Paterson Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in Paterson

Paterson, New Jersey does not currently have specific regulations targeting short-term rentals (STRs) like Airbnb and VRBO135. The city's zoning code and ordinances do not explicitly address STRs, leaving some ambiguity for hosts looking to start a short-term rental business13.

However, while Paterson lacks STR-specific permits or business licenses, STR operators must still comply with the city's general rules for rental properties15714. This includes registering rental units with the city, obtaining certificates of occupancy, and adhering to housing standards and property maintenance codes71014.

One key regulation that impacts STRs in Paterson is the city's rent control ordinance212. The ordinance applies to rental properties with three or more units, or two or more units if the property is not owner-occupied12. For applicable properties, the ordinance limits rent increases and requires using the prior tenant's rent as the base for a new tenancy212. STR hosts in rent-controlled buildings would need to navigate these restrictions when setting rates.

Despite the lack of STR-specific regulations, it's crucial for hosts to understand and follow all relevant city rules before launching a short-term rental. Failure to comply with rental registration, occupancy certificates, and housing standards could result in fines or legal issues down the line71417.

Short Term Rental Licensing Requirement in Paterson

As of 2023, the City of Paterson does not require a specific business license or permit to operate a short-term rental135. The city's rental property regulations focus more broadly on long-term rentals and do not single out STRs for additional licensing714.

However, all rental properties in Paterson, including those used for short-term stays, must still comply with the city's general rental registration and inspection requirements71014. Before renting out a property, owners must:

Register the rental unit with the Division of Rent Leveling710. This involves providing details like the property address, owner contact information, and number of units.

Obtain a Certificate of Occupancy from the Department of Community Development14. This certifies that the property meets applicable zoning, building, and safety codes.

Get a Certificate of Re-Rental Approval from the Division of Health for each new tenancy711. This requires an inspection to ensure the unit meets health and safety standards, with a fee of $50 for the initial inspection and $30 for re-inspections7.

While these requirements apply to all rental properties, the lack of an STR-specific permit does create some uncertainty for hosts navigating the registration process. The city's forms and procedures are geared more towards long-term rentals, which can make it challenging for STR operators to ensure full compliance.

Additionally, the presence of rent control adds another layer of complexity for STRs in applicable properties212. Hosts in rent-controlled buildings must understand the limitations on rent increases and using prior tenants' rent as the base for new STR guests12.

So while Paterson doesn't require an STR business license, hosts still have several registration and inspection requirements to fulfill. The process can be confusing given the lack of STR-specific guidance from the city. Hosts should carefully review all rental property rules and consult with local officials to ensure they're meeting all obligations before welcoming guests.

Required Documents for Paterson Short Term Rentals

To legally rent out a property in Paterson, including for short-term stays, owners must submit various documents to city departments as part of the rental registration and inspection process7101114. The key required documents include:

Rental Property Registration Form: Owners must register each rental unit with the Division of Rent Leveling710. The registration form collects key details such as:

• Property address, block, and lot
• Owner name and contact information
• Number of units and bedrooms
• Designated agent if owner lives out of town

Certificate of Occupancy: Before renting out a property, owners must obtain a Certificate of Occupancy (CO) from the Department of Community Development14. The CO confirms the property complies with applicable zoning, construction, and safety requirements. Getting a CO involves submitting an application, paying a fee, and passing any required inspections14.

Certificate of Re-Rental Approval: For each new tenancy, including short-term rentals, owners must get a Certificate of Re-Rental Approval from the Division of Health711. This involves scheduling an inspection to verify the unit meets health and safety standards. There's a $50 fee for the initial inspection and $30 for any re-inspections needed7. After passing, the city issues the approval certificate.

In addition to these city-required documents, STR hosts may need to prepare other paperwork like rental agreements, house rules, and tax forms. Hosts should also maintain detailed records of their rental income and expenses for tax purposes.

One challenge for STR operators is that Paterson's rental forms and procedures are designed primarily for long-term tenancies. The city doesn't have documents tailored specifically to short-term rentals. This can create confusion for hosts trying to ensure they submit all required paperwork.

Hosts in rent-controlled properties face additional documentation requirements212. The rent control ordinance mandates using a prior tenant's rent as the base for a new rental and limits rent increases12. STR hosts in applicable buildings must keep records of prior long-term tenants' rent and ensure their STR rates comply with the ordinance.

To navigate the documentation requirements, STR hosts should carefully review the city's rental property registration and inspection rules. Consulting with local officials and legal experts can also help ensure compliance. Keeping organized records of all city registrations, inspections, and approvals is crucial to running a successful and legal STR business in Paterson.

