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Greene Township, Pennsylvania Short-Term Rental Regulation: A Guide For Airbnb Hosts

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Disclaimer: This article is for informational purposes only and not legal advice. Regulations could have changed since this article was published. Check local zoning authorities and consult a legal professional before making any decisions.

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Starting a Short-Term Rental Business in Greene Township

Greene Township, located in Pike County, Pennsylvania, has implemented specific regulations for short-term rentals (STRs) such as Airbnb and VRBO. These rules are designed to balance the economic benefits of vacation rentals with the need to maintain the quality of life for permanent residents. If you're considering starting a short-term rental business in Greene Township, here's what you need to know:

Permit Requirement: Greene Township requires all short-term rental operators to obtain a permit. This regulation was established through Ordinance #99, which was adopted on November 2, 2022. The ordinance defines a short-term rental as any dwelling unit rented for overnight lodging for a period of not less than one day and not more than 29 days.

Application Process: To obtain a short-term rental permit, you must submit an application to the designated Township official. The application should include:

  • Owner's name, address, telephone number, and email address
  • Name and 24-hour telephone number of the owner's managing agency, agent, or local contact person
  • A photograph of the short-term rental taken from the primary entrance
  • Acknowledgement that all designated bedrooms contain a minimum of 80 square feet
  • The number of bedrooms and maximum number of overnight occupants
  • The number of on-site parking spaces

Operational Standards: Once approved, short-term rental operators must adhere to specific operational standards, including:

  1. Limiting overnight occupancy to two persons per bedroom
  2. Restricting the number of day guests to 50% of the maximum occupancy
  3. Ensuring that the number of bedrooms doesn't exceed the number approved on the sewage permit
  4. Providing at least one parking space per bedroom
  5. Displaying the short-term rental permit in a conspicuous location within the rental unit

Enforcement: Greene Township has contracted with Bureau Veritas for enforcement of the Short-Term Rental Ordinance. This means that violations of the ordinance could result in fines or the revocation of your short-term rental permit.

Fees: As of 2024, the fees associated with obtaining a short-term rental permit in Greene Township are:

  1. $500 payable to Bureau Veritas
  2. $200 payable to Greene Township
  3. $100 payable to Greene Township

It's worth noting that Greene Township's approach to short-term rentals is more permissive than some neighboring municipalities. For instance, Hamilton Township, which is also in the Poconos region, prohibits short-term rentals in residential "A" zoning areas.

For potential short-term rental operators in Greene Township, it's crucial to thoroughly research and comply with all local regulations. The township's proactive stance on STR compliance means that operating without a permit could result in significant fines and the forced cancellation of bookings.

Remember, regulations can change, so it's always best to check with the Greene Township office directly for the most up-to-date information before starting your short-term rental business. By following these guidelines, you can help ensure a successful and compliant short-term rental operation in Greene Township, Pennsylvania.

Short-Term Rental Licensing Requirements in Greene Township

To operate a short-term rental (STR) in Greene Township, Pike County, Pennsylvania, property owners must comply with the regulations set forth in Ordinance #99 and its amendment, Ordinance #101. Here's a comprehensive list of the licensing requirements:

  1. Short-Term Rental Permit: Obtain a permit from Greene Township before operating an STR.
  2. Annual Renewal: Each STR unit must be renewed and the annual fee paid before February 15th of each calendar year.
  3. Application Form: Complete the Short-Term Rental Permit Application form, which collects key information about the rental property, owner, and local contact person.
  4. Owner Information: Provide the owner's name, address, telephone number, and email address.
  5. Local Contact: Designate a managing agency, agent, or local contact person with a 24-hour telephone number.
  6. Property Details: Submit a photograph of the STR taken from the primary entrance.
  7. Bedroom Certification: Acknowledge that all designated bedrooms contain a minimum of 80 square feet.
  8. Occupancy Limits: Specify the number of bedrooms and maximum number of overnight occupants.
  9. Parking Information: Indicate the number of on-site parking spaces available for guests.
  10. Septic System Certification: For properties not on public sewer, provide a current septic system evaluation and pump receipt.
  11. Tax Permits: Submit copies of the Bucks County Lodging Tax and PA Sales Tax permits.

To submit these requirements, applicants should send their completed application and applicable fees to:

Greene Township
Short-Term Rental Application
198 Brink Hill Road
Greentown, PA 18426

Fees associated with the STR permit application are as follows:

  1. $500 payable to Bureau Veritas
  2. $200 payable to Greene Township
  3. $100 payable to Greene Township

The processing time for STR permit applications typically takes several weeks, depending on the completeness of the application and the township's current workload.

