Harris Township’s Short-Term Rental Regulations: A Deep Dive into the Proposed Changes As of August 2025, Harris Township is navigating the complex waters of short-term rental (STR) regulations, a move that’s sparking conversation and some contention among property owners. Like many communities across the nation, Harris Township is grappling with how to best manage properties rented out on platforms like Airbnb and Vrbo, aiming to strike a balance between economic opportunity and maintaining the unique character of its neighborhoods. Currently, Harris Township has a regulatory gap for shorter-term rentals. Permits are only required for properties rented for 30 consecutive days or longer. This leaves a significant portion of the market, where properties might be rented for just a weekend or a few days, without specific oversight. Zoning Officer Todd Shea has noted that approximately 50 properties in the township are currently operating as short-term rentals. The Board of Supervisors has been actively discussing and developing a draft ordinance to address this, a process that has been underway for several months. Why the Need for Regulation? The absence of clear rules for short-term rentals has led to potential issues. Properties could be left vacant for extended periods, rented out year-round without regard for neighborhood consistency, or have parking arrangements that clash with the established community feel. Supervisor Bruce Lord has emphasized the goal is to regulate these approximately 50 STRs while simultaneously preserving the community’s fabric. The aim is to ensure that these rentals contribute positively, or at least neutrally, to the township’s overall character and quality of life for its permanent residents. Key Provisions of the Proposed Ordinance The draft ordinance outlines a new framework designed to bring clarity and oversight to the short-term rental market. Permit Requirements: A New Layer of Oversight Under the proposed ordinance, a new annual short-term rental permit would be mandatory for single-family residences rented for a duration of at least one day and no more than 29 consecutive days. The specific fee for this permit is still under consideration. This permit is intended to serve as a vital tool for the township, allowing them to maintain a comprehensive record of where STR properties are located, along with crucial details like parking availability and property layouts. This information is essential for administrative purposes, planning, and ensuring public safety. Occupancy and Rental Day Limits: Balancing Use and Residence A cornerstone of the proposed regulations involves limitations on how frequently and for how long properties can be rented. Permit holders would be allowed to rent out their properties for a cumulative total of up to 120 days per year. Furthermore, a significant requirement is that the property must serve as the owner’s primary residence for at least eight months of the year. This owner-occupancy clause is a common feature in many STR ordinances, designed to prioritize long-term residents and prevent properties from being converted entirely into de facto hotels. A Look Around: Comparing with Neighboring Municipalities Harris Township’s proposed limits bear a strong resemblance to the short-term rental ordinance already in place in **State College Borough**. State College also mandates eight-month owner occupancy and caps cumulative rental days at 120 per year. Examining other municipalities within Centre County reveals a variety of approaches: * **Bellefonte** permits 60 rental days annually. * **College Township** allows for 45 days. * **Ferguson Township** currently has no limit on rental days but requires six months of owner occupancy. * **Patton Township**, in a recent development effective June 1, 2025, has implemented a requirement for a rental permit for any rental exceeding one day, and also introduced a point system for ordinance violations. These comparisons highlight that Harris Township’s proposed regulations fall within a spectrum of approaches being adopted by local governments in the region. Property Owner Concerns and Opposition As expected with new regulations, a segment of property owners who utilize their homes for short-term rentals has voiced significant opposition to the proposed ordinance. The Specter of Legal Action A group, reportedly comprising about 15 individuals, has retained legal counsel, Ambrose Heinz from the law firm Stevens and Lee. They have indicated a willingness to pursue legal action if the ordinance is passed in its current form. Eric Hurvitz, a real estate agent and property owner, is leading this group. Arguments Against the Ordinance: A “One-Sided Solution”? The property owners feel that the proposed regulations represent a “one-sided solution” and a significant departure from the virtually non-existent regulations previously in place. A key point of contention is the owner-occupancy requirement, which some argue is not legally enforceable. Hurvitz contends that established short-term rentals, as non-conforming uses, are legally allowed to continue unless they become a nuisance, are abandoned, or are extinguished through eminent domain. He views the proposed ordinance as a potential violation of zoning law. Specific Objections to Provisions Beyond the owner-occupancy mandate, property owners are also concerned about the limitation of rental days to 120 per year. They find this to be an unfair restriction, even when compared to other municipalities in the Centre Region that allow fewer rental days. The draft ordinance also stipulates that STRs can be operated in increments of 29 consecutive nights or less. Exemptions and Grandfather Clauses: Protecting Existing Investments Recognizing that some property owners have been operating short-term rentals for some time, the draft ordinance includes provisions for existing STR units. Existing