

Canandaigua

Dutchess County

Hammondsport

Shelate Island