Irondequoit, NY Short-Term Rentals: Occupancy Limits (2026)
Key Facts
- Base formula
- Two people per bedroom shown on the floor plan, plus two additional people
- Absolute ceiling
- 12 people, including permanent residents and renters
- Septic systems
- Capped by septic capability, never over 12 overnight
- Parking tied to bedrooms
- One off-road space for every bedroom shown on the floor plan
- Court penalties
- $1,000, $2,500 and $5,000 within a two-year period
- Capacity variance
- Zoning Board of Appeals, petitioned with the permit application
Summary
In the Town of Irondequoit, a permitted short-term rental is capped at two people per bedroom shown on the floor plan filed with the application, plus two additional people, and never more than 12 people in total, permanent residents included. A property on a septic system is limited by what the septic system can handle, still never above 12 overnight.
(13) Maximum occupancy for each short-term rental unit shall not exceed two people per bedroom shown on the floor plan included with the application plus two additional people. The maximum occupancy of a short-term rental unit shall not exceed 12 people, including permanent residents and renters. (14) In the event that the property has a septic system, the maximum occupancy shall be defined by the capabilities of the septic system, but in no event shall overnight occupancy for any short-term rental unit exceed 12 people total.
Full Breakdown
Occupancy is set in § 235-76.54(A)(13) and (14) of the Town of Irondequoit Code, part of the short-term rental article added to Chapter 235 by Local Law No. 9-2025 on September 16, 2025. The count is of bedrooms shown on the floor plan the owner files with the application. Two people per bedroom plus two more is the formula, and 12 people is the ceiling, a figure that includes permanent residents as well as renters. If the property has a septic system, the capability of that system defines the maximum, and overnight occupancy for the unit still cannot exceed 12 people total.
The number follows the property through the permit process. The application must include a floor plan for each level, at least 8.5 inches by 11 inches and drawn to scale, showing bedrooms, windows, exits and heating or cooling units (§ 235-76.53(A)(7)), and every application is subject to floor plan review and approval by the Authorized Official (§ 235-76.53(B)). The issued permit states the maximum occupancy and vehicle limits (§ 235-76.55(E)(3)), the permit and occupancy limit must be displayed inside and near the front entrance (§ 235-76.56(A)(2)), and the required rental contract must list the maximum property occupancy (§ 235-76.54(E)(1)). Parking is tied to the same floor plan: all parking must be on site, with at least one off-road space for every bedroom shown (§ 235-76.54(A)(12)).
Septic properties carry extra duties. The system must meet all state requirements and must have been pumped within the past four years, with proof of pumping and a satisfactory inspection by a qualified septic disposal firm available to the Authorized Official, and pumping must continue at least once every four years after the permit issues (§ 235-76.54(A)(15) and (16)).
An owner who wants relief from a sleeping capacity standard must petition the Zoning Board of Appeals at the same time the application goes to the Authorized Official (§ 235-76.53(C)). Short-term rentals are otherwise prohibited in the Town of Irondequoit unless this article allows them (§ 235-76.50).
Violations & Fines
Violating the occupancy standard is a violation of the article, answered by the permit actions in § 235-76.57(B): conditions, suspension, corrective action within 30 days, a court appearance ticket or revocation. A court imposes $1,000 for a first violation, $2,500 for a second within two years and $5,000 for a third within two years. Revocation bars all owners from a new permit on the property for one year. Unlawful operation also exposes the owner to an injunction and a civil penalty of $500 per day (§ 235-76.57(C)).
Frequently Asked Questions
How many guests can a short-term rental in the Town of Irondequoit hold?
What changes if the house has a septic system?
Can an owner ask for more sleeping capacity than the formula allows?
Where does the occupancy number have to appear?
Sources & Official References
Other rules in Irondequoit
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