Where Is This House? 49 Lamplight Street

Part of the fun of putting together A Little Beacon Blog’s Real Estate Listing Guide is getting exposed to new areas we didn’t know about! Like this house 49 Lamplight Street that is surrounded by acres of nature, yet is in Beacon’s South Avenue Elementary School District. Where is this?

So we took a drive and found it! It’s down the street of that Revolutionary War man off 9D. Just take a left as you head towards the Renegade’s Stadium and it’s next to the huge building that was home to two short-lived restaurants (and is currently for sale again...remember Mary Kelly’s and the other one?).

From the looks of the sign in this picture, we missed the memo about Revolutionary War Day on August 12 down on the Verplanck Homestead! Well now you have two reasons to explore this area.

This listing is presented by Claire Browne at Gate House Realty and she can show you more! Gate House Realty and Claire Browne are proud sponsors of A Little Beacon Blog, and we thank you for supporting business who support us!

Details and pictures are in the Real Estate 🏡 Listing Guide: https://www.alittlebeaconblog.com/real-estate

Or link in bio and tap DIRECTORIES and the. REAL ESTATE GUIDE

Realtors: Get details on how to feature your properties by visiting our Media Kit under the ADVERTISING tab: www.alittlebeaconblog.com/mediakit


Putting the Community in "Community Bank" at Rhinebeck Bank (Sponsored)

When you live in the big city, you tend to not think about community banks. You may have heard about the financial benefits of banking with credit unions in financial books you’ve read. However, the concept of a “community bank” is one that shows mostly in movies like “It’s a Wonderful Life” where community banker Jimmy Stewart is saved by his community after years of his independent bank helping people during their own financial challenges. 

What what does "community bank" mean in your real life out here in Beacon and the Hudson Valley region? When banking with a community bank like Rhinebeck Bank?

At Rhinebeck Bank, "Your Success Is Our Success"

“Your success is our success.” I’ve heard this statement spoken by the bankers at Rhinebeck Bank. Their involvement in the community through sponsoring events and elevating awareness puts them in the middle of everyday life. Finances of a community bank are directly connected to the people and the businesses in the community. If a business who has a loan with Rhinebeck Bank fails, then the bank is impacted as well. Big banks that are too big to fail and have branches all over the world don’t feel that loss in quite the same way.

Listening To Customers

Stacey Schindler is the newest branch manager at Rhinebeck Bank’s Beacon Branch, located on 9D just before the Renegades Stadium. “I have been in banking for 21 years and it was always my dream to become a Branch Manager,” says Stacey. “One of the reasons is due to one of my all time favorite movies, ‘It’s a Wonderful Life.’  I LOVE that you referenced it in this article.”
PS: I gave Stacey a sneak peek of this article before going to publication.

"The connections and relationships that are made with the people in our community and businesses here at Rhinebeck Bank have the same nostalgic feel of that movie.  Here at Rhinebeck Bank, we connect with local people and help them realize their dreams through education, active listening, and genuinely caring about helping them find the best financial solutions,” says Stacey.

History Matters

Rhinebeck Bank, one of the only independent banks in the Hudson Valley, opened in 1861 and has made community involvement their top priority ever since. Many of your favorite organizations and businesses do business with Rhinebeck Bank, including The Art Effect (formerly Spark Media Project), and Mill House Brewing Company.

Plugging Into The Community

Dedicated to bringing people together to help business flourish, Rhinebeck Bank has sponsored hundreds of events over the years, working closely with entities including BeaconArts here in Beacon, and municipalities like the City of Poughkeepsie.

“At Rhinebeck Bank, we not only take pride in knowing the value of helping our community, but being a part of that community,” says Rhinebeck Bank’s Senior Vice President of Marketing, Michelle Barone-Lepore.  “As a good neighbor, that means making a real difference and striving to create a positive impact on as many lives as possible, beyond just writing a check. Rhinebeck Bank has and will continue to always be a part of the fabric of the communities we not only serve, but embed ourselves in.”

Watch Rhinebeck Bank’s Show on TV!

Rhinebeck Bank also produces an interview series that features their business clients called “Wake Up with Rhinebeck Bank”. Binge-watch it, because you’ll learn all sorts of things about the origins and special business challenges of big and small local businesses around you.

To learn about how Rhinebeck Bank can help you realize your business dreams, schedule a call with Beacon’s Branch Manager, Stacey, at 845-831-0300, or visit one of Rhinebeck Bank’s many other qualified business bankers.

Rhinebeck Bank, Member FDIC

Rhinebeck Bank is a proud sponsor of A Little Beacon Blog, and this article was created with them as part of our Sponsor Spotlight program. It is with the support of businesses like theirs that A Little Beacon Blog can bring you coverage of news, local happenings and events. Thank you for supporting businesses who support us! If you would like to become a Sponsor or Community Partner, please click here for more information.

The Personal Touch from the Independent Insurance Brokers at Antalek & Moore (Sponsored)


When you see the words "insurance agency" or "independent insurance agent," what does that mean to you? Do they sell insurance? Are they the insurance company? No. They are your personal liaison, your personal agent of change when it comes to getting what you want and need out of the insurance policy that you buy with the big name insurance companies, like Progressive, Travelers, and many others. Your local insurance agent knows the distinct differences between all of them. They know where a lower price is savings, and where it's a dip in quality. They do the homework, you do the living.

