NY Bill S10713 Puts State Inspectors Inside STR Properties

New York State lawmakers are moving to give a powerful housing agency direct enforcement teeth over building and fire codes, and short-term rental hosts operating in the state should pay close attention. Bill S10713, introduced on September 30, 2026, would authorize the Division of Housing and Community Renewal (DHCR) to enforce the State Uniform Fire Prevention and Building Code at properties owned by local municipalities and housing authorities. If it passes, the bill takes effect 90 days after becoming law, meaning the clock starts the moment the governor signs it.

What the Bill Actually Does

Right now, DHCR's express enforcement authority over municipal and housing authority properties is limited. S10713 would change that by amending Section 14 of the New York Public Housing Law to authorize DHCR to enforce the State Uniform Fire Prevention and Building Code, the New York City Housing Maintenance Code, and related regulations, rules, and policies. The bill would also authorize DHCR to enforce other laws, rules, or regulations related to such properties. In plain terms, the state agency would no longer need to wait for a local authority to act. It could step in directly.

Why This Matters for STR Hosts

NYC already runs one of the tightest short-term rental regimes in the country. Under Local Law 18, stays under 30 days are legal only when the host is registered, permanently lives in the home, is physically present during the stay, and hosts no more than two guests. Whole-unit, unhosted rentals are simply not permitted. The registration fee is $145, and hosts operating without it can face fines up to $1,000 per violation. The maximum fine exposure reaches $5,000.

S10713 layers state-level enforcement authority on top of that local framework. A host whose property is flagged for a building or fire code issue could now face scrutiny from DHCR in addition to city agencies. That is a meaningful escalation, particularly for hosts in publicly owned or municipally connected housing stock.

The market data underscores how seriously enforcement is already being taken. Following the rollout of Local Law 18, NYC Airbnb and VRBO listings dropped by approximately 70%. The NYC Office of Special Enforcement has found that 27% of approved short-term rental listings are now operating illegally, primarily due to offering entire homes or exceeding guest limits. Adding a state enforcement layer raises the stakes further for anyone still cutting corners.

The Compliance Checklist Has Not Changed, But the Risk Has

The core requirements for NYC hosts remain the same for now. You must hold a valid Short-Term Rental Registration, be present during every guest stay, limit occupancy to two guests, and carry a minimum of $300,000 in insurance coverage. A fire extinguisher is required on the property, and a certificate of occupancy must be in place. Airbnb collects lodging tax on your behalf, so manual tax submission is not required, but you should confirm your registration is current and your listing accurately reflects your setup.

What S10713 changes is the enforcement landscape around those requirements. If DHCR gains authority to enforce the State Uniform Fire Prevention and Building Code, a code deficiency that might once have been a local matter could trigger a state-level action. Hosts should treat this as a prompt to audit their property's fire and building code compliance now, before the bill's potential 90-day activation window opens.

What to Do Right Now

• Confirm your Short-Term Rental Registration is active and accurate at the NYC STR Registration Portal.
• Verify your property has a valid certificate of occupancy and a working fire extinguisher on site.
• Check that your listing does not advertise whole-unit or unhosted stays, which remain prohibited.
• Review your insurance policy to ensure it meets the $300,000 minimum coverage threshold.
• Monitor S10713's progress in the legislature. The 90-day activation clock starts at signing, not at introduction.

For the complete New York compliance guide including tax calculator, checklist, and daily monitoring, see New York, NY STR Regulations.