Saratoga Springs Short-Term Rental Regulations

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Permit & Licensing

Primary Residence Short-Term Rental License

The property must be your primary residence. This means investment properties are not eligible for this permit type.

Non-Primary Residence Short-Term Rental License

This permit type does not require primary residence.

Application Process

Apply online (or via paper form when the portal is offline) to the Department of Accounts with proof of ownership, proof of insurance, a notarized affidavit of compliance, and (if applicable) a septic site plan and proof of primary residence; the Fire Department schedules a required inspection, and the license is not effective until issued by the Department of Accounts.

Note: Document requirements vary by permit type. See individual permit sections above for eligibility details.

Tax Obligations

Combined rate: 15% of gross rental income.

Collection: County and city occupancy taxes are collected/administered by the Saratoga County Treasurer (or other designated fiscal officer) per local law; state and local sales tax is collected by the operator or booking service and remitted to the NYS Department of Taxation and Finance.

Filing: Monthly (default under local law; a longer or shorter period may be set)

Rental Limits

Saratoga Springs limits short-term rentals to 150 days per year. Each individual stay must be 29 consecutive days or fewer per stay.

Occupancy & Density Limits

For properties on private septic systems, maximum occupancy may not exceed the number of occupants allowed by applicable law for the septic tank/leach field size; no separate general bedroom-based occupancy formula was found in available official sources.

Zoning & Restrictions

Short-term rentals are regulated citywide under Chapter 136A as a licensing scheme rather than through zoning-district prohibitions; no official source found restricting STRs to specific zoning districts. Regulation instead turns on primary vs. non-primary residence status and an annual 150-day cap.

Insurance & Safety

Insurance

Operators must maintain at least $300,000 in liability insurance covering the property's use as a short-term rental.

Safety & Operating Requirements

• Correct number of carbon monoxide detectors installed per NYS Uniform Fire Prevention and Building Code
• All exterior doors operational; passageways to exterior doors clear and unobstructed
• Evacuation diagram conspicuously posted identifying all means of egress
• Electrical systems and wiring serviceable, with no visual defects or unsafe conditions
• Fireplaces, fireplace inserts, and fuel-burning heaters/furnaces vented and properly installed, with flues cleaned within 12 months of application and annually thereafter
• Each bedroom compliant with the NYS Uniform Fire Prevention and Building Code
• Maximum occupancy not to exceed limits set by septic tank/leach field capacity, where applicable
• Notice of parking spaces posted; no parking permitted over septic tank/leach field
• Emergency information posted, including 911 address and unit/suite numbering
• Fire and poison control hotline number and other emergency numbers posted
• Copy of city noise ordinance (Chapter 148) posted
• Working fire extinguisher on-site, in an accessible location, with a UL rating of 2A:10B:C
• Pools and decks compliant with the NYS Uniform Fire Prevention and Building Code

Compliance Checklist

Follow these steps to legally operate a short-term rental in Saratoga Springs:

1. Determine your permit type. Saratoga Springs has 2 permit types. Identify which applies to your property (Primary Residence Short-Term Rental License, Non-Primary Residence Short-Term Rental License).
2. Meet safety requirements. Correct number of carbon monoxide detectors installed per NYS Uniform Fire Prevention and Building Code. All exterior doors operational; passageways to exterior doors clear and unobstructed. Evacuation diagram conspicuously posted identifying all means of egress. Electrical systems and wiring serviceable, with no visual defects or unsafe conditions. Fireplaces, fireplace inserts, and fuel-burning heaters/furnaces vented and properly installed, with flues cleaned within 12 months of application and annually thereafter. Each bedroom compliant with the NYS Uniform Fire Prevention and Building Code. Maximum occupancy not to exceed limits set by septic tank/leach field capacity, where applicable. Notice of parking spaces posted; no parking permitted over septic tank/leach field. Emergency information posted, including 911 address and unit/suite numbering. Fire and poison control hotline number and other emergency numbers posted. Copy of city noise ordinance (Chapter 148) posted. Working fire extinguisher on-site, in an accessible location, with a UL rating of 2A:10B:C. Pools and decks compliant with the NYS Uniform Fire Prevention and Building Code.
3. Obtain liability insurance. $300,000 minimum.
4. Apply for your STR permit. Submit application. Fees vary by type: Primary Residence Short-Term Rental License $100; Non-Primary Residence Short-Term Rental License $750. See permit types above to determine which applies.
5. Register for tax accounts. Set up lodging tax accounts with Saratoga County Treasurer (county & city occupancy tax); NYS Department of Taxation and Finance (state & local sales tax).
6. Collect and remit taxes. 15% on all bookings.
7. Renew annually. Renewal fees vary by permit type ($100 / $750). See permit types above.

Frequently Asked Questions

Do you need a permit to run an Airbnb in Saratoga Springs?

Yes. Saratoga Springs requires a short-term rental permit to operate an Airbnb or Vrbo, and there are 2 permit types — one requires the property to be your primary residence, and another allows non-owner-occupied (investment) use. See the permit types above to find which applies to your property.

How much does a short-term rental permit cost in Saratoga Springs?

Permit costs in Saratoga Springs vary by type: Primary Residence Short-Term Rental License $100; Non-Primary Residence Short-Term Rental License $750.

Does Saratoga Springs require a short-term rental to be your primary residence?

It depends on the permit type. At least one Saratoga Springs permit requires the property to be your primary residence, while another allows non-owner-occupied (investment) use — see the permit types above.

How many days a year can you short-term rent in Saratoga Springs?

Saratoga Springs limits short-term rentals to 150 days per year.

What taxes do you pay on a short-term rental in Saratoga Springs?

Short-term rental stays in Saratoga Springs are subject to a combined 15% in lodging taxes. This combines 7% New York State & Saratoga County Sales Tax + 3% Saratoga County Occupancy Tax + 5% City of Saratoga Springs Occupancy Tax. The host is responsible for collecting and remitting them.