We are used to doing things ourselves. But with insurance, we don't have to do it alone. We can have a helping hand. To show you what this means, we asked Susan Antalek Pagones, a Partner at Antalek & Moore Insurance Agency, to give us a few examples of real-life situations. If all goes well, all you do is pay a policy. But if something happens, you get to know the claims process real quick. Susan enlightens us a bit:

When Insurance Goes From a Quarterly Bill, to a Policy Claim

Susan recalls some of the tougher cases they have handled. “We had an insured family that had a fire and lost the whole house. We met them on the scene on the day after with a large basket filled with everyday essentials we take for granted - shampoo, toothpaste, toothbrushes, socks - all toiletries you could think of, plus some gift cards to go shopping and to get clothes to put on their backs.”

Our customers become our family. In the time of need, you always help out family. 
— Susan Antalek Pagones, Partner, Antalek and Moore

This is the kind of detail and personal touch that continues to draw people to Antalek & Moore. They go above and beyond to stay on top of their insured. When Beacon and a good part of the mid-Hudson Valley lost power after the huge storm in May 2018, Antalek and Moore stayed open.

“We stayed open at the office running on a jet packs and laptops. I gave my cell number to any insured customer that wanted it to call me after hours with any questions they may have had. We asked adjusters to give our customers advancements on claims. This means that we asked them to cut a check for a certain amount right on the spot so that our customer could start the process of normality." 

Antalek & Moore Advocates on Behalf of Their Customers

Susan explains what their mindset is at Antalek & Moore, that drives them to produce the kind of personal service that they provide: "Our customers become our family. In the time of need, you always help out family."

Problems can happen when a claim is submitted after an accident or unexpected incident happens. Says Susan: "Sometimes the company may not always agree on certain things that should be paid at the time of a claim. We are the voice of the customer if we feel things should be covered, and get right in there with the insurance company to advocate on behalf of our customer if there is a problem." 

Lots of people in the Hudson Valley had major tree and house damage after the big storm in May. "We had a customer that had a HUGE tree fall on their house. The customer had previous plans to go away to Texas. We made sure that she did go, as her house was not livable. We worked closely with her son to help get the claim settled. There were many hiccups along the way. I was also on a planned trip, but kept in touch constantly by cell with our customer to help. I am not saying it was smooth sailing trying to get this customer back up and running in their home, but whenever they reached out to us, morning or night, weekday or weekend, we always made sure we were there to help out."

Going Local With Insurance Can Make Life Easier

Whether it's buying a home or starting a small business, you need insurance. With so many options available, shopping for insurance can be overwhelming.  A Little Beacon Blog's Managing Editor, Marilyn Perez, used Antalek & Moore when she purchased her condo a year ago and was so happy having established that relationship with a local insurance broker to narrow down the best option for her.

Antalek & Moore is a sponsor of A Little Beacon Blog, and this article was created with them as part of our Sponsor Spotlight program. It is with the support of businesses like theirs that A Little Beacon Blog can bring you coverage of news, local happenings and events. Thank you for supporting businesses who support us! If you would like to become a Sponsor or Community Partner, please click here for more information.

Just Released! ALBB’s Real Estate Listings Guide for Residential and Commercial

At the request of people visiting Beacon who use A Little Beacon Blog to find out about our area, and with the insistence of local real estate agents, we have been creating a Real Estate 🏡 Listings Guide! Now you can browse for residential homes or commercial properties from the comfort of your reading chair within A Little Beacon Blog!

Special Search Features

Here at A Little Beacon Blog, we learn about the property and highlight our favorite parts to help with your research. We have also added search-friendly filters, like “Old Homes” or “Big Back Yard.” As we get more listings, you may want to start browsing by your favorite features.
P.S.: If you're like us, you may experience urges to move into several of these listings - even if you had no prior plans to move!

Open Houses!

Realtors will have the option to list on the website when they are throwing an Open House. There's one today (Sunday, July 29) from Claire Browne at Gate House Realty!

This Real Estate Listings Guide is sponsored by local realtors, building owners and individual sellers who want you to know about select properties. Click here to learn about how to feature your property.

Public Speaks Out About Airbnb Short-Term Rentals to City Council in Public Hearing


Please Note: This article was originally written in April after the Public Hearing on Short-Term Rentals on April 2, 2018, but had not been published yet. It is being published now to be used as reference for an upcoming article after Beacon's City Council voted on May 21, 2018, against creating legislation to officially legalize Short-Term Rentals, thus leaving them illegal by default.

Attending the Public Hearing on Short-Term Rentals was an enlightening experience to hear the inner workings of how renting out one's home - or a room in one's home - works on Airbnb. The meeting was not specific to Airbnb, but most everyone who voiced their feedback for the proposed legislation was using Airbnb and referred to it in their experience. There was not a common thread to identify a single type of person who would use Airbnb. They were men, women, single men, single women, people with young children, people who cleaned the Airbnb homes, renters or homeowners who lived below or next to a property listed on Airbnb.

What Is Available in Beacon on Airbnb?

Before we get into what the public said, let's take a look at what is available on Airbnb in Beacon, and how people approach it here. The photo above includes a picture of penguins that hangs in a room available on a short-term basis. That is the "Antarctica Room" that you can rent from Aga and David, who may be in the house with you during your stay in this private room, or they can leave you in private. According to the listing, "the room currently displays an exhibition of Antarctica by your host." It comes with a hair dryer, option of a bassinet, and "the queen-size bamboo mattress is the right blend of firmness, softness and all around comfiness with lux linen bedsheets." This listing has 85 all-star reviews, and does not allow smoking, pets, or parties. What did one guest think?


