STRs in New Hampshire Lakes Region
Investor · Tilton, NH · Member since 2019 · 57 posts · 23 votes
Anyone here currently using an an STR strategy in the New Hampshire lakes region? Recently (under a year) relocated to the area and after a long search including 30+ houses/multiple offers set to close on primary in a few weeks. With that said, really got interested in short term rentals for future vacations and as a foundational investment strategy for other RE investing.
My biggest concern is getting a handle in ordinances. Is there a good general source to go to across the board for a town/city?
Congratulations @Rudy Planter on getting a house under contract! That's no small feat in this market, and your experience of multiple offers on multiple houses is pretty common right now, so kudos to you for your perseverance!
As you may know, New Hampshire is big on "local control," so the counties don't have too much influence, unlike other states. Any ordinances for or against STRs will be at the town level. Most towns make their Zoning Ordinances available online, so a Google search like "Wolfeboro Zoning Ordinance" will usually pull them up. If they're not online, you can find the town offices online and there's usually an email address for someone who can send it to you. Since regulation of STRs is fairly new and evolving, it might also be worth checking the minutes of recent Planning Board meetings to see if there has been any discussion on the subject, although it's probably easier to just ask whoever the Planning Board commissioner directly about that.
If you are considering condos for STRs, you'll need to look through the Declaration of Condominium, Bylaws, and Rules & Regulations for any prohibitions against rentals and for any minimum lease terms. If you need help with that let me know. Although some condo documents are readily available, sometimes they can be difficult to access them unless you're a unit owner, and some are behind paywalls; but often agents who are selling a unit will post them in the MLS, so I can go back and find them. If there are no restrictions in the condo documents, you'd be wise to do some further due diligence and make sure there haven't been any recent amendments that prohibit STRs, but at least that first sweep of the condo docs will show you if they've already been prohibited.
Ditto if a single-family home is in any kind of subdivision. There may be old covenants or HOA rules that haven't been enforced in years, but could be if an irate neighbor decided to pursue it. Usually those covenants will be noted on the deed, but you might have to go back a few deeds to get a book and page reference for them if they're a separate document and not explicitly enumerated in the deed itself. They're not likely to say anything about STRs, since those are a recent phenomenon, but they might say something vague about rentals, and vagueness is the attorney's playground.
Hey @Rudy Planter, I really like that area. My wife and I have visited several times.
I don't have any advice on the area, but even though New Hampshire lakes region is small, it isn't that small so you will have to do your due diligence with the various municipalities.
I would start at the county level and go from there.
Congratulations @Rudy Planter on getting a house under contract! That's no small feat in this market, and your experience of multiple offers on multiple houses is pretty common right now, so kudos to you for your perseverance!
As you may know, New Hampshire is big on "local control," so the counties don't have too much influence, unlike other states. Any ordinances for or against STRs will be at the town level. Most towns make their Zoning Ordinances available online, so a Google search like "Wolfeboro Zoning Ordinance" will usually pull them up. If they're not online, you can find the town offices online and there's usually an email address for someone who can send it to you. Since regulation of STRs is fairly new and evolving, it might also be worth checking the minutes of recent Planning Board meetings to see if there has been any discussion on the subject, although it's probably easier to just ask whoever the Planning Board commissioner directly about that.
If you are considering condos for STRs, you'll need to look through the Declaration of Condominium, Bylaws, and Rules & Regulations for any prohibitions against rentals and for any minimum lease terms. If you need help with that let me know. Although some condo documents are readily available, sometimes they can be difficult to access them unless you're a unit owner, and some are behind paywalls; but often agents who are selling a unit will post them in the MLS, so I can go back and find them. If there are no restrictions in the condo documents, you'd be wise to do some further due diligence and make sure there haven't been any recent amendments that prohibit STRs, but at least that first sweep of the condo docs will show you if they've already been prohibited.
Ditto if a single-family home is in any kind of subdivision. There may be old covenants or HOA rules that haven't been enforced in years, but could be if an irate neighbor decided to pursue it. Usually those covenants will be noted on the deed, but you might have to go back a few deeds to get a book and page reference for them if they're a separate document and not explicitly enumerated in the deed itself. They're not likely to say anything about STRs, since those are a recent phenomenon, but they might say something vague about rentals, and vagueness is the attorney's playground.
Thanks @Michael Baum, I've really come to enjoy the area and see some potential if the ordinances are in favor. Where did you visit while here? Did you use an air bnb or more traditional rental?
@Rudy Planter hehe, we stayed at a BnB. Not an AirBNB mind you. A typical New England Bed and Breakfast. We were thinking of buying a 25 room inn in the White Mountains.
We spent a lot of time around the lakes region take a good look around. I love New Hampshire and would move there if my wife would.
We had younger children, I had a great job in technology and my wife works for the state so leaving all that and taking the kids along was just too much we felt. Came close though...
Congratulations @Rudy Planter on getting a house under contract! That's no small feat in this market, and your experience of multiple offers on multiple houses is pretty common right now, so kudos to you for your perseverance!
As you may know, New Hampshire is big on "local control," so the counties don't have too much influence, unlike other states. Any ordinances for or against STRs will be at the town level. Most towns make their Zoning Ordinances available online, so a Google search like "Wolfeboro Zoning Ordinance" will usually pull them up. If they're not online, you can find the town offices online and there's usually an email address for someone who can send it to you. Since regulation of STRs is fairly new and evolving, it might also be worth checking the minutes of recent Planning Board meetings to see if there has been any discussion on the subject, although it's probably easier to just ask whoever the Planning Board commissioner directly about that.
