Thinking about buying a Conway place you can enjoy on weekends and rent the rest of the time? You’re not alone. Short-term rentals in the Mount Washington Valley can make sense if you understand the rules, costs, and seasonality before you buy. In this guide, you’ll learn how short-term rental basics work in Conway, what to verify with the town and state, how condo and HOA rules can affect your plans, and the checklist to follow from offer to first guest. Let’s dive in.

Know the rules: state, town, HOA

State of New Hampshire

New Hampshire oversees statewide taxes and certain health and safety codes. Short-term lodging is generally subject to the Meals and Rooms tax, and owners typically must register, collect, and remit. State building and health codes can also apply to life-safety items. Keep records of bookings and receipts for audit readiness.

Town of Conway

Conway is the primary authority for local land use, zoning, and code enforcement. Towns often require registration or a permit for short-term rentals and can set occupancy, parking, and nuisance rules. Inspections for life-safety and septic capacity can also be part of local practice. Confirm current Conway requirements directly with the relevant departments before you advertise.

Condos, HOAs, and private covenants

Condominium declarations and HOA covenants can prohibit or limit short-term rentals. Many associations set minimum lease terms, guest parking rules, or caps on the number of units renting at a time. These private rules apply in addition to town and state rules. Always obtain and read the current condo or HOA documents and any amendments.

Registration and permits to expect

What towns commonly require

While you must confirm specifics with Conway, many New Hampshire towns ask owners to:

• Register the rental or obtain a permit with basic contact details and a local agent for complaints.
• Pass life-safety checks for smoke and carbon monoxide detectors, egress, and fire extinguishers.
• Show septic approval that supports the intended occupancy, especially for larger guest counts.
• Follow occupancy, parking, noise, and trash standards, with renewals and fees where applicable.

Zoning and use approvals

Zoning districts may allow, limit, or prohibit short-term rentals. In some areas, a conditional use permit or special exception is needed. Overlay districts, such as floodplain or historic areas, can add requirements. Verify the property’s zoning district and any special approvals before you finalize a purchase.

Safety and property standards

Life-safety essentials

Install and maintain smoke and carbon monoxide detectors, and ensure bedrooms have compliant egress. Keep fire extinguishers on each level and clear access to exits. Posting a simple escape plan and emergency contacts helps both safety and compliance.

Systems, septic, and water

Electrical, heating, and fuel systems should be code compliant. If the home is on a septic system, expected guest counts must align with septic design capacity. For properties with private wells, follow any local guidance on potable water for rentals. Document inspections and keep manuals and service records.

Insurance for STR use

Standard homeowner policies often exclude short-term rental activity. Work with your insurer to secure a policy that covers guest liability and business use. Confirm property damage coverage and liability limits that match your risk tolerance.

Zoning, neighborhoods, and condo rules

Residential areas and overlays

In residential neighborhoods, some communities limit short-term rentals or tie them to owner occupancy. Other areas allow them with conditions. Overlay districts can add rules for shorelines, floodplains, or historic properties. Always check the current zoning map and ordinance text for the parcel.

Condo and HOA documents

Read the declaration, bylaws, rules, and recent meeting minutes before you buy. Look for minimum rental durations, guest registration requirements, parking rules, and any rental caps. Associations can enforce these provisions with fines or other remedies, separate from town enforcement.

Taxes and bookkeeping

Meals and Rooms tax

Short-term lodging is generally taxable in New Hampshire. Owners typically need to register with the state, collect the tax from guests, and remit on schedule. Keep detailed booking and tax records.

Local occupancy taxes

Some municipalities add a local lodging or tourism tax. Confirm whether Conway has any local option tax or rental surcharge in addition to the state tax.

Platforms and owner responsibility

Some booking platforms collect and remit certain taxes for hosts in select jurisdictions. You should confirm coverage and reporting, and remain responsible for accurate filings.

Budget and seasonality in Conway

Demand patterns to expect

Conway’s rental demand typically peaks in winter for ski season, in fall for foliage, and again in summer for hiking and river and lake recreation. Shoulder seasons can be slower. Price and occupancy often fluctuate with weather and events.