"We really enjoyed our stay in Beacon at Aga and David's place! Our visit was brief, but it was nice to get to meet David. The room is charming, the private bathroom is so nice, and we loved their taste in decor. And the bed was very comfortable. :)


This Goldilocks rooming scenario is very real in Beacon and all over the world, but is largely unregulated. Beacon's city government is stepping up to the plate again, after trying once in 2014, to try to regulate it. Based on recent outcry from neighbors of a house purchased as an investment property by a Beacon resident, David Allis at 51 Orchard Place, the City Council scheduled a public hearing to hear ideas and feedback from the people of Beacon. Said Mayor Randy Casale at the meeting: "Right now they [short-term rentals] are all illegal. We are trying to figure a law out to make it legal."

Those Not In Favor...

Submitted to the public hearing was a petition with 70 signatures. Elaine Ciaccio, a neighbor of the Orchard Street house, asked for specific regulations:


We call on the City of Beacon to regulate short-term rentals in single-family residential neighborhoods. In the last four years the number of short-term rentals have more than doubled. This destabilizes our
neighborhoods, effects quality of life and has a negative impact on the rental market.

  1. Ban non-owner occupied whole home short-term rentals.
  2. Require registration and establish regulations that maintain the zoned character of our residential neighborhoods.

Also submitted, but not read aloud, was a letter from Airbnb written by Andrew Kalloch (click here to get the letter titled "Airbnb testimony" who works with Airbnb's Public Policy. According Airbnb's letter, the listing service "has brought over 300 million guests in 4.5 million listings in 81,000 cities in nearly every country across the globe." In Beacon in 2017, according to the letter, there were 110 "active hosts" who served 9,100 guests.

Who Attended the Public Hearing on Short-Term Rentals?

Over 30 Beacon residents spoke at the podium to voice their opinions and experiences. A majority of those citizens were Airbnb short-term rental landlords who rented out all or part of their primary residence. At least two of the speakers were homeowners who had purchased at least one other home for the sole purpose of Airbnb-ing it: David Allis on Orchard Place, and the owner of Play, the kids' toy store on Main Street.

The owner of Play stated: "I consider it a public service. I love Airbnb. Have been using it for 12 years myself. I go every summer with my dog and my family and usually another family, and we share a place. I offer that to people coming to Beacon. It’s a dog-friendly place, it’s a fenced yard. People love it."

Some people speaking were not short-term landlords, but attended to voice favor for the practice; among them was one woman who is employed by short-term landlords to clean their homes in preparation for guests. No hotel owners or bed-and-breakfast owners voiced their opinion at this public hearing.

Short-Term Rentals and Airbnb's Self-Governing System of Safety

While the meeting's purpose was to hear feedback on the experience of providing a short-term rental from one's home in general, all of the people in attendance who offered short-term rentals were doing so using Airbnb (which is not the only site to offer that service). Their feedback about renting in the short-term was interwoven with descriptions of how short-term landlords/homeowners must interact with Airbnb's rules.

Several homeowners spoke about how guests are screened, and more than one attendant had children. One homeowner, theater producer Jessica Jelliffe, lives in her 100-year-old home with her husband, 5-year-old son, and a legal long-term tenant which she says covers their mortgage. When they needed extra income, she made her job to be managing the short-term rental side with Airbnb.


Guests have to go through a three-step verification process that the host sets the limits for, that ensures that [the guests] are who they say they are. The star rating and the review process after the guest has stayed with us ensures that the location is what it says it is. And if anything isn’t fit or isn’t how it was described or is unsafe in any way, shape, or form, they let other potential guests know by giving a lower number of stars and/or giving public feedback or private feedback, which I always pay close attention to because it directly effects my business. As a traditional landlord. I know more about my Airbnb guests than I do about my own tenant.


Speaking of long-term tenants, experiences with those were vocalized as well. Daniel Aubry, a realtor, commented that he has rented to long-term and short-term tenants, and it was his long-term tenant who caused him the most problems. "My poor neighbors had to suffer his rantings. It took me three months to get him out." Mike Diago, a social worker and father of a young son, owns the self-proclaimed "most famous Airbnb in town - an intimidating 13-foot turquoise camper" with his wife. He commented on his good neighbor policy: "I checked with all my neighbors. Triple checked. 'No problem at all, Mike.' One guest asked [my neighbor] for sugar, and I was mortified."

Short-Term vs Long-Term Tenants

According to Airbnb's statistics, the typical host earned about $8,800 last year by renting their space for about four nights a month, reinforcing the fact that most hosts are not full-time “commercial” operators. 70 percent of Beacon hosts are women, and the average age of hosts is 46, with 15 percent of hosts over the age of 60. Supplemental income from short-term rentals (STR) is particularly important to this population, which often struggles to “age in place” on fixed incomes.

Latest Changes to Draft Legislation for Airbnb in Beacon, NY (Short-Term Rental)


The Beacon City Council has made changes to the proposed legislation it is currently considering, to regulate short-term rentals by homeowners, commonly referred to as Airbnb-ing one's home. These changes are being discussed today in a City Council workshop meeting. The topic is #4 on the workshop agenda, which includes a dozen other areas for discussion. You can see all of the changes here at the city's website in red underlines and strike-throughs in the link called "Short Term Rentals LL."

