Southampton Village, NY Short-Term Rentals: Night Caps (2026)

Section 89-2 defines a seasonal use dwelling unit rental agreement as a written agreement under which a dwelling is leased, used or occupied for 120 days or less in any calendar year, and adds that any dwelling unit rented for more than 120 days in any calendar year does not qualify as a seasonal use dwelling unit. Section 89-3E states the cap flatly: in no event can any seasonal use dwelling unit be rented for more than 120 days within any year.

The cap travels with the paperwork. Under § 89-3C(4) every lease must state that the tenant's occupancy is only for seasonal use and cannot exceed 120 days, or a shorter period if the lease says so, and the landlord files an affidavit confirming that the property has not violated that time frame.

Section 89-4 adds a floor. Except for the one-week exception, a seasonal rental for less than 14 consecutive days is not permitted (§ 89-4B), and a rental of a property for one week is permitted twice in a calendar year despite the fourteen-day minimum (§ 89-4C). The dwelling can be leased only to an individual or a family (§ 89-4A). Selling shares that give tenants use for less than the full term or less than full use of the unit is prohibited (§ 89-4E), rent cannot be shared by more than the permitted number of tenants (§ 89-4F), and leasing less than the entire dwelling is prohibited (§ 89-4G). The chapter counts days of rental, not guest nights.