13 rules for unincorporated Nassau County, New York.
Verified from official government sources
Nassau County has no countywide STR permit, but most towns and villages require registration or prohibit rentals under 30 days. Hempstead, Long Beach, and many North Shore villages enforce strict STR bans or permit regimes.
STR guests must follow the noise code of the town or village where the property is located. Most Nassau municipalities enforce quiet hours 10 PM-7 AM and prohibit amplified sound audible at property lines.
Nassau County imposes a 3% hotel and motel occupancy tax on rentals under 30 days, plus New York state and local sales tax totaling 8.625%. Hosts must register with the Nassau County Treasurer and remit quarterly.
STR guests must use off-street parking where required by local code. Most Nassau towns limit on-street overnight parking and many villages require all guest vehicles to be parked in the driveway.
Occupancy is governed by NY Property Maintenance Code and local bedroom-count standards. Typical limit: 2 people per bedroom plus 2. Many Nassau villages cap STR occupancy at 6-8 guests.
Nassau County has no countywide STR insurance mandate, but most local STR permit programs require $500,000-$1 million general liability coverage. Standard homeowners policies typically exclude commercial rental activity.
Many Nassau County jurisdictions impose annual night caps on STRs or outright prohibit rentals under 30 days. Long Beach limits STRs in residential zones; most North Shore villages ban under-30-day rentals entirely.
Registration rules vary by Nassau municipality. Long Beach requires annual STR registration with $250-$500 fee and inspection. Most other jurisdictions either ban STRs or require general rental permits.
Nassau County does not impose a countywide host-presence requirement, but several Nassau villages and towns require the registered host to occupy the dwelling during guest stays, banning fully unhosted whole-home rentals in residential zones.
Several Nassau County villages restrict short-term rentals to a host's primary residence, prohibiting investor-owned whole-home STRs. Nassau County itself imposes no primary-residence rule, but the County Hotel/Motel Tax registry treats non-primary STRs as commercial lodging.
Nassau County villages and towns increasingly use escalating strike systems for STRs that generate repeated noise, parking, occupancy, or trash complaints. After two or three substantiated complaints in twelve months, registrations are suspended or revoked and rebooking is barred countywide.
Nassau County and its villages increasingly hold booking platforms such as Airbnb, Vrbo, and Booking.com responsible for collecting hotel tax, verifying host registrations, and removing listings flagged for noncompliance with local STR ordinances.
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