The city has received a lot of public feedback about short-term rentals and Airbnb spaces in Beacon. The topic was first discussed in 2014, and with the city's skyrocketing popularity, addressing lodging space has only become more urgent. Since the City Council began to revisit potential short-term rental legislation, the following major changes have appeared in the public draft of the proposed city law. It would be the first of its kind for Beacon, and will be discussed at tonight's City Council workshop.

  • Language was removed from the overall introduction of the law that implied that short-term rentals in and of themselves cause bad behavior and disruption to neighborhoods at large.
  • "Non-owner" specification added to the determination that short-term rentals are inconsistent with the use of a residence for residential dwelling purposes.
  • Campers, garages, sheds, and other structures not approved for residential use - temporary or permanent - remain un-rentable in short-term residential situations.
    Editor's note: Just as an FYI, businesses that rent campers on their property, such as Kate's Lazy Meadow in the Catskills do exist, and require their own sets of business and insurance filings.
  • "Owner" has been more refined to exclude "entity corporation, limited-liability company, partnership," in addition to other forms of entities like a trust, or guardian of an estate.
  • Spaces available as rent-able have been more defined.
  • Requirements of the owner to show where the house has been advertised have been reduced.
  • Owner-occupancy remains the required status, which means that people would not be able to rent out a second or third home they owned on a short-term basis. The home would need to be the primary residence of the owner.
  • Weddings, concerts and other commercial uses of a property would remain unlawful for short-term rental.
  • The 100 days per year maximum amount of rental days has been removed. Nearly everyone who spoke at the public hearing for short-term rentals was opposed to that maximum. At that meeting, Council Member John Rembert voiced a request to "revisit the 100-day" maximum.
  • Permits would be required once the law is signed, and those who already rent out would have "45 days to file an application to obtain a short-term rental permit and 90 days to receive such short- term rental permit before any violations are issued" by the Building Department, unless the Building Department gets delayed.

The entire proposed law, called "Short Term Rentals LL," is here for you to read." The document at the link includes more changes not highlighted here.


Buying a Home With Local Bankers at Rhinebeck Bank (Sponsored)


Financing Your Home With Rhinebeck Bank

When you buy a home, it's common to experience feelings after the initial baby step excitement, like "Ohmygosh I love this home!" which (fingers crossed!) turns into "ohmygosh they accepted my offer!"

And then begins the rest of the process of buying a home. Lucky for this happy couple, they worked with mortgage lender Susan Utter of Rhinebeck Bank. They could barely contain their excitement after closing on a house, and praised Susan: "What an adventure this whole crazy home-buying process has been! You calmed the wild mortgage jungles with grace, patience, and expertise, helping us navigate through the financial waters... Thank you for everything!"

Rhinebeck Bank has been committed to the home purchasing experience in the Hudson Valley for decades. Sound interesting? You could check online right now to see if you're approved for financing. Or visit a local branch, like the one in Beacon near Dutchess Stadium, or the big white branch in the New England-style building on the way into Fishkill. Applications can be completed in as quickly as 15 minutes.

rhinebeck bank front.jpg

Rhinebeck Bank is a sponsor of A Little Beacon Blog, and this article was created with them as part of our Sponsor Spotlight article program. It is with the support of businesses like theirs that A Little Beacon Blog can bring you coverage of news, local happenings and events. Thank you for supporting businesses who support us! If you would like to become a Sponsor or Community Partner, please click here for more information.

Photo Credits: Photos came from Rhinebeck Bank Mortgage Lender Susan Utter's Facebook page. Screenshot of "for sale" sign came from Rhinebeck Bank's Welcome Home video.

Legislation on the Table (not the kitchen table) for Airbnb Short-Term Rental Limits

 Pictured here is the City Attorney Nicholas Ward-Willis (at right), the Mayor Randy Casale (at center) and the City Administrator Anthony Ruggiero (at left).  Photo Credit: Screenshot of the Workshop meeting. Video produced by Peter Skorewicz

Pictured here is the City Attorney Nicholas Ward-Willis (at right), the Mayor Randy Casale (at center) and the City Administrator Anthony Ruggiero (at left).
Photo Credit: Screenshot of the Workshop meeting. Video produced by Peter Skorewicz

Beacon has stepped up to the plate once again to consider creating legislation for short-term rentals in people's homes, also known as "home sharing," or "Airbnb-ing". Mayor Randy Casale has cited emails he has received from citizens who are opposed to short-term rentals in different capacities. Beacon considered legislating this in 2014 and created draft legislation in 2015, but never finalized it. Click here for a background of this Airbnb issue and why it is being discussed now.

In January and February of 2018, Beacon discussed short-term rentals at a City Council meeting, and held a Workshop discussion on the subject in February. In April, members of the public were invited to voice their opinion at a Public Hearing, at which over 20 people spoke favorably about their experience with short-term rental via Airbnb. They also expressed their reactions to the proposed restrictions in the proposed new law put together in 2018.

A handful of people showed up to speak out against short-term rentals, and voiced their desire for rules to be enforced - even though no local law exists yet in Beacon to be enforced. The law on the table right now is new. There are zoning laws at the New York state level, which include fire safety requirements such as installing sprinkler systems or breakaway windows. Those requirements can be a financial burden to homeowners, who also rent out their homes to earn extra income to keep up with their mortgage or rent payments.