If you are considering condos for STRs, you'll need to look through the Declaration of Condominium, Bylaws, and Rules & Regulations for any prohibitions against rentals and for any minimum lease terms. If you need help with that let me know. Although some condo documents are readily available, sometimes they can be difficult to access them unless you're a unit owner, and some are behind paywalls; but often agents who are selling a unit will post them in the MLS, so I can go back and find them. If there are no restrictions in the condo documents, you'd be wise to do some further due diligence and make sure there haven't been any recent amendments that prohibit STRs, but at least that first sweep of the condo docs will show you if they've already been prohibited.
Ditto if a single-family home is in any kind of subdivision. There may be old covenants or HOA rules that haven't been enforced in years, but could be if an irate neighbor decided to pursue it. Usually those covenants will be noted on the deed, but you might have to go back a few deeds to get a book and page reference for them if they're a separate document and not explicitly enumerated in the deed itself. They're not likely to say anything about STRs, since those are a recent phenomenon, but they might say something vague about rentals, and vagueness is the attorney's playground.
Thank you and thanks for the direction. I have come across a couple potential properties with 30 day minimal stay rules. Just could not see how to make that work as a prime residence.
I have started considering buying land and standing up tiny homes for str. I imagine same type of rules could apply in addition to ensuring zoning allows that type of structure.
Thanks again!
@Rudy Planter hehe, we stayed at a BnB. Not an AirBNB mind you. A typical New England Bed and Breakfast. We were thinking of buying a 25 room inn in the White Mountains.
We spent a lot of time around the lakes region take a good look around. I love New Hampshire and would move there if my wife would.
We had younger children, I had a great job in technology and my wife works for the state so leaving all that and taking the kids along was just too much we felt. Came close though...
Understood. Wow. You were going big! What strategy are you running currently?
Congratulations @Rudy Planter on getting a house under contract! That's no small feat in this market, and your experience of multiple offers on multiple houses is pretty common right now, so kudos to you for your perseverance!
As you may know, New Hampshire is big on "local control," so the counties don't have too much influence, unlike other states. Any ordinances for or against STRs will be at the town level. Most towns make their Zoning Ordinances available online, so a Google search like "Wolfeboro Zoning Ordinance" will usually pull them up. If they're not online, you can find the town offices online and there's usually an email address for someone who can send it to you. Since regulation of STRs is fairly new and evolving, it might also be worth checking the minutes of recent Planning Board meetings to see if there has been any discussion on the subject, although it's probably easier to just ask whoever the Planning Board commissioner directly about that.
If you are considering condos for STRs, you'll need to look through the Declaration of Condominium, Bylaws, and Rules & Regulations for any prohibitions against rentals and for any minimum lease terms. If you need help with that let me know. Although some condo documents are readily available, sometimes they can be difficult to access them unless you're a unit owner, and some are behind paywalls; but often agents who are selling a unit will post them in the MLS, so I can go back and find them. If there are no restrictions in the condo documents, you'd be wise to do some further due diligence and make sure there haven't been any recent amendments that prohibit STRs, but at least that first sweep of the condo docs will show you if they've already been prohibited.
Ditto if a single-family home is in any kind of subdivision. There may be old covenants or HOA rules that haven't been enforced in years, but could be if an irate neighbor decided to pursue it. Usually those covenants will be noted on the deed, but you might have to go back a few deeds to get a book and page reference for them if they're a separate document and not explicitly enumerated in the deed itself. They're not likely to say anything about STRs, since those are a recent phenomenon, but they might say something vague about rentals, and vagueness is the attorney's playground
Following your guidance, I found zoning for Alton. Looks like "lodging house or and
Following your guidance, I found Zoning for Alton. In the Table of Uses, it looks like "lodging house or bed and breakfast" is allowed most places. I haven't seen any info yet specifically on air bnb in the Oordinance or ordinance by-laws. I'll keep researching.
@Rudy Planter all we are doing is the single lake house in Idaho. The BnB idea was a looong time ago and not in the cards any longer.
Also, on the language you stated for Alton. Lodging house or bed and breakfast are considered occupied and/or managed units. Like a hotel and are usually subject to different rules than a STR.
@Rudy Planter all we are doing is the single lake house in Idaho. The BnB idea was a looong time ago and not in the cards any longer.
Also, on the language you stated for Alton. Lodging house or bed and breakfast are considered occupied and/or managed units. Like a hotel and are usually subject to different rules than a STR.
Ok. Gotcha. I'll definitely have to dig more. Thanks.
@Rudy Planter, keep in mind the NH Meals & Lodging tax that you must pay out monthly. You'll need a license # to operate, and submit, etc. Feel free to reach out if you need anything, I'm in the area.
@Rudy Planter, keep in mind the NH Meals & Lodging tax that you must pay out monthly. You'll need a license # to operate, and submit, etc. Feel free to reach out if you need anything, I'm in the area.
Thank you Kyle - will do! Do you manage in Alton or Gilford?
@Rudy Planter yes we do! Feel free to reach out. We’re connected.
@Rudy Planter hey there! First time posting anything in this amazing forum!
I was wondering how your quest is going? I just started really checking out lakes region for str. Noticed Laconia looks to be cracking down as well as North Conway.
@Rudy Planter hey there! First time posting anything in this amazing forum!
I was wondering how your quest is going? I just started really checking out lakes region for str. Noticed Laconia looks to be cracking down as well as North Conway.
Hey Greg, how's it going? The hunt continues. Market in general is tough. The STR landscape remains tricky to navigate seemingly from town to town. Are you still targeting STR potentials?