Enforcement of the Short-Term Rental Ordinance is handled by Bureau Veritas, as contracted by the Greene Township Board of Supervisors. Operating an STR without a valid permit is considered a violation subject to fines and penalties. While specific fine amounts for Greene Township are not provided in the search results, it's common for municipalities to impose substantial fines for non-compliance, which can range from hundreds to thousands of dollars per violation. Additionally, continued non-compliance may result in the revocation of the rental permit.

It's crucial for STR operators in Greene Township to obtain the required permit and stay current with all regulations to avoid penalties and ensure a smooth operation of their short-term rental business.

Required Documents for Greene Township Short-Term Rentals

To operate a short-term rental in Greene Township, Pike County, Pennsylvania, property owners must submit the following documents as part of their application:

  1. Short-Term Rental Permit Application: This form collects essential information about the rental property, owner, and local contact person. It can be obtained from the Greene Township office or website.
  2. Proof of Ownership: A copy of the recorded property deed or other documentation verifying ownership of the rental property.
  3. Floor Plan: A sketch or diagram of the rental unit's layout, indicating the number and location of bedrooms. This helps verify compliance with occupancy limits and safety standards.
  4. Site Diagram: A drawing or photograph showing the property layout, including the location of on-site parking spaces for guests. This ensures adequate off-street parking is available.
  5. Septic System Certification: For properties not connected to public sewer, provide a current septic system evaluation and pump receipt. This document ensures the system is functioning properly and has been maintained.
  6. Pennsylvania Sales Tax License: A copy of the state-issued Sales and Use Tax Permit, required for collecting and remitting the 6% PA sales tax on lodging.
  7. Local Contact Information: Name and 24-hour telephone number of the owner's managing agency, agent, or local contact person who can respond to issues within a reasonable timeframe.
  8. Photograph: A clear image of the short-term rental property taken from the primary entrance.
  9. Bedroom Certification: An acknowledgment that all designated bedrooms contain a minimum of 80 square feet, ensuring compliance with occupancy standards.
  10. Occupancy Declaration: A statement specifying the number of bedrooms and the maximum number of overnight occupants allowed in the rental unit.
  11. Parking Declaration: Information on the number of on-site parking spaces available for guests.
  12. Liability Insurance: Proof of current liability insurance coverage for the short-term rental property.
  13. Signed Affidavit: A sworn statement from the owner certifying that all provided information is accurate and agreeing to comply with all short-term rental regulations.

These documents, along with the required fees, must be submitted to:

Greene Township
Short-Term Rental Application
198 Brink Hill Road
Greentown, PA 18426

By providing these documents, short-term rental operators in Greene Township demonstrate their commitment to operating safely and in compliance with local regulations. This process helps ensure a positive experience for both visitors and residents of the community.

Greene Township Short-Term Rental Taxes

Short-term rental operators in Greene Township, Pennsylvania, are subject to various taxes at the state and local levels. Understanding these tax obligations is crucial for running a compliant and successful rental business. Here's a breakdown of the taxes that apply to short-term rentals in Greene Township:

State Hotel Occupancy Tax: Pennsylvania imposes a 6% hotel occupancy tax on short-term rentals. This tax applies to the total listing price, including cleaning fees and other charges related to the stay.

Local Hotel Occupancy Tax: In addition to the state tax, Greene Township may impose a local hotel occupancy tax. While the exact rate for Greene Township is not specified in the search results, many Pennsylvania counties have additional taxes that can range from 1% to 5%.

Sales Tax: Short-term rentals in Pennsylvania are also subject to the state sales tax, which is 6%. This is typically combined with the hotel occupancy tax for a total of 12% on the state level.

Local Sales Tax: Some counties in Pennsylvania impose an additional 1% local sales tax. However, it's not clear from the search results if this applies specifically to Greene Township.

Income Tax: The income generated from short-term rentals is subject to Pennsylvania state income tax. This is reported on your annual tax return and is taxed at the state's income tax rate.

It's important to note that while platforms like Airbnb often collect and remit some of these taxes on behalf of hosts, it's ultimately the host's responsibility to ensure all required taxes are paid correctly and on time.

Possible Write-offs and Deductions

Short-term rental operators in Greene Township can potentially reduce their tax liability through various deductions. Here are some common write-offs:

  1. Cleaning and maintenance fees
  2. Property insurance and mortgage interest
  3. Utilities (water, gas, electricity, internet, etc.)
  4. Repairs and maintenance of the rental property
  5. Furniture and appliance costs
  6. Advertising expenses
  7. Professional services fees (accounting, legal, etc.)
  8. Travel expenses related to managing the rental
  9. Depreciation of the property
  10. Supplies provided for guests

It's important to note that if you use the property for personal use as well, you'll need to prorate these expenses based on the time the property is used as a rental. Additionally, if you rent your property for 14 days or less in a year, you may qualify for tax-free rental income under the "14-day rule," but you cannot claim any rental expense deductions in this case.