Those in opposition of no regulation at all included a citizen, Elaine Ciaccio, who submitted a petition she started which had 70 signatures on it asking to "1. Ban non-owner occupied whole home short-term rentals and 2. Require registration and establish regulations that maintain the zoned character of our residential neighborhoods." Airbnb has submitted their written response to Beacon's legislation, which was to argue against many of the proposed restrictions. Neither the petition or Airbnb's testimony were read aloud at the Public Hearing, but around 30 people voiced their opinions, a majority of whom were homeowner/landlords of short-term rentals who were in favor of short-term rentals, and in favor of the least amount of regulation - if at all.

Legislation on the Table Now

LEGAL NOTE: Please know: this summation does not constitute as the draft legal document. You can find that legal document right here at this link. The information has been summarized so that you can see the points quickly. You should read the draft legislation yourself if this area of legislation concerns you. The people of a municipality do not have a lawyer representing them, as a city hires an attorney to represent itself. Council members may not necessarily be lawyers or specialized in a type of law being legislated. As a citizen, homework is involved.

Here is a summary of the law that the City Attorney has drafted as of April 4, 2018. Please see the actual draft of the law at the City of Beacon's website in their PDF here at this link. This draft is an edited version that the attorney made prior to the Public Hearing on April 2, 2018, and includes "track changes," which means that you can see what was originally proposed or how something was worded, and then was revised based on feedback.

Men's Rights

Before we begin, it is noted that women were not always included in the legislation wording. Women and men have since been written into the draft with both pronouns, "his or her." In prior draft laws, the male pronoun has been used, such as "his property." Being that married women used to not be able to own property at all in the United States prior to the 1830s, with different states coming on board with allowing women to own property through the 1840s '50s, and so on until the late 1800s (see Wikipedia for all the details).

In this latest April 4th draft, one possible loophole remains for women in this line item: "A short-term rental permit has been issued and the owner fails to continue to occupy the premises on a continuous basis as his primary residence; or..."

Additionally, the proposed legislation assumes that the Building Inspector, who is currently a man, will always be a man. The legislative wording reads as this: "The applicant shall be given an opportunity to present evidence why such denial of application, or such suspension or revocation of the license, shall be modified or withdrawn. The Building Inspector or his designated agent may also present evidence."

Who is an Owner?

According to the draft legislation, an owner would be defined as: "An individual or group of individuals who are in possession of and have a fee interest in real property. The term 'owner' shall not include entity corporation, limited-liability company, partnership, association, a trustee, receiver or guardian of an estate, or mortgagee, lien holder, or other business entity."

Owner Occupied would be defined as: "A one-family or two-family house or multiple dwelling building used by the owner as his or her or their domicile or principal residence."

The short-term rental space would be defined as: "An entire dwelling unit, or a room or group of rooms or other living or sleeping space, made available to rent, lease or otherwise assigned for a tenancy of less than 30 consecutive days. The term “short-term rental” does not include dormitories, hotel or motel rooms, bed and breakfast inns or lodging houses, as permitted and regulated by the City of Beacon Zoning Ordinance."

Permit would be required, would last for 2 years, and would be able to be renewed.

The application of the permit would be submitted to the Building Department. Several pieces of information would be required, including a notarized certificate from all property owners.

A broad requirement of the City requiring anything: The proposed law also has a line that broadly gives the City the ability to require information not defined in the legislation, with this wording: “Such other information as the City may require.” When two parties are negotiating a contract, statements like this are inserted by a party who wants to cover a large ground of protection. It can be argued that it is up to the other party to accept that or negotiate that statement out of the document.

Permits may be revoked if specified conditions occur, such as an owner not occupying the premises as the owner’s primary residence, or if the property “creates a hazard or public nuisance or other condition which negatively impacts the use and/or enjoyment of surrounding properties, or threatens the peace and good order, or quality of life in the surrounding community.”

Violation fines could be up to $500 per offense. “Any owner who fails to obtain the permit required herein, or otherwise violates any provision of this section, shall be guilty of an offense which shall be punishable by a fine of not more than $500 per offense.”

Attics and cellars would not be allowed to be rented “unless it meets the requirements of the International Fire, Residential and Building Codes or successor law.”

Short-term rentals could be in any zone of the city, and would not be dependent upon the zoning type your house or apartment was in.

Advertised locations: The owner would have to show where they are advertising the listing.

Proof of rental bookings required. The number of days rented would have to be printed out from home-sharing listing websites and shown to the Building Inspector when the property owner(s) want to renew the permit.

Inspection by the Building Department would be required at the time of initial application, and any permit renewal.

Primary residences only are eligible. Owners of short-term rental properties would only be able to rent out that property that they call their primary residence. If it is not their primary residence, they cannot rent out. If they have a second home or house or apartment in Beacon, an owner could not rent it out as a short-term rental.

Campers, sheds, vehicles parked on property, tents, recreation rooms, garages, temporary structures, or other things could not be rented out from the homeowner's property.

Wedding, concerts or other commercial situations would not be able to be rented.

100-day rental limitation has been scratched out. In last month’s draft, there was a proposed limit of 100 days rented per calendar year. Comments from the public indicated this would impact their income, and in some cases, prevent them from making their own mortgage or property tax payments. In the proposed law, there is a strikethrough line through the verbiage, indicating that it is off the table as a restriction.

Timing to get permits: If approved, “This local law shall take effect immediately upon filing with the Office of the Secretary of State. Any short-term rental in existence prior to adoption of this local law shall have 45 days to file an application to obtain a short-term rental permit and 90 days to receive such short-term rental permit before any violations are issued, unless a delay is caused by Building Department in not issuing said permit.”

