Middletown, N.Y., Code of Ordinances ch. 296 § 296-36
Term of rental permit; renewal
Operative Text
A. Subject to the provisions of § 296-38 of this article, or unless there is a change of occupancy as defined herein, all rental permits issued pursuant to this article shall be valid for a period of two years from date of issuance and may be renewed for additional two-year periods as provided in Subsection B of this section. B. Renewal. (1) A renewal application must be submitted no later than 30 days prior to the expiration of the existing rental permit. A renewal application must contain the same information required for the initial application by § 296-31 of this article, must be accompanied by the fee required in § 296-32 of this article, and must be submitted to the Commissioner of Public Works. (2) Renewal applications shall be reviewed by the Commissioner of Public Works in accordance with the criteria contained in this article. (3) Any owner of rental property who fails to secure a renewal rental permit prior to the expiration of the current rental permit shall be subject to a late fee of $100, to be imposed in the sole discretion of the Commissioner of Public Works. Additionally, any time period in which a rental property is occupied subsequent to the expiration of an existing permit without procurement of a renewal permit constitutes a per day violation subjecting the owner to the penalties provided for in § 296-40 of this article. Any renewed rental permit that is issued subsequent to the expiration of the existing permit shall be backdated to the date of expiration of the existing permit. C. Short-term rentals. No permit may be issued for short-term rentals of less than 30 days, except as provided in § 475-35.1 of the Zoning Code.
Section 296-36 of Middletown, N.Y., Code of Ordinances ch. 296 establishes that rental permits last two years and can be renewed for successive two-year terms. Renewal applications must be filed at least 30 days before the current permit expires, include the same information and fee as the original application, and be submitted to the Commissioner of Public Works. Operating a rental property after a permit has expired—without a valid renewal—constitutes a per-day violation, and a $100 late fee may also be imposed at the Commissioner's discretion. The provision also prohibits permits for short-term rentals of fewer than 30 days, with a narrow exception under the Zoning Code.
Plain English — not legal advice.
Under § 296-36, compliant rental property owners in Middletown track their permit expiration dates and submit renewal applications—along with the required fee and all information specified in § 296-31—at least 30 days before expiration to the Commissioner of Public Works. Operators who allow a permit to lapse before renewing face a discretionary $100 late fee, and any days the property remains occupied without a valid permit can each count as a separate violation subject to penalties under § 296-40. Owners should also be aware that any renewed permit issued after expiration is backdated to the expiration date, not the date of reissuance, and that short-term rentals of fewer than 30 days are not permissible under this section unless the Zoning Code's § 475-35.1 exception applies.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 296-36 requires that landlords in Middletown hold a current, valid rental permit at all times while a property is occupied; a permit that has lapsed without renewal means the property is being rented outside the framework the ordinance establishes. Tenants who believe their landlord may be operating without a valid permit can contact the Commissioner of Public Works, who is the reviewing authority under this provision, to inquire about a property's permit status. Tenant-rights organizations familiar with Middletown's rental regulations can help residents understand what options may be available when a landlord appears to be out of compliance with § 296-36.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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