Always consult with a tax professional familiar with short-term rental regulations to ensure you're maximizing your deductions while remaining compliant with tax laws. Keeping detailed records of all income and expenses is crucial for accurate tax reporting and potential audits.

Pennsylvania Wide Short-Term Rental Rules

While Pennsylvania does not have comprehensive statewide legislation specifically regulating short-term rentals, there are several state-level requirements that affect hosts in Greene Township and across the commonwealth:

  1. Hotel Occupancy Tax: Short-term rental operators in Pennsylvania must collect and remit a 6% state Hotel Occupancy Tax. This tax applies to all stays of less than 30 consecutive days and is the same rate as the state sales tax. Hosts are required to register for a Hotel Occupancy Tax License with the Pennsylvania Department of Revenue before they can begin collecting this tax from guests.
  2. Sales Tax: In addition to the Hotel Occupancy Tax, short-term rentals are subject to the state's 6% sales tax. This means that the total state-level tax on short-term rentals is effectively 12%.
  3. Income Tax Reporting: Short-term rental income is subject to Pennsylvania state income taxes. Hosts must report their rental income on their annual Pennsylvania income tax return. For rentals less than 30 days, income and expenses are reported on PA Schedule C. Longer-term rentals use PA Schedules E.
  4. Tax Registration: Before operating a short-term rental, hosts should register with the Pennsylvania Department of Revenue through the myPATH online system to obtain the necessary tax licenses and permits.
  5. Safety Regulations: While not specific to short-term rentals, all rental properties in Pennsylvania must comply with basic safety standards, including working smoke detectors and carbon monoxide alarms where applicable.
  6. Liability Insurance: While not mandated at the state level, it's strongly recommended that short-term rental operators maintain adequate liability insurance coverage for their rental activities.

It's important to note that beyond these state-level requirements, Pennsylvania leaves the bulk of short-term rental regulation to local governments. This means that hosts in Greene Township must also comply with any additional local ordinances, zoning restrictions, or licensing requirements specific to their municipality.

Hosts should be aware that regulations can change, and it's their responsibility to stay informed about both state and local requirements affecting their short-term rental operations in Pennsylvania.

Does Greene Township Strictly Enforce STR Rules?

Greene Township takes a strict approach to enforcing its short-term rental (STR) regulations. Compared to other municipalities in the Poconos region, Greene Township is less Airbnb-friendly and more proactive about cracking down on non-compliant rentals.

The township has implemented a comprehensive regulatory framework through Ordinance #99 and its amendment, Ordinance #101, which were adopted in November 2022 and December 2023, respectively. These ordinances establish clear rules for STR operations, including licensing requirements, occupancy limits, and safety standards.

Greene Township has taken the additional step of contracting with Bureau Veritas for enforcement of these ordinances, demonstrating a serious commitment to ensuring compliance. This third-party enforcement mechanism suggests that the township is dedicated to actively monitoring and regulating STR activities within its borders.

Despite the strict regulations, some hosts do continue to operate in Greene Township. However, they face significant challenges and risks. The township's proactive stance means that operating without a permit or violating the established rules can result in substantial fines, forced cancellation of bookings, and potential revocation of STR privileges.

How to Start a Short-Term Rental Business in Greene Township

Starting a short-term rental business in Greene Township requires careful planning and adherence to local regulations. Here's a step-by-step guide to help you get started:

Research Local Regulations: Thoroughly review Greene Township's Ordinance #99 and its amendment, Ordinance #101. Familiarize yourself with all requirements, including zoning restrictions, occupancy limits, and safety standards. This knowledge will be crucial for compliance and avoiding potential fines.

Choose a Suitable Property: Select a property that meets Greene Township's requirements for short-term rentals. Consider factors like the number of bedrooms, parking spaces, and proximity to attractions. Ensure the property is in a zone that allows STRs.

Obtain Necessary Permits: Apply for a Short-Term Rental Permit from Greene Township. Prepare all required documents, including proof of ownership, floor plans, site diagrams, and septic system certification (if applicable). Submit your application along with the required fees to the township office.

Register for Tax Licenses: Obtain a Pennsylvania Sales Tax License and register for the Hotel Occupancy Tax with the Pennsylvania Department of Revenue. This step is crucial for legal tax collection and remittance.

