Suffolk County town codes set STR occupancy limits based on bedrooms. Typical rule: 2 persons per bedroom plus 2 additional, with absolute caps around 12-16 people in the largest houses. Hamptons share-house laws historically targeted group rentals.
Southampton Town Code Chapter 270-3 and East Hampton Chapter 199 apply NY Property Maintenance Code occupancy: 70 sq ft first occupant per bedroom, 50 sq ft each additional; minimum 150 sq ft for first occupant plus 100 sq ft each additional. Practical rule: 2 persons per legal bedroom plus 2. A bedroom must have a closet, window egress, and 70 sq ft minimum. Unrelated-occupant caps (historical 'share house' laws) have been modified post-Fair Housing challenges but occupancy-by-square-footage limits remain enforceable. Suffolk County Sanitary Code Article 6 requires adequate septic capacity (typically 150 gallons per bedroom per day) which functionally caps occupancy in unsewered areas.
Over-occupancy: 1,500-8,000 dollars per incident. Rental permit revocation after repeat violations. Septic capacity violations cited by Suffolk County DHS.
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Side-by-side rule comparisons with other cities in Suffolk County.
See how other cities in Suffolk County handle occupancy limits.
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