Paterson Short Term Rental Taxes

Short-term rentals in Paterson are subject to various state and local taxes, which hosts must collect and remit to the proper authorities4101318. The key taxes applicable to STRs include:

New Jersey Sales Tax: The state imposes a 6.625% sales tax on charges for short-term rentals of 90 days or less41318. STR hosts must collect this tax from guests and remit it to the state.

New Jersey Occupancy Fee: In addition to sales tax, STRs are subject to a 5% state occupancy fee on charges for rentals of 90 days or less41318. Like sales tax, hosts are responsible for collecting and remitting this fee.

Paterson Room Tax: While Paterson doesn't have a specific room tax, STRs may be subject to the city's property taxes. Hosts should consult with local tax officials to understand any property tax implications of running an STR.

The responsibility for collecting and remitting these taxes depends on how the STR booking occurs1318:

• If the rental is booked through an online STR marketplace like Airbnb or VRBO, the marketplace collects the applicable taxes from the guest and remits them to the state on the host's behalf1318.
• If the rental is booked directly with the host or through a real estate broker, the host is responsible for collecting and remitting the taxes1318.

To comply with tax requirements, STR hosts must register with the New Jersey Division of Revenue and Enterprise Services (DORES) at least 15 days before starting to rent their property1318. Hosts can register online through the DORES website and will receive filing and payment instructions after registering.

Hosts should maintain detailed records of their rental income and taxes collected to accurately file tax returns. Failure to comply with tax obligations can result in penalties and legal issues.

One complexity for Paterson STR hosts is that the city's rental registration forms and processes don't explicitly address short-term rental taxes. The lack of STR-specific guidance from the city can make it challenging for hosts to ensure they're meeting all local tax requirements.

Consulting with tax professionals experienced in short-term rentals can help hosts navigate the tax landscape and avoid costly mistakes. Staying up-to-date on any changes to state or local tax laws is also crucial to ongoing compliance.

By understanding and fulfilling their tax obligations, STR hosts in Paterson can operate legally and contribute to the city's economy. However, the process can be complex, especially given the lack of clear STR-specific guidance from local officials. Careful research and professional advice are essential to success in this area.

Paterson-wide Short Term Rental Rules

While Paterson doesn't have a specific ordinance regulating short-term rentals, STRs are still subject to various citywide rules governing rental properties and land use135714. These general regulations create the framework STR hosts must operate within. Key citywide rules impacting STRs include:

Zoning Regulations: Paterson's zoning code dictates allowable uses for properties in different areas of the city315. While the code doesn't explicitly address STRs, short-term rentals must comply with the use and development regulations for their zoning district315. Hosts should review the zoning rules for their property to ensure STR use is permitted.

Rent Control Ordinance: Paterson has a rent control ordinance that applies to rental properties with three or more units, or two or more units if the property is not owner-occupied212. The ordinance limits rent increases and requires using a prior tenant's rent as the base for a new tenancy212. STRs in rent-controlled buildings must adhere to these restrictions when setting rates for short-term guests212.

Property Maintenance and Housing Standards: All rental properties in Paterson, including STRs, must meet the city's property maintenance and housing standards1417. These codes govern issues like building safety, occupancy limits, and basic utilities1417. Rental units must have valid Certificates of Occupancy and Certificates of Re-Rental Approval confirming compliance with these standards71114.

Noise and Nuisance Regulations: STRs are subject to Paterson's general rules around noise, parking, trash disposal, and other potential nuisance issues1416. Hosts must ensure their guests don't create disturbances or violate city ordinances in these areas. Failure to address repeated guest issues could lead to fines or other penalties.

Taxes and Fees: Short-term rentals in Paterson must collect and remit applicable state and local taxes, including New Jersey sales tax and occupancy fees4101318. Hosts are also responsible for any relevant city fees, such as rental inspection and registration costs710.

While these citywide rules provide a general regulatory framework, the lack of STR-specific guidance from Paterson can create challenges for hosts. The city's rental property processes are geared more towards long-term tenancies, leaving some ambiguity in how they apply to short-term rentals.

To navigate these complexities, STR hosts should carefully review all relevant city ordinances and consult with local officials and legal experts. Developing clear house rules and guest communication can also help ensure compliance with noise, parking, and other nuisance regulations.

By understanding and following Paterson's citywide rental rules, STR hosts can operate legally and be good neighbors in their communities. However, the regulatory landscape is complex and may continue to evolve. Hosts should stay informed on any updates to city ordinances that could impact their STR businesses.

