KEENE, N.H. (MyKeeneNow) Keene residents will have an opportunity Thursday to weigh in on a proposed amendment to the city’s Land Development Code that would formally define short-term rentals and establish rules for where they can operate.

The public hearing is scheduled for Thursday, Oct. 15, before the Keene City Council. The proposal, brought forward by the city’s Community Development Department, would allow short-term rentals with limitations in 15 zoning districts, including residential neighborhoods, downtown areas and commercial districts.

The proposal comes as city officials work to clarify how short-term rentals fit into Keene’s zoning regulations, while residents have raised questions about housing affordability, neighborhood impacts and the benefits of accommodations for visitors.

Under the proposed definition, a short-term rental would be a dwelling, or any portion of one, offered for a fee for fewer than 30 consecutive days. The definition distinguishes between hosted rentals, in which the property is the primary residence of the owner or lessee, and non-hosted rentals, in which it is not.

The ordinance would also establish two use standards. In residential zoning districts, short-term rental properties would have to maintain the residential appearance of the dwelling and lot. Non-hosted rentals would be required to post contact information for an owner or property manager who can respond to concerns.

The proposed rules would apply in the Rural, Residential Preservation, Low Density, Low Density 1, Medium Density, High Density, High Density 1, Downtown Core, Downtown Growth, Downtown Transition, Commerce, Neighborhood Business, Business Growth and Reuse, Office, and Agriculture districts.

Proposal follows changes to state law

During an earlier review of the ordinance, city planning staff explained that the proposal is intended primarily to clarify existing practices and allow short-term rentals to continue operating.

At a July 13 joint workshop of the Planning Board and the City Council’s Planning, Licenses and Development Committee, Senior Planner Mari Brunner said Keene had not previously established a specific definition for short-term rentals.

Under the city’s former definition of family, four or fewer unrelated people could occupy a dwelling for any length of time, allowing many short-term rentals to qualify as a permitted residential use. Changes to state law altered that definition, creating a need for the city to address stays of fewer than 30 days separately.

Staff said a 2023 study found that short-term rentals represented a small share of Keene’s overall housing supply. An informal review of listings on platforms such as Airbnb and VRBO suggested the number had not changed substantially since then, although the city does not subscribe to a paid service that tracks the market.

Staff also reported few complaints about short-term rentals compared with traditional long-term rental properties.

The proposed approach would allow existing operations to continue while relying on the city’s standard complaint and enforcement processes to address noise, parking and other neighborhood concerns. Staff indicated that additional regulations could be considered if short-term rentals become more numerous or concentrated in particular areas.

Survey highlights housing and neighborhood concerns

Public feedback gathered earlier this year reflected differing views on the role of short-term rentals in Keene.

A city survey conducted through FlashVote received 301 responses. In results reported by MyKeeneNow in May, residents identified housing affordability and the potential loss of long-term rental properties as concerns, while others pointed to visitor spending, tourism and flexible lodging options as benefits.

More than 100 respondents said they generally supported short-term rentals as long as nuisance issues affecting neighbors were addressed and existing regulations were enforced. Others called for stronger oversight, including licensing, limits on investment properties or requirements for local contacts.

The survey also found support for requiring short-term rentals to post contact information for a local owner or property manager. A total of 151 respondents favored such a requirement, compared with eight who opposed it.

Those concerns overlap with the standards in the current proposal, which would require contact information to be posted at non-hosted properties. The ordinance does not, as currently described in the public notice, establish a citywide licensing or registration program.

Public input will inform next steps

The short-term rental ordinance was referred to a joint Planning Board and Planning, Licenses and Development Committee workshop by the City Council in May. The joint committee continued its review at a July workshop and again on Sept. 14.

The Sept. 14 agenda listed the ordinance as a continued public workshop, with the Community Development Department proposing to establish the definition and use standards and permit short-term rentals in designated districts.

The upcoming City Council hearing provides another opportunity for public comment before the city proceeds with the ordinance.

The full ordinance is available for inspection at the City Clerk’s Office, 3 Washington St., during regular business hours. Residents can also review the city’s public hearing notice.