Short-Term Rental Units Properties that were already in use as short-term rentals prior to the ordinance’s adoption may be exempt from the owner-occupancy requirements. However, this exemption is contingent upon the property owner providing sufficient evidence that the property was indeed being used for short-term rentals before the ordinance’s effective date. Conditions for Exemption Continuation Crucially, this exemption would cease to be valid if the property is transferred to a new owner or if it is no longer utilized as a short-term rental. This means that any new owner of a previously grandfathered property would be subject to the new ordinance’s rules, including the owner-occupancy requirement. This approach aims to prevent a situation where properties are sold specifically to bypass the new regulations. The Township’s Stance and Next Steps Harris Township supervisors are moving forward with the proposed regulations, emphasizing their commitment to community well-being. Maintaining Community Character: A Top Priority Harris Township supervisors reiterate that their primary objective is to maintain the character of the community. They aim to strike a balance between allowing short-term rentals and ensuring that these operations do not negatively impact the quality of life for permanent residents. The township’s goal is to have a clear record of STR locations and their associated details, such as parking and property layout, for administrative and safety purposes. Ongoing Development of the Ordinance: A Work in Progress The township staff and supervisors are actively engaged in refining the draft ordinance. Adjustments are being made following each discussion and meeting as they work through the proposed regulations. The ordinance is nearing a stage where it will be forwarded to the township’s planning commission for review. Despite the pushback from property owners, the supervisors have indicated their commitment to continuing the work on the draft ordinance. Impact on the Local Housing Market The rise of short-term rentals is a topic of discussion concerning its impact on the availability of long-term housing. Housing Inventory Concerns: A Growing Issue The growth of short-term rentals has raised concerns about their impact on the availability of long-term housing. In neighboring Patton Township, for instance, officials have noted that short-term rentals might be reducing the inventory of homes available for permanent residents. There are anecdotal reports suggesting that potential homeowners are being outbid by individuals purchasing properties primarily for short-term rental purposes. Potential Deterrent Effect: Encouraging Long-Term Housing It is hoped that these regulations, both in Harris Township and other municipalities, may serve as a deterrent to those looking to acquire property solely for short-term rental income. This, in turn, could potentially free up housing stock for permanent residents. The introduction of clear rules and permitting processes aims to provide a more structured environment for STR operations, fostering a healthier balance in the local housing market. Broader Context of Short-Term Rental Regulation Harris Township’s deliberations are part of a larger trend unfolding across the Centre Region and beyond. Regional Trends in Regulation: A Common Challenge Harris Township’s consideration of short-term rental regulations aligns with a broader trend observed across the Centre Region and beyond. Many municipalities are grappling with how to manage the proliferation of STRs, balancing economic opportunities with community preservation and housing availability. **State College Borough** updated its permit requirements in late 2023, and **Patton Township** recently enacted new regulations, including a permit requirement for any rental of one day or more and a point system for violations. Balancing Economic Benefits and Community Impact: The Ongoing Debate The debate in Harris Township highlights the ongoing challenge for local governments in finding a balance between the economic benefits that STRs can bring to property owners and the potential negative impacts on neighborhood character, public safety, and housing affordability for permanent residents. The township’s approach, as reflected in the draft ordinance, seeks to establish a framework that allows for some level of short-term renting while mitigating potential downsides. Future Outlook and Potential Revisions The path forward for Harris Township’s short-term rental ordinance involves further review and potential adjustments. Planning Commission Review: The Next Step Once the draft ordinance is finalized by the township staff and supervisors, it is scheduled to be presented to the Harris Township Planning Commission for their review and feedback. This step is a crucial part of the ordinance development process, allowing for expert input and further refinement of the proposed regulations. Resolution of Property Owner Concerns: A Collaborative Path? The significant pushback from property owners, including the threat of legal action, suggests that further discussions and potential revisions to the ordinance may occur. The township’s willingness to continue working on the draft ordinance indicates an openness to addressing some of the concerns raised, although the core objectives of maintaining community character and regulating STRs are likely to remain central to the process. The ultimate outcome will depend on the ability of the township to craft regulations that are both effective in achieving its goals and legally sound, while also considering the perspectives of the affected property owners. The evolving landscape of short-term rental regulations in Harris Township is a dynamic process. As the township moves through the review stages, property owners and residents alike will be watching closely to see how these new rules shape the community.