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Council adopts short‑term rental rules with 50‑unit cap, tighter noise standard and one‑year review
Summary
After a protracted public hearing, the East Hampton City Council adopted a new short‑term rental ordinance and matching zoning change requiring annual Board of Health registration, joint inspections, a 50‑unit cap with a waiting list, a provisional one‑year registration option and revised noise language centered on the property line; the ordinance will be reviewed after the first year.
The East Hampton City Council adopted new rules on short‑term rentals on March 18, 2026 after a lengthy public hearing and several amendments.
The ordinance requires the annual registration of any dwelling offered as a short‑term rental, with an inspection coordinated by the Board of Health, building and fire departments and a non‑transferable registration tied to a single property. The council retained a 50‑unit citywide cap; first 30 days of applications are reserved for existing operators, and a waiting list will be used if the cap is reached. The ordinance also allows a provisional registration valid for one year (outside the cap) for circumstances such as inherited property.
Councilors and staff emphasized safety and enforceability. Registrants must post a certificate and a 24‑hour contact who lives within a 20‑mile radius, provide evacuation and floor plans, and maintain approved fire extinguishers and a first‑aid kit. The ordinance sets thresholds for when a whole‑house sprinkler system is required versus monitored smoke/carbon‑monoxide alarms for owner‑occupied single‑family and duplex homes.
Noise and enforcement were the most contested items. After a sustained exchange between councilors, public safety staff and members of the public about how to measure and enforce excessive noise, the council amended the ordinance to change the standard from “audible outside the dwelling unit” to “excessively loud at the property line.” Police Chief Chad Alexander and Health Director Ryan Griffin said initial enforcement will prioritize education and warnings, with citations and license consequences reserved for repeat offenders. The council built in these practical enforcement expectations into the ordinance text.
Councilors also shortened the formal review period. The ordinance now requires a review after the first year the ordinance takes effect, and at least every two years thereafter, to allow the town to re‑examine capacity, enforcement experience and housing impacts.
The council voted to approve corresponding zoning changes adding short‑term rental as a permitted use in conforming and lawful pre‑existing nonconforming dwellings and adopted a new definition describing STRs as rentals for no more than 28 consecutive days. The zoning amendment and definition passed by roll call.
The newly adopted rules make clear that affordable or income‑restricted units are not eligible for STR registration and limit most owners to one registered unit unless the second unit is on the same property as their principal residence. Fees for inspections and registrations will be set by the Board of Health consistent with state law; the health department indicated a proposed $75 fee aligned with existing housing inspection fees.
The ordinance will not take the place of state law on noise; rather, it provides a municipal regulatory pathway that uses police response plus health department follow‑up against registered operators found repeatedly in violation. The Board of Health will oversee registration and enforcement. The council said the first‑year review will be used to gather data on complaints, enforcement outcomes and the length of the waiting list before considering any substantive changes.