General Tone of the Legislation is Assumptive of Rowdiness - But Airbnb-ers Have Attracted Quiet Renters

In this proposed law language, the City's position takes an approach that defends the citizens, and one that assumes that renters are likely to be disruptive. Setting the stage for the legislation, the following is written into the introduction of the proposed law: "There is a greater tendency for Short-Term renters to fail to conduct themselves during their occupancy in a manner that respects neighbors and the community as would persons with longer standing relationships to their neighbors. In addition, studies have shown that short-term rentals are linked to increases in rent and housing costs because rental units are taken off the market and used as short-term rentals."

Studies, or supporting documentation, mentioned in this statement have not yet been provided or presented to the public for the creation of this law.

During the Public Hearing, all of the people in favor of short-term rentals credited Airbnb itself with creating a good-neighbor environment thanks to Airbnb's background checking and self-governing rules that publicly grade short-term rentals, as well as factor in private feedback. Said a citizen and homeowner landlord, Dennis Mendo, "From renting out an Airbnb for the last 3 years, I have not had one complaint. Not one thing broken. And I live in a cul-de-sac."

During the Public Hearing, it was revealed that people who are renters through Airbhb have to:

  1. Pass background checks from Airbnb.
  2. Can be denied a booking by homeowner short-term rental landlords.

Jessica, a woman who spoke at the public hearing and has a legal long-term rental on the property, also rents a part of the home as a short-term rental. She commented about the neighbor safety in place created by Airbnb's rental marketplace, stating: "I know more about my Airbnb guests than I do about my own tenant."

She went on to explain: "Guests have to go through a three-step verification process that the hosts sets the limits for, that ensures that [the guests] are who they say they are… If anything isn’t fit or isn’t how it was described or is unsafe in any way, shape, or form, they let other potential guests know by giving a lower number of stars and/or giving public feedback or private feedback."

Another attendee of the Public Hearing, Eva, rents her family's home on a short-term basis, and had this to say about her selection process about who books: "We do not accept every booking. We only accept [guests] who are willing to follow our rules. And this is why we only have 10 guests so far since 2017."

The next discussion of short-term rentals is on Monday, April 9, 2018. This will be a Workshop, where the City Council discusses the points it is considering. The workshop is open to the public to watch, but not to participate in. The next opportunity for the public to comment would be during the Miscellaneous Comment period of City Council meetings in general, which usually happen the following Monday.

For those who like auto-updates via RSS, A Little Beacon Blog has been re-publishing Agendas and Videos in our "Easy Access" City Government section of this website. There, you can easily find videos posted with each meeting, and links to the accompanying Agenda items, which can include useful information like drafts of laws, letters of testimony, maps, and more.

Please see the actual proposed draft legislation for this law on the city's website. You can find it here at this link. It is called "LL Short Term Rental with changes."


Beacon Considers Airbnb Short-Term Rental Legislation - Here Are (Some Of The) Issues Being Considered

 Pictured here is Beacon's Building Inspector, Timothy Dexter, speaking to the City Council during a Workshop meeting of proposed legislation for short-term rentals, often listed on websites like Airbnb.  Photo Credit: Screenshot of the Workshop meeting. Video produced by Peter Skorewicz.

Pictured here is Beacon's Building Inspector, Timothy Dexter, speaking to the City Council during a Workshop meeting of proposed legislation for short-term rentals, often listed on websites like Airbnb.
Photo Credit: Screenshot of the Workshop meeting. Video produced by Peter Skorewicz.

UPDATE: The Public Hearing took place. Here is a summation of the resulting draft of legislation, which the City Council will discuss at the next Workshop on Monday, April 9, 2018.

This Monday, April 2, 2018, the City of Beacon's City Council will hear from the public about new legislation for Airbnb hosts, which are technically called "short-term rentals." The Airbnb market in Beacon is booming, bringing people from all over the country - and probably the world - into Beacon. A search for "Beacon" on Airbnb brings up over 300 results of places you can rent, from luxury lofts to secluded houses in the woods to charming cottages just steps from Main Street. It's a real estate dabbler's dream.

Personally, I don't Airbnb, but do like to have the option if I needed or wanted it. I do rent space in my business office, so I'm familiar with the work involved in managing a short-term rental on a daytime level. The idea has occurred to me to invest in a second home in Beacon, as a way to supplement my parents having a home here when they visit us as they get older. But Airbnbing can have some hiccups. I had some folks from California searching for a key in the mailbox on my front porch because they had the wrong house. No biggie, they were plenty friendly. I have also received a pizza delivery for what is probably that same Airbnb, who gave the wrong street type - is it Street or Lane?

According to Beacon Mayor Randy Casale at a 1/29/2018 City Council meeting, "There are no rules and regulations [for Airbnb], and by rights, they are really illegal." Yet if you talk to the Building Inspector, Timothy Dexter, at a 2/13/2018 Workshop meeting: "They’re not necessarily illegal by zoning. … They are probably all in violation of a zoning ordinance if they start to rent out a room or two." The building inspector encourages a "path to compliance," so that rentals who do violate code could make changes to be within code and become legal. But those requirements are often expensive, involving installation of sprinkler systems, particular windows, and other fire safety investments. From councilperson George Mansfield, who tries to find a guiding line through the thick nuances of the booming short-term rental market, where the landscape is a little bit undefined, unregulated Wild West, "We have to make them align with New York State Code."

If you moved to Beacon looking to own a home and not be beholden to a homeowners association like you might in an apartment building or condo complex, here's the memo you missed: Your homeowners association is actually several people on three boards (City Council, Zoning Board and the Planning Board), members of the public who attend the City Council meeting to voice their opinions, and New York state law. All of the people on these boards make up the rules of what you can and cannot do. Surprise!