Ultimately, while Paterson lacks STR-specific regulations, the city's general rental property rules still create a framework short-term hosts must navigate. Compliance requires careful research, attention to detail, and a commitment to being a responsible operator. With the right approach, STRs can thrive in Paterson while respecting the city's broader goals around housing and land use.

Does Paterson strictly enforce STR rules?

Paterson's enforcement of short-term rental regulations is somewhat ambiguous, given the city's lack of STR-specific rules135. Without a clear permitting or licensing system for short-term rentals, it's difficult for the city to comprehensively monitor and regulate the STR market.

However, Paterson does actively enforce its general rental property regulations, which apply to all residential rentals including STRs2671014. The city's Division of Rent Leveling oversees rental registrations and investigates complaints related to issues like illegal rent increases, failure to register properties, and violations of the rent control ordinance61012.

The Department of Community Development and Division of Health also play key roles in enforcing housing and property maintenance standards71114. These departments conduct inspections and issue Certificates of Occupancy and Certificates of Re-Rental Approval, which are required for all rental properties71114. STRs that fail to meet these standards or obtain necessary approvals could face fines or be barred from operating14.

While Paterson may not proactively seek out unregistered STRs, the city does respond to complaints and violations of its general rental rules. If an STR generates repeated noise complaints, violates occupancy limits, or fails to maintain safe living conditions, the city can take enforcement action1416.

Compared to cities with strict STR ordinances that ban or severely restrict short-term rentals, Paterson is relatively "Airbnb-friendly" in that it allows STRs to operate without a specific permit135. Some Airbnb listings can be found in the city, suggesting a degree of STR activity912.

However, the lack of clear STR regulations and the presence of rent control create some operational challenges and uncertainties for hosts212. The city's processes are designed primarily for long-term rentals, which can make compliance confusing for STR operators.

Hosts who carefully follow the city's rental registration, inspection, and housing standard rules are less likely to face enforcement issues. But those who try to fly under the radar or violate city codes could find themselves subject to penalties.

As the STR market evolves, Paterson may face pressure to develop clearer short-term rental policies. Balancing the benefits of STRs with the need to protect housing stock and maintain neighborhood quality of life is an ongoing challenge for many cities.

For now, Paterson's STR enforcement focuses primarily on violations of the city's general rental property rules rather than STR-specific issues. But hosts should still strive for full compliance with all city regulations to avoid potential problems.

By operating transparently, obtaining all necessary approvals, and being responsive to any city or neighbor concerns, STR hosts can minimize their enforcement risks. Staying informed on any changes to city policies is also key to long-term success in Paterson's STR market.
How to Start a Short Term Rental Business in Paterson

Starting a short-term rental (STR) business in Paterson, New Jersey requires careful planning and adherence to the city's rental property regulations. While Paterson doesn't have STR-specific permits, hosts must still comply with general rules for registering and operating rental units157. Here are the key steps to get started:

Research Paterson's rental property regulations: Review the city's ordinances related to rental properties, including registration requirements, housing standards, and rent control rules23714. Understand how these apply to your STR.

Evaluate your property: Ensure your property complies with Paterson's zoning regulations and is suitable for STR use315. Consider factors like location, amenities, and target guest demographics5. Make any necessary upgrades to meet rental standards14.

Register your rental property: Register your STR with Paterson's Division of Rent Leveling710. Provide required information such as property address, owner details, and number of units7. Pay applicable registration fees10.

Obtain necessary inspections and certificates: Schedule inspections with the Division of Health to obtain a Certificate of Re-Rental Approval for each new tenancy711. Ensure your property meets health and safety standards. Obtain a Certificate of Occupancy from the Department of Community Development14.

Comply with rent control ordinance: If your STR is in a rent-controlled property, adhere to restrictions on rent increases and using prior tenants' rent as the base for new bookings212. Maintain records of previous rental rates.

Develop an STR business plan: Craft a detailed business plan outlining your target market, pricing strategy, marketing approach, and financial projections58. Consider the costs of furnishings, supplies, cleaning, and maintenance.

Create your STR listing: Choose an STR platform like Airbnb or Vrbo, or consider listing on your own website58. Develop a compelling listing with professional photos, detailed descriptions, and competitive pricing. Establish house rules and guest communication protocols.

Implement a rental management system: Decide whether to self-manage or hire a property management company58. Establish processes for booking, cleaning, maintenance, and guest support. Consider using technology tools to automate tasks.

Comply with tax obligations: Register with the New Jersey Division of Revenue and Enterprise Services to collect and remit required taxes, including sales tax and occupancy fees4101318. Determine if you will use a platform that collects taxes or remit them directly.

Launch and monitor your STR: Once your listing is live, monitor bookings, guest reviews, and financial performance closely. Continuously assess and adjust your strategy based on market trends and regulatory changes.

