Buffalo, NY Short-Term Rentals: Repeat Violator Strikes (2026)
Key Facts
- Threshold
- More than 3 noise violations per license year
- Fast-repeat rule
- 3rd violation within 4 weeks of 2nd still counts
- Process required
- Hearing, 10 days' notice (§ 380-17B)
- Effect of revocation
- Occupied units must vacate (§ 380-18)
- Other grounds
- Fraud, unpermitted changes, code noncompliance
Summary
A Buffalo short-term rental license can be pulled once a property racks up more than three noise violations within a single license year, under City Code § 380-17A(8). If the third citation lands within four weeks of the second, a freshly reissued license doesn't reset the count. It's one of eight separate grounds the Commissioner can use to revoke a certificate.
A short-term rental license issued pursuant to this chapter may be revoked by the Commissioner for any one or more of the following reasons.
(1) Fraud, misrepresentation or a false statement as to a material fact in the application;
(2) A finding that a short-term rental license was issued in error and not in accordance with applicable law, including but not limited to a failure to fulfill all conditions upon which the license was issued pursuant to § 380-9.
(3) A violation of any of the provisions of this chapter including, but not limited to noncompliance with a notice of violation issued pursuant to § 380-20.
(4) A violation of any applicable law including, but not limited to the Civil Rights Act of 1964; the Civil Rights Act of 1968; and Chapter 261 of the Buffalo City Code.
(5) The Commissioner determines that the rental dwelling unit does not substantially conform to this chapter or the New York State Uniform Fire Prevention and Building Code.
(6) A failure to correct violations of laws, ordinances, codes or regulations within the time period specified in any notice of such violation.
(7) If the structure, its occupancy, or its use is changed or altered without the required permits or approvals.
(8) More than three noise violations within a year of the issued license. However, where the third noise violation is within four weeks or less of the second violation, the date of issuance of the most recent license is not a factor in revocation.
B.
Full Breakdown
Section 380-17A lists the Commissioner's grounds for revoking a short-term rental license: fraud or misrepresentation in the application (1); a license issued in error because conditions under § 380-9 were never met (2); any violation of the chapter, including noncompliance with a § 380-20 notice of violation (3); violation of federal or local civil rights law, including Chapter 261 (4); substantial nonconformance with the chapter or the NYS Uniform Fire Prevention and Building Code (5); failure to correct violations within a notice's deadline (6); unpermitted structural or use changes (7); and, at (8), more than three noise violations within a year of the issued license, with the added rule that if the third violation falls within four weeks or less of the second, the date the most recent license was issued does not shield the operator from revocation.
Before revoking, § 380-17B requires the Commissioner to hold a hearing after giving the owner at least 10 days' notice of its time and place, followed by a written statement of the Commissioner's reasons. Revocation triggers § 380-18: occupied units must be vacated, with the Commissioner mailing or personally serving notice to both owner and occupants and setting a vacate deadline, capped at 30 days where the Commissioner finds an immediate hazard to health and safety.
Violations & Fines
Revocation under § 380-17A(8) is layered on top of, not instead of, other penalties: § 380-19A makes clear that fines under the general Code sections § 1-15 and § 137-7J apply in addition to license revocation. The Commissioner can also seek a Housing Part order from Buffalo City Court under § 380-19C directing that the property be removed from listing platforms and future reservations cancelled once revoked.
Frequently Asked Questions
How many noise violations before Buffalo revokes a short-term rental license?
Can an owner dodge the three-strikes rule by getting a new license?
Does the owner get a hearing before a Buffalo STR license is revoked?
What happens to guests staying in a rental when the license is revoked?
Sources & Official References
Other rules in Buffalo
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