Rental Rules by City / Free checklist / East Hampton & Montauk

Is my East Hampton & Montauk rental legal? Checklist

Suffolk County, New York · Based on our East Hampton & Montauk page, last verified Oct 24, 2026 · Print

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📋 The Basics

Can I rent my place short-term here?: Only in some areas
Do I need a permit?: Yes, with a registry number; short stays limited to twice per six months.
What taxes do I pay?: Total about 8.75%. Check your Airbnb payout report to see which ones Airbnb collects; you pay the rest yourself.

Your 3 steps to be legal

Get a town rental registry number.
Put the number in every ad.
Track the twice-per-six-months limit.

⚠️ Biggest risk: Too many short rentals in six months.

Words confusing? See the glossary. Details and official sources are below.

This is the general rule for East Hampton & Montauk. Does your address qualify?

The free info covers the city as a whole. Your property can still be different: zoning can change from one street to the next, and an HOA or condo ban can stop rentals even where the city allows them.

Your $49 Compliance Check looks at your exact property:

Whether your exact address and zone allow short-term rentals
A check of HOA / condo rental restrictions to look for
Which permits and tax accounts you personally need
What you're missing right now
A personal report with clear next steps and official sources, by email
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🔎 How we check: official city, county and state sources, a last-verified date on every page, and nothing guessed. Learn more

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Rules don't change every week, but they do change, and nobody emails you when they do. We'll alert you when city rules, tourist taxes, HOA-related laws, or Airbnb/Vrbo policies change in East Hampton & Montauk. Cancel anytime.

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Permit / license / registration

Registry: Town rental registry number required for any rental to non-family; number must appear in all ads. Valid two years; notarized self-inspection + certificate of occupancy.
Turnover cap: Rentals under two weeks: no more than twice in any six-month period (unincorporated town, incl. Montauk).
Villages: Villages (East Hampton Village, Sag Harbor) have their own rules: verify.

Zoning, where allowed & definitions

Not listed on our page: Verify with the city/county before renting.

Night limits, minimum stays & occupancy

Not listed on our page: Verify with the city/county before renting.

Fees, penalties & pending changes

Not listed on our page: Verify with the city/county before renting.

Taxes & who collects them

Register / account for NY + Suffolk County sales tax (8.75%)
What Airbnb collects: Verify in payouts which taxes your platform remits.
Vrbo and direct bookings: check which taxes Vrbo collects in your area; for direct bookings you collect and remit all of them yourself.

Total rate: 8.75%. NY sales tax 8.75% (Suffolk County, Pub. 718) applies to short-term rentals since Mar 1, 2025. Any town hotel/occupancy tax: verify. Calculate.

HOA / condo check

Read your declaration, bylaws and rules for rental bans, minimum terms, caps and approval requirements.
Get any association sign-off or approval letter your city or association requires.
See our HOA & condo guide.

Insurance

Confirm your homeowner/condo policy covers short-term rental use, or add a short-term rental policy. Platform host protection is not a substitute for insurance.
Ask your association whether it requires specific liability coverage.

Deadlines

Renew city/county permits or registrations on their schedule (often annually): confirm the date with the office that issued it.
File state and local lodging tax returns on the schedule your tax office assigns.

Official sources

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Not legal or tax advice. Last verified Oct 24, 2026. Rules and rates change: confirm with the official sources linked before you rent or file.