Harris Township on Monday became the latest Centre County municipality to approve regulations for homes used for short-term rentals such as Airbnb or Vrbo.
The ordinance, approved by the Board of Supervisors after months of discussion and fine-tuning, requires a license for residences that are rented for at least one day and no more than 29 consecutive days, for a maximum of 120 days per year. (A permit is already required for homes that are rented for a period of 30 consecutive days or longer.)
Harris Township has about 50 properties currently being used for short-term rentals. The ordinance states that they offer a community benefit by increasing lodging and providing owners revenue, but that while some operate without issue, “there here have been numerous complaints to the township regarding excessive noise, parking, litter, and other general concerns regarding security, public safety, and trespass.”
Previous discussions of the ordinance drew consternation from some short-term rental owners who raised a variety of issues with earlier drafts.
While not fully satisfied with the final ordinance, those who spoke at Monday’s meeting struck a more positive tone.
Eric Hurvitz, a short-term rental property who in August suggested he and others might bring legal action over a previous draft, said he understands the supervisors are trying to protect the interest of township citizens and those who want to rent out their properties.
“I understand that these conversations have been somewhat polarized, each having their own idea of what is fair and equitable,” Hurvitz said. “I also think we have a lot in common. I think we all think Harris Township is a great place and we want Boalsburg to stay a special place. And I think we all think that this ordinance is really important. There are a lot of really good things, I think, about the ordinance.”
Under the ordinance property, operating a residential short-term rental requires a non-transferable license that must be renewed annually, as well as a Centre Region Code Administration rental license. The fee for the short-term rental license is $250. CRCA rental permits are $47 plus a $25 township processing fee.
Applicants must provide information including a scaled drawing of the property, with off-street parking spaces and floor plans for the short-term rental, the name and contact information for the person in charge, evidence to demonstrate that the property is owner-occupied, proof of registration for the hotel tax and proof of a valid rental housing permit from CRCA.
One off-street parking space is required for each short-term rental bedroom and guests will be required to park their vehicles in the spots designated on the license application.
The property must be owner-occupied for at least eight months a year, but an exemption will be allowed for any property that was not owner-occupied and was actively used as a short-term rental prior to 60 days from the effective date of the ordinance. Exemptions are also granted for temporary absences, such as academic sabbatical, military deployment, temporary work relocation, medical treatment or caregiving or other circumstances deemed comparable by the township.
Hurvitz took issue with applying the 120-day maximum to non-owner-occupied short-term rentals, saying that it effectively forces them to remain empty the remainder of the year.
“I understand completely the need, well, the desire for this 120 days for those who are owner-occupied. I understand exactly what you’re trying to do,” Hurvitz said. “For these properties that we are saying are non-conforming, I’m having a hard time understanding who it benefits to ensure that they are vacant. Not only are they non-income producing, but when the first round of people came up here, their primary concern, the concern of the constituency was that we have these vacant, dark properties, and now we are just ensuring, we’re guaranteeing that these properties that are non-conforming are going to sit vacant and dark. To me, that just makes no sense… for those 10 or 15 properties.”
Property owner Sean Houts said the 29-consecutive day and 120-total day limits in combination “might be a little shortsighted” because they could preclude “midterm” housing for people who have just moved to the area and are waiting on permanent long-term homes, those who are living in the region temporarily for work or individuals who have lost their home in a fire and need interim housing.
“It’s very difficult to go find a place you can stay for a few months and not secure a long-term lease,” Houts said. “These are circumstances that kind of manifest themselves on a daily basis and I think the Airbnb is the best way to do that.”
In the Centre Region, State College Borough’s short-term rental ordinance also has a 120-day total limit, while College Township’s is 45. Ferguson and Patton townships regulate short-term rentals but have no cumulative rental day limits. Halfmoon Township is the only Centre Region municipality that does not have a short-term rental ordinance.
Elsewhere in the county, Bellefonte’s ordinance allows 60 short-term rental days per year.
Under Harris Township’s ordinance, the exemption for non-owner-occupied short-term rentals ceases if the property becomes owner-occupied, stops being used as a short-term rental or no longer has a valid short-term rental license.
Hurvitz said losing the non-owner-occupancy exemption for curtailing use as a short-term rental is not fair to individuals who may have to temporarily stop because of health or other personal issues.
“i understand the reasoning behind it and I also think that we need to look at that and come up with a fair and equitable solution for that,” Hurvitz said.
He added that he hopes there will be ongoing discussion to improve the ordinance after its implementation.
“My encouragement at this point is to continue a conversation and to encourage the board to be collaborative moving forward with some of these things so that we can reach what the ordinance calls equitable standards… equitable meaning fair for both the township and the citizens,” he said.
What’s Next?
A dedicated page on the township website includes the full text of the ordinance as well as license and permit applications.
Because the ordinance and regulations are new, “it’s going to take some time for us to work through the applications that folks submit to us,” Township Manager Mark Boeckel said.
“So we’ll do our best to be in communication with folks when they apply and let them know if there’s anything missing and try to clarify and make the process as easy as possible,” he said.
Boeckel added that township staff will reach out to known short-term rental owners who they don’t hear from “so they’re aware they need to come in and apply for a license.”
