Warwick and several Orange County NY towns require STR operators to carry $1 million commercial liability insurance naming the town as additional insured. Proof required at permit application and renewal. Homeowner policies typically exclude STR use across Newburgh, Middletown, and Goshen.
Insurance is a cornerstone of Orange County STR regulation where it exists. Town of Warwick §164 requires operators to maintain at least $1,000,000 commercial general liability coverage naming the Town of Warwick as an additional insured, with a certificate of insurance filed at permit application and at each renewal. Village of Highland Falls requires proof of liability coverage appropriate to the dwelling. Airbnb's Host Liability Insurance (up to $1M) and VRBO's Liability Insurance may satisfy local requirements but operators should confirm with the municipal clerk. Standard NY homeowner policies typically exclude commercial use including STRs; a dedicated short-term rental endorsement or commercial policy is usually necessary. Platforms' primary coverage does not replace the need for hazard insurance on the structure itself.
Operating Warwick STR without $1M liability: permit denied or revoked, plus $250-$1,000 per rental day. Homeowner claim denied if standard policy excludes STR use.
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See how Middletown's insurance requirements rules stack up against other locations.
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