Why Now?

This is not the first time the city has considered legislation around residences. Mayor Casale mentioned during the 1/29/2018 meeting that he has been discussing it since 2014, and a law was drafted in 2015, but was abandoned when consensus could not be reached. People from the community forced this issue back onto the table after the new owner of the house at 51 Orchard Place cut down over a dozen trees without a permit. That incident alone sparked a revisiting of legislation and fines that a property owner could be faced with.

The property owner, David Allis, is a resident of Beacon and purchased 51 Orchard Place as an investment property, not a primary residence. When he let the property's neighbors know of his intentions to list it on Airbnb, those neighbors came before the City Council to voice their opposition, stating that they wanted a family living there, not many people who come and go. David's property had been listed on Airbnb in 2018, but at this publishing date, the listing had been removed.

According to the Mayor's comments during a 2/13/2018 Workshop meeting on Airbnbs, he has received an uptick of emails asking him to enforce any law about short-term rentals. “I feel helpless," said Mayor Casale. "People call me and complain every day: ‘All these Airbnbs in Beacon are illegal - what are you doing about it? Honestly, we’re not doing anything about it because I’m being told it can’t be enforced unless you can prove that somebody stayed there. You just can’t go on advertisement. So I tried to get a law so we could say, 'If you’re advertising, we know you’re doing it.’ I don’t care if they are legal or illegal. As I sit here as the mayor, if they are illegal, and people are calling me asking why aren’t you enforcing it, I need to have a mechanism where I can enforce it."

What's The Big Deal With Short-Term Rentals?

The business model of a short-term rental is very enticing. You open your home to a renter for a night or several, you collect rent money, they experience a nice new place, and you're all happy. The regulation of such a business transaction happening in a residential neighborhood, however, is gridlocked with nuances and variables. 

Some of those nuances have been discussed by Beacon's City Council. Here's a simple summation of some of the issues.

  • Owner Occupied: Should these short-term rentals need to be owned as a primary residence by the homeowner? And not as an investment property, being used solely for short-term rental and not the regular long-term (over 30 days) rental? Meaning, you need to live in the house that you are renting on a short-term basis, and not other houses that you own. From the draft of the proposed legislation: "Owner-occupancy. It shall be unlawful to use, establish, maintain, operate, occupy, rent or lease any property as a short-term rental if the property is not owner-occupied. The property used as a short-term rental shall be the principal residence of the owner at all times during the term of the permit."
  • Fire Safety + New York State Law: State law requires places who rent as "transient" rentals to comply with fire codes. According to the Building Inspector, these are typically defined as boarding houses, hotels and motels. But the designation for people's personal homes has not been defined.
  • Inspections: Should these homes and apartments be inspected? Mayor Casale suggests "at least once per year like any other public place" as a possibility.
  • Neighborly Conduct: Will transient guests take care of a home and neighborhood? Or trash the place? Will owners of investment properties who live out of state - or out of Beacon at all - be less invested in the community?
  • Home Price Increases with Investment Properties: As homes are taken off the market in order to be short-term rental units, Beacon's City Planner suggests that this impacts the price of homes in general, making it harder for families to purchase in neighborhoods.
  • Neighborhoods - the Definition of a Neighborhood: If investment properties for short-term rentals increase, what does that do to a neighborhood? Who would kids play with if most of the houses around them are Airbnbs, if investors are buying them and not occupying them as a family who rents out from time to time? Airbnb is hoping that investment properties do increase and has introduced out new services for hosts to be Manager Hosts, who manage people's listings. Running a short-term rental isn't always easy in practice. Accidents happen, oil leaks on driveways, fences break, paint chips, windows crack, homes need to be cleaned, beds stripped, nice soaps put out, etc.
  • Insurance: How would that work? Antalek & Moore explained some of it here, and Airbnb does offer coverage for listings through them, but nothing is black and white.
  • Permit: Should these homes and apartments be registered and permitted?
  • Violations of Permit: Violate too many times, you get your permit pulled.
  • Enforcement of Regulations: How can a city enforce the rules they set up?

Fire Safety - A Driving Force in the Proposed Law

Homes and apartments that make themselves available as short-term rentals fall into the zone of R1, according to Beacon's Building Inspector. In his letter prepared for tonight's meeting, he explains that a large motivation of the code is written for fire safety. He argues that people who are not familiar with a home vs traditional layout of a commercial building with expected fire exits, kits, sprinklers, etc. are more prone to getting hurt. In his words from his 3/22/2018 memo addressed to the City Council:


"Short-term rentals by their very nature are transient occupancies which in the International Building Code are considered an R1 use group. Typical transient occupancies are boarding houses, hotels, and motels. We have to apply the appropriate regulations for the individual use group which will tell us when and where fire alarm systems, fire sprinkler systems, exit signage, emergency lighting, and other life safety provisions need to be provided.

Authors of the International Building and Fire Code recognize as people are less familiar with their surroundings as transient guests there is a need for a higher level of fire protection."


