I commend the current Saranac Lake Village Board for taking an inclusive, measured and data-driven approach to crafting STR regulations (although there still isn’t enough data to really make data-driven decisions). Still, it’s a big improvement over the exclusionary, reactionary and emotion-driven approach displayed by the previous board.

I support parts of the proposed regulations, such as a permitting process, caps on STRs in individual neighborhoods to prevent deterioration of quality of living for residents and restricting property ownership by out-of-town investors. Other parts, however, fall short of addressing the real issues.

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Neighbor complaints

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As the board has acknowledged, there are existing regulations to address noise, trash, parking and other concerns some residents have raised regarding STRs. To be clear, not all STRs have received such complaints — in fact, I believe most have never received a single neighbor complaint. This is primarily due to occupancy limits. In an informal review of the Airbnb listings in the village, the vast majority accommodate one to six guests. In my experience as an STR owner, 99% of individuals or groups of 2-6 guests are clean, quiet and respectful.

The real problem is caused by “party houses” — large homes that accommodate from eight to 20 guests. These are the STRs that rightly receive complaints when unruly guests disturb the peace and property rights of neighbors. I wouldn’t want to live next door to one, either.

The regulations should segment out the high-occupancy STRs most likely to cause issues for neighbors. They should not subject owners of properties that never cause problems to onerous or unnecessary restrictions.

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Housing shortage

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Some residents object to short term rentals because it removes units from the local housing stock, causing a housing shortage. They seem to be unaware of (or ignore) the real problems that are much larger contributors to the shortage: Zombie houses, the high cost of rehabbing old houses, a dwindling housing stock, and state and local regulations that discourage development of multi-family housing.

Despite that, there appears to be a consensus that, even if all STRs were turned into long term rentals tomorrow, it wouldn’t solve our housing problem — there just aren’t enough STRs to provide housing for everyone who needs or wants it. There are many potential solutions the board should be considering that will address the underlying causes of the housing shortage — a shortage that’s plagued this village long before STRs were ever a thing.

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Economic outflow

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This issue concerns me the most. When large amounts of property of any kind (not just STRs) are held by absentee owners, the local economy suffers. The village board should be examining the role that out-of-town investors are playing in sucking wealth out of the Saranac Lake economy.

I support regulations that restrict people or companies who (a) don’t reside in Franklin or Essex counties year-round, and (b) don’t have their primary place of business in Franklin or Essex counties from owning more than three properties in the village. This would prevent absentee investors from effectively turning Saranac Lake into a “mining town” while still allowing a modest level of outside investment that helps to maintain property values.

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Property rights

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Another issue I have with the proposed regulations is the distinction being drawn between whole-home STRs and LTRs. Both collect rent in exchange for living space — period. One night or one year, it’s still renting living space. A recent guest commenter in this paper said LTRs and STRs are fundamentally different because LTR owners are providing “homes” to “locals.” As noble as this sounds, I have yet to meet an LTR owner that rents out their property with no intention of making money, i.e., running a business.

LTRs are just as much housing rental businesses as STRs. If the same regulations were applied to LTRs as are being proposed for these STRs, LTR owners would be:

— Required to hold an annual LTR permit

— Prohibited from employing property managers

­– Required to be able to respond to calls about their properties within 30 minutes

— Required to provide contact info to neighbors

— Prohibited from allowing renters to park on village streets

— Required to seek approval from neighbors for any new proposed LTR

­– Required to inform renters of local laws and ordinances and gain their commitment to meeting them.

By implementing regulations that require LTR owners to meet the same high standards of safety, code compliance and concern for neighbors as is expected of STRs owners, the village housing stock and LTR renters would greatly benefit by forcing LTR owners to improve sub-standard, unhealthy, unsafe and poorly maintained properties. Subjecting STRs to greater regulation than LTRs is, quite simply, government overreach and I believe to be a violation of STR owners’ property rights.

If the village board wants to make a positive impact on the housing problems in Saranac Lake, in addition to fairly regulating STRs, they should address the existing issues with LTRs and regulate them equally and work to solve the problems that directly and significantly contribute to the housing shortage.

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Calli Shelton is a resident of Saranac Lake.