This chapter shall be known and may be cited as the "Licensing of Rental Dwelling Units Law of the Incorporated Village of Stewart Manor, New York."
The Board of Trustees has determined that there exist within the Village of Stewart Manor serious concerns which have arisen from the rental of dwelling units that are substandard or violative of the codes and ordinances of the Village, are inadequate in size, and are overcrowded and dangerous. Such dwelling units pose hazards to the lives, limbs and property of residents of the Village and to others. Such dwelling units also tend to promote or encourage deterioration of the housing stock of the Village, create blight, excessive vehicle traffic and parking problems, and overburden municipal services. The purpose of this chapter is to halt the proliferation of such conditions, and to enhance the public health, safety, welfare and the good order and governance of the Village. These regulations are intended to be remedial in nature and effect.
A. 
Scope. This chapter shall apply to all rental dwelling units, whether or not the use and occupancy thereof shall be permitted under the applicable use regulations for the zoning district in which such rental dwelling unit is located. The provisions of this chapter shall not apply to plans approved for filing by the Attorney General of condominium complexes and cooperative apartment complexes. Any dwelling unit, rooming house, rooming unit or any other premises subject to this chapter shall be presumed to be rented for a fee and a charge made if said premises are not occupied by the legal owner thereof.
B. 
Applicability. The provisions of this chapter shall be deemed to supplement applicable state and local laws, ordinances, codes or regulations, and nothing in this chapter shall be deemed to abolish, impair, supersede or replace existing remedies of the Village, county or state, or existing requirements of any other applicable state or local laws, ordinances, codes or regulations. In case of conflict between any provision of this article and any applicable state or local laws, ordinances, codes or regulations, the more restrictive or stringent provision or requirement shall prevail. The issuance of any permit or the filing of any form under this chapter does not make legal any action or statement of facts that is otherwise illegal under any other applicable legislation.
As used in this chapter, the following terms shall have the meanings indicated:
CODE ENFORCEMENT OFFICER
Building Inspector of the Village of Stewart Manor, or the delegates and assistants of such inspector.
DWELLING UNIT
A structure or building, or part thereof, or an area, room or rooms therein, occupied or to be occupied by one or more persons as a home or residence.
OWNER
A. 
Owner or any other person or persons or entity or entities having the right to possession of a dwelling unit, except:
(1) 
A Public Housing Authority organized as such under the laws of the State of New York; and
(2) 
A cooperative apartment corporation whose offering statement or prospectus has been accepted for filing by the New York State Attorney General under General Business Law § 352-e.
B. 
A tenant will be considered to be an "owner" in relation to a subtenant.
RENT
A return, in money, property or other valuable consideration (including payment in kind or services or other thing of value) for use and occupancy or the right to use and occupancy of a dwelling unit, whether or not a legal relationship of landlord and tenant exists between the owner and the occupant or occupants thereof.
RENTAL DWELLING UNIT
A dwelling unit established, occupied, used or maintained for rental occupancy.
RENTAL OCCUPANCY
The occupancy or use of a dwelling unit by one or more persons as a home or residence under an arrangement whereby the occupant or occupants thereof pay rent for such occupancy and use. There is a rebuttable presumption that any occupancy or use of a dwelling unit is a rental occupancy if the owner of the building containing the dwelling unit does not reside in the same building.
TRANSIENT RENTAL PROPERTY
A. 
A rental dwelling or dwelling unit occupied by persons other than the owner or a family member of the owner and for which rent is received by the owner, directly or indirectly, in exchange for such rental occupation for a period of less than 28 nights. For the purposes of this chapter, the term "transient rental property" shall mean all non-owner-occupied dwelling units rented for a period of less than 28 nights and shall not include:
(1) 
Properties used exclusively for nonresidential commercial purposes in the Business Zoning District.
B. 
Presumption of dwelling unit as transient rental property.
(1) 
The presence of the following shall create a presumption that a dwelling unit is being used as a transient rental property:
(a) 
The dwelling unit, or any room therein, is offered for lease on a short-term rental website, including Airbnb, HomeAway, VRBO and the like, for a period of less than 28 days; or
(b) 
The dwelling is offered for lease in any medium for a period of less than 28 nights.
(2) 
The foregoing presumption may be rebutted by evidence presented to the Code Enforcement Officer that the dwelling unit is not a transient rental property.