Starting an STR business in Paterson requires navigating the city's rental property rules and establishing efficient management processes. By thoroughly researching regulations, developing a solid business plan, and continuously adapting to market conditions, hosts can build successful STR ventures in this dynamic city.

Who to contact in Paterson about Short Term Rental Regulations and Zoning?

When researching short-term rental regulations and zoning requirements in Paterson, New Jersey, it's essential to contact the appropriate city departments and officials. Here are the key contacts for STR-related inquiries:

Paterson Division of Rent Leveling6710:

• Phone: (973) 321-1242
• Address: 125 Ellison St, Paterson, NJ 07505
• Website: https://www.patersonnj.gov/department/division.php?structureid=87
• Responsibilities: Oversees rental property registration, rent control ordinance enforcement, and investigates rental complaints.

Paterson Department of Community Development14:

• Phone: (973) 321-1212
• Address: 125 Ellison St, Paterson, NJ 07505
• Website: https://www.patersonnj.gov/department/?structureid=10
• Responsibilities: Handles Certificates of Occupancy, zoning compliance, and property maintenance standards.

Paterson Division of Health711:

• Phone: (973) 321-1277
• Address: 176 Broadway, Paterson, NJ 07505
• Website: https://www.patersonnj.gov/department/division.php?structureid=53
• Responsibilities: Conducts rental property inspections and issues Certificates of Re-Rental Approval.

Paterson Department of Economic Development5:

• Phone: (973) 321-1220
• Address: 125 Ellison St, Paterson, NJ 07505
• Website: https://www.patersonnj.gov/department/?structureid=8
• Responsibilities: Provides information on business licensing, economic incentives, and development opportunities.

Paterson Zoning Board of Adjustment315:

• Phone: (973) 321-1350
• Address: 125 Ellison St, Paterson, NJ 07505
• Website: https://www.patersonnj.gov/board/?structureid=40
• Responsibilities: Handles zoning variances, appeals, and special use permits.

When contacting these departments, be prepared to provide details about your rental property, including the address, number of units, and intended use. Ask specific questions about STR regulations, registration requirements, inspections, and zoning restrictions.

In addition to these city contacts, consider consulting with local legal and real estate professionals who specialize in short-term rentals. They can provide valuable guidance on navigating Paterson's regulatory landscape and ensuring compliance.

Establishing relationships with key city officials and staying informed about any updates to STR regulations is crucial for the long-term success of your rental business in Paterson. Regular communication and proactive compliance efforts can help you avoid potential issues and maintain positive standing with the city.

What do Airbnb hosts in Paterson on Reddit and Bigger Pockets think about local regulations?

While there is limited discussion specifically about Paterson's short-term rental regulations on forums like Reddit and Bigger Pockets, some insights can be gleaned from hosts' experiences and opinions in similar New Jersey cities.

On Reddit, one thread mentions issues with Airbnb guests disturbing residents near Eastside Park in Paterson, suggesting some tension between STRs and the local community16. Another post asks about regulations for starting an Airbnb in Paterson but receives no responses with city-specific information18. The lack of Paterson-focused discussion may reflect the ambiguity around the city's STR policies.

However, hosts in other New Jersey cities share their experiences navigating local regulations. In a Bigger Pockets forum, one host advises thoroughly researching city ordinances and zoning laws before starting an STR, emphasizing the importance of compliance19. They recommend contacting local officials for guidance and staying informed about regulatory changes.

Another host on Reddit shares their experience with the STR permit process in Jersey City, noting the extensive documentation requirements and the need to engage with multiple city departments9. They advise budgeting ample time for the registration process and being prepared for potential delays.

Hosts also discuss the impact of STR regulations on their businesses. Some express frustration with the increasing restrictions and fees imposed by cities like Jersey City and Newark1215. They argue that these rules can make it challenging to operate profitably and may drive hosts to other markets.

Conversely, some hosts acknowledge the need for reasonable regulations to balance the interests of STR operators, residents, and the city19. They suggest that clear, consistently enforced rules can help legitimize the STR industry and mitigate community concerns.

Overall, while specific discussions about Paterson's STR landscape are limited, hosts in nearby cities emphasize the importance of thorough research, proactive compliance, and engagement with local officials. They highlight the challenges of navigating evolving regulations but also recognize the potential for successful STR ventures when operating responsibly.

As a prospective host in Paterson, it's essential to learn from these experiences and proactively engage with the city to understand and comply with all applicable rules. Joining local host groups and forums can provide valuable insights and support as you navigate the regulatory landscape and build your STR business.