Operating costs to plan

Build a realistic pro forma. Common costs include insurance, permits or renewals, septic or water upgrades if required, cleaning and turnovers, property management, maintenance and capital repairs, utilities, and possible HOA fees. Keep a reserve for off-season expenses and unexpected repairs.

Due diligence checklist

Before you buy

• Review the zoning map and ordinance for the specific parcel. Confirm whether short-term rental use is allowed and whether a special approval is needed.
• Obtain condo or HOA documents, including amendments and recent meeting minutes. Confirm any minimum lease terms or rental caps.
• Verify septic capacity and well status. Order inspections and review records for occupancy limits.
• Get quotes for short-term rental insurance and confirm proper coverage.
• Review title and deed for any covenants or restrictions that limit rentals.
• Speak with neighbors or association leadership to understand enforcement climate and expectations.

After purchase, before first guest

• Register with the town if required and complete any inspections.
• Register with the state tax authority for Meals and Rooms tax, and set up tax collection and remittance.
• Update insurance for short-term rental use and confirm liability limits.
• Install and test life-safety equipment, post emergency contacts and an escape plan, and prepare a welcome and safety packet.
• Set clear house rules for occupancy, noise, parking, and trash. Provide a local contact for complaints and emergencies.
• Consider professional property management if you will not be nearby.

Ongoing compliance

• Renew registrations and permits on time, and file taxes as required.
• Maintain inspection logs and equipment records.
• Monitor town updates, as local rules can change in response to community input.
• Keep bookings, guest contacts, and any complaint resolutions on file.

Enforcement and how to avoid issues

Common triggers

Neighbor complaints about noise or parking, failure to register or pay taxes, safety violations, exceeding occupancy limits, and advertising that violates town rules or condo covenants can all trigger enforcement.

Typical remedies

Fines, notices, permit suspension or revocation, and association action can follow noncompliance. If issues arise, document your corrective steps, complete any missing registrations, and consider engaging a local on-call manager. When rules conflict or are unclear, seek legal advice from counsel experienced in municipal land-use and HOA matters.

How Pinkham helps investors

Local guidance and a clear path

As a long-standing Mount Washington Valley brokerage, we help you line up the right property with the right plan. Our team can:

• Identify properties and neighborhoods that fit your rental goals.
• Coordinate due diligence with local vendors for septic, well, and life-safety needs.
• Share investor-ready materials, including rental-projection support for select listings.
• Connect you with trusted property managers, cleaners, and maintenance pros.
• Keep your search on track with clear communication and team-based service.

Ready to explore Conway’s short-term rental opportunities with a local partner who knows the terrain? Reach out to Pinkham Real Estate to start your Mount Washington Valley search.

FAQs

What permits do I need for a Conway short-term rental?

• Requirements vary by town and can change. Many towns require registration or a permit, life-safety checks, and adherence to occupancy, parking, and nuisance rules. Confirm current steps and fees with Conway’s planning, code enforcement, and town clerk offices.

Do I have to collect New Hampshire Meals and Rooms tax?

• Short-term lodging in New Hampshire is generally subject to this tax. Owners typically register with the state, collect tax from guests, and remit on schedule. Keep complete booking and payment records.

Can my HOA or condo block short-term rentals?

• Yes, associations can prohibit or limit short-term leasing through declarations, bylaws, or rules. Review all documents and amendments for minimum stay rules, rental caps, parking limits, and approval or notice requirements.

How many guests can I host in a Conway rental?

• Occupancy is often limited by code and septic design capacity. Town rules may also cap guests per bedroom or square footage. Verify limits with Conway officials and any health or environmental offices.

Will Airbnb or other platforms handle my taxes?

• Some platforms collect and remit certain taxes in specific jurisdictions, but you remain responsible for accurate registration, collection, and filings. Confirm what is covered for New Hampshire and keep your own records.

What seasons drive rental demand in Conway, NH?

• Winter ski season, fall foliage, and summer outdoor recreation typically bring the strongest demand. Expect pricing and occupancy to vary with season and events.