Registration Lax on Short-Term Rentals

Beacon cites lack of resources to compel compliance
Nearly six years after Beacon legalized short-term rentals, most Airbnb listings are not registered with the city.
According to Inside Airbnb, a data collection project based in Newburgh, 133 units in Beacon were listed on the booking site in July 2025. But files obtained by The Current under the Freedom of Information Law show only 33 are registered with the city, as the law requires.
STR laws typically allow municipalities to limit the number of housing units being rented to visitors and ensure that rentals have safety features such as smoke detectors and don't disrupt neighborhoods.
The 2020 Beacon law allows homeowners and tenants to rent or sublet their homes or apartments for up to 30 days at a time, for a maximum of 100 days per year. Rental spaces must be the host's primary residence, and accessory dwelling units cannot be rented.
According to Inside Airbnb, which pulls its data from information posted by the platform, the hosts of 14 Beacon listings live in New York City and six live out of state. The 133 listings are more than triple the number (40) on the site a decade ago, but nearly the same as in June 2020 (126), when the council amended the zoning code.
City Administrator Chris White said this week that Beacon does not have the staff to adequately enforce its STR regulations. Since Building Inspector Bryan Murphy was hired in March, the department has prioritized health and safety issues, including overdue fire inspections and enforcing sidewalk snow removal. White said enforcement of STRs has been mostly in response to complaints about noise or parking.
New York State authorized Beacon to collect a 2 percent occupancy tax on hotel stays and STR rentals as of Jan. 1, 2025. The Roundhouse, Mirbeau Inn & Spa and other hotels are expected to generate the bulk of the $200,000 in tax revenue in 2026, White said. Airbnb will begin collecting the Beacon tax on its platform starting March 1.
The City Council is likely to revisit its STR regulations this year. During a discussion of agenda priorities on Tuesday (Feb. 17), Mayor Lee Kyriacou noted that enforcing limits on short-term rentals could have the quickest impact on the "acute" need for housing. "The fundamental issue is rental costs are really high because there's not enough supply," he said. "Restricting short-term rentals would force them into the long-term rental stock immediately."
According to the most recent U.S. Census Bureau data, 41 percent of Beacon households are renter-occupied, and 185 units are listed as vacant, meaning they do not have long-term renters. "If some of those units were returned to the market, it would make it easier to find housing," said Murray Cox, who founded the data project.

A New York City law adopted in 2023 is stricter than Beacon's: It also requires hosts to register with the city before accepting rentals of 30 days or less. Property owners must reside (and remain) in the unit; bookings are limited to two guests; and booking platforms cannot process transactions for unregistered listings. The law had an immediate effect, with 50,000 listings falling off the services between 2019 and 2023. There are now about 5,000, Cox said.
In 2024, Gov. Kathy Hochul signed legislation authorizing counties to establish STR registries. Dutchess County officials have discussed creating a list; there has been no discussion in Putnam, a representative said.
In Cold Spring, the Village Board enacted a law in 2021 to regulate STRs but began to review the measure three years later, saying the regulations were too cumbersome to enforce. Mayor Kathleen Foley says updating the STR code is a priority for 2026. The Philipstown Town Board this week discussed revisions to regulations it drafted in October that would require annual permits and inspections and ban parties.
Critics say STRs need to be limited because they remove long-term housing from the market, drive up rents and negatively affect com...