Prepare Your Property: Ensure your property meets all safety requirements, including installing smoke detectors and carbon monoxide alarms. Make necessary renovations or upgrades to enhance guest experience and comply with local standards.

Set Up Your Business Structure: Consider forming an LLC or other business entity to protect your personal assets. Consult with a local attorney or accountant to determine the best structure for your situation.

Obtain Insurance: Secure appropriate insurance coverage for your short-term rental. This should include liability insurance and may require a specific short-term rental policy.

Create House Rules and Policies: Develop clear house rules that align with Greene Township's regulations. Include information on occupancy limits, quiet hours, parking, and other local requirements.

Set Up Your Listing: Create detailed and attractive listings on platforms like Airbnb or VRBO. Be sure to accurately represent your property and clearly communicate local rules and restrictions to potential guests.

Establish a Local Management System: Designate a local contact person or hire a property management company that can respond to issues within the timeframe required by Greene Township ordinances.

Implement a Booking and Payment System: Set up a system for managing bookings, payments, and tax collection. Consider using specialized short-term rental software to streamline these processes.

Prepare for Inspections: Be ready for potential inspections by township officials or Bureau Veritas. Keep your property in top condition and maintain all required documentation on-site.

Stay Informed and Compliant: Regularly check for updates to local regulations and renew your permit annually. Stay active in local short-term rental communities to keep abreast of changes and best practices.

Remember, success in the Greene Township short-term rental market requires strict adherence to local rules and a commitment to providing excellent guest experiences. By following these steps and maintaining open communication with township officials, you can establish a compliant and profitable short-term rental business in Greene Township.

Who to Contact in Greene Township about Short-Term Rental Regulations and Zoning?

For information about short-term rental regulations and zoning in Greene Township, Pike County, Pennsylvania, the following contacts and resources are available:

Greene Township Municipal Office

198 Brink Hill Road
Greentown, PA 18426
Phone: (570) 676-9325

Bureau Veritas (STR Ordinance Enforcement)

Contact: Lourdes Aponte
Email: lourdes.cardinez@bureauveritas.com

Short-Term Rental Permit Applications

Submit applications and fees to:
Greene Township
Short-Term Rental Application
198 Brink Hill Road
Greentown, PA 18426

For hosts looking to connect with others and stay informed about short-term rental regulations and best practices in the area, the following communities and forums may be helpful:

  1. BiggerPockets Short Term Rental & Airbnb Investing Forum: This active forum allows hosts to discuss various aspects of short-term rental investing, including local regulations and zoning issues.
  2. Airbnb's Finest Hosts (Facebook Group): With over 19,000 members, this group provides a platform for hosts to share experiences and advice on navigating local regulations.
  3. Vacation Rental + STR Host Discussion Community (Facebook Group): This group offers a supportive environment for hosts to ask questions and share insights about short-term rental management, including regulatory compliance.

Remember to always verify the most current information directly with Greene Township officials, as regulations and contact information may change over time.

What Do Airbnb Hosts in Greene Township on Reddit and Bigger Pockets Think about Local Regulations?

While there aren't specific discussions about Greene Township on Reddit or BiggerPockets, hosts in the broader Poconos region, which includes Greene Township, have shared their experiences and thoughts about local short-term rental regulations:

Navigating Complex Rules: A BiggerPockets user detailed the varying regulations across Poconos townships, including Tobyhanna, which neighbors Greene Township. They noted that each township has its own set of rules, with some being stricter than others. This complexity has led many hosts to seek professional help in navigating the regulatory landscape.

Occupancy Limits: Hosts in the Poconos region have expressed frustration with occupancy limits. For example, Tobyhanna Township limits overnight guests to 2 per bedroom with a maximum of 10, regardless of the number of bedrooms. This has been a point of contention for owners of larger properties.

Permit Application Challenges: A host seeking advice on BiggerPockets shared their struggle with obtaining a short-term rental permit in Tobyhanna Township. They encountered unexpected hurdles related to septic system requirements, which led to additional inspections and costs. This experience highlights the potential complexities in the permit application process, which may be similar in Greene Township.

Impact on Property Values: A Reddit user discussing the Poconos region mentioned that short-term rentals are "currently being destroyed by flippers and corporate rental companies." This sentiment reflects concerns about the changing landscape of the short-term rental market in the area.

These experiences from the broader Poconos region provide insight into the regulatory environment that Greene Township hosts likely face. The overall sentiment suggests that while operating a short-term rental in the area can be rewarding, it requires careful navigation of local regulations and a willingness to adapt to a changing regulatory landscape.

🤔 Confused? Get your vacation rental license, tax registration and inspections done for you

Get Help

⚡️
Reveal any property's Airbnb and Long-Term rental profitability

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