    Background Reading for Airbnb Legislation for Short-Term Rentals

    The April 2 City Council Meeting marks the first Public Hearing on the matter, which means that the public is invited and encouraged to come to the City Council meeting to voice their opinions to the council members. The City Council meetings are held at 1 Municipal Plaza, which is the white building on 9D (aka Wolcott Avenue) that also houses the Police Department. The background prep work to read before the meeting to help you follow along better is here: Consideration of a Proposed Local Law to Create Section 223-26.4 in the City Code Concerning Short-Term Rentals. It includes:

    • Letter from Beacon's Building Inspector, Timothy Dexter, about Building Code Provisions.
    • Definitions of what is currently in building code.
    • The latest proposed local law (aka "PPL"). There have been a few of these.

    Beacon's City Council has met twice in 2018 about this matter: once as a regular City Council Meeting, and once during a Workshop where they focus on ideas about what to do about this issue. April 2, 2018, marks the first Public Hearing about it, where the public can give their perspectives and opinions.

    2/13/2018 Workshop

    1/29/2018 Regular City Council Meeting

    Highlands Current article by Jeff Simms


    To B or Not to B: Insurance Implications for Airbnb Short-Term Home Rentals (Sponsored)


    People converting their houses and apartments into Airbnb rental units (technically known as “short-term rentals”) has become common all over the world, thanks in part to listing giants and industry disruptors like Airbnb. Just take a look at their website or newsletter subscriptions, and you'll see friendly and enticing homes you could stay in, from Alaska to Zimbabwe and plenty of places in between. 

    The legality of renting your house or apartment, however, is a different story, and is currently gridlocked in many cities and towns across the world. Here in Beacon, the City Council has been pondering the issue in recent meetings and workshops. In fact, a public hearing about it is scheduled for Monday, April 2, 2018 so that the council can hear from the public as members consider different levels of legislation.  

    While it’s fun to spruce your house up and make money while you’re not there, what are the insurance implications if something happens to people or your property while renters are there? Airbnb does offer what they call Host Protection Insurance, but that doesn’t always save the day. We reached out to our sponsor partners Antalek & Moore Insurance Agency to get some advice.

    In this article, Susan Antalek Pagones and Vince Lemma weigh in with their industry insight. Susan, Vince, and the rest of the Antalek & Moore team are insurance agents, which means that they shop around for the best coverage and rates for different types of insurance you need (home, boat, RV, that sort of thing). They also go to bat for you when you need to file a claim.

    Susan and Vince will take it from here with their guidance on the short-term rental insurance issue with Airbnb or any listing service:

    Short-Term Rental Insurance is Not Black and White

    From Susan Antalek Pagones, partner at Antalek & Moore:

    This is such a complex issue that is not black or white, so it cannot have one single answer. All situations are different, and all insurance companies have different guidelines on short-term rental insurance.

    Beacon typically has the one-room, one- to two-night stay situation. As opposed to a house on the beach, where beach rentals are usually weekly. In our pool of insurance companies we work with and recommend to clients, we have some insurance companies that have not addressed this difference as far as homeowners insurance coverage goes.   

    If there is an existing policy in force before the homeowner decided to Airbnb, or list their house or apartment as a short-term rental on any listing site, some insurance companies have not determined if there is or is not homeowners coverage. You would definitely want to call your insurance company to see what is covered. If something happens while you are not home - like if the renter starts a kitchen fire, or if someone visiting the renter slips and falls and tries to place a liability claim, or if a renter’s dog bites someone - you could be faced with a problem.   

    If a homeowner is searching for a brand new insurance policy, and if that homeowner offers a short-term room rental, we have insurance companies that will not entertain that risk. If the insurance companies do allow for it, they may have limitations on the amount of time the homeowner can rent annually.

    Other factors come into play regarding insurance. Is there a pool or pond on premises? Will food be served? These sorts of questions will be asked by insurance companies considering taking on the additional risk of short-term rentals.

    Homeowners Insurance Really is for Natural Disaster Coverage, Not Short-Term Rentals

    Vince Lemma, partner at Antalek & Moore, weighs in regarding coverage beyond what is typically covered in a homeowners insurance policy. Here is what Vince says:

    Homeowners insurance was originally designed to protect your home against natural disasters, like a fire. Homeowners can get additional liability protection insurance if someone is injured on your property. While Airbnb does offer its own insurance, we have had a client who was still sued by a renter and their homeowners insurance paid, not Airbnb’s.

    If an insurance company will entertain the idea of a homeowner renting their home on a short-term basis, then they may require notification before the renter comes in if it is not a regular occurrence. The insurance company may require you to purchase a special policy, in the form of an Endorsement to cover the rental time, which could be added onto your baseline homeowners insurance policy for that one-time event.

    There is case law that gives the insurance company the opportunity to deny the claim if the policy is written as a Homeowners Policy with no Endorsements to reflect the change in exposure. For instance, in the case of the kitchen fire above, if a renter is cooking and a fire happens on the stove, the insurance company might not accept that claim.

    Do Your Research

    Talk to your insurance company about whether short-term renting is included in your coverage. If it is not, and if the company finds out that you have been regularly renting out the house, the status could jeopardize any claims you need to make should an accident happen while renters are in your home.

    Antalek & Moore can help you in this research, by finding out what policies would work for your situation to help guide you in future decisions. Call them at (845) 831-4300 with any questions. Visit their office on Main Street, at 340 Main St., just steps away from Beacon Natural Market and across the street from the Post Office.

    Antalek & Moore is a sponsor of A Little Beacon Blog, and this article was created with them as part of our Sponsor Spotlight article program. It is with the support of businesses like theirs that A Little Beacon Blog can bring you coverage of news, local happenings and events. Thank you for supporting businesses who support us! If you would like to become a Sponsor or Community Partner, please click here for more information.