Can You Run a Short-Term Rental in North Conway Village? What the KLP Rule Means for You

If your home is inside the Kearsarge Lighting Precinct, you can only rent it for stays of under 30 nights if you (or an adult family member) live there and run it yourself. Rentals of 30 consecutive days or more are not affected. Homes outside the precinct follow the Town of Conway's or Bartlett's rules instead, which are different.

The rule is being challenged in the New Hampshire Supreme Court. The court heard the case in May 2026, and its decision is still pending. Until then, the precinct's rule stands as written.

We wrote this because owners and buyers keep asking us about it. Here's the plain-language version.

Last updated: November 2, 2026

What the rule says

The Kearsarge Lighting Precinct (KLP) is a village precinct with its own zoning ordinance. Section V.B.1.d, as voters amended it on March 12, 2025, reads:

"All residential properties that offer, for any consideration, sleeping accommodations to transient occupants shall be owner-occupied and operated. Any person, or persons, renting sleeping accommodations for thirty (30) consecutive days or more shall not be considered transient occupants, and the residential property is not required to be owner-occupied and operated during any such rental period."

In plain words:

Stays of fewer than 30 consecutive days (the typical Airbnb or Vrbo booking) need the home to be owner-occupied and operated.
"Owner-occupied" means someone is actually there. The ordinance asks for the owner or an adult family member to be substantially present, including staying overnight in the home every night a short-term guest is staying.
Rentals of 30 consecutive days or more are not covered by the rule. A month-plus rental doesn't need the owner on site.
Accessory dwelling units (an in-law apartment, for example) can't be rented for fewer than 30 days at all, and neither can the main house they belong to.
Owner-occupied bed and breakfasts and tourist homes remain permitted uses.

You can read the full ordinance on the Kearsarge Lighting Precinct website.

Where the court case stands

The case is Christopher Andrews & a. v. Kearsarge Lighting Precinct. Here's how it got here:

1986: KLP adopted the original version of the rule (the "Guest Provision"). Source: 2021 Superior Court order
2011 and 2013: The Andrews family bought two homes in the precinct and rented them short-term.
October 2017: KLP sent them notices of violation.
2021: The Carroll County Superior Court largely ruled for KLP.
August 2023: The NH Supreme Court mostly agreed with KLP, but sent one question back to the Superior Court: whether the rule was within the precinct's power.
January 2025: The Superior Court ruled that it was.
March 2025: Precinct voters amended the rule to today's wording, with the 30-day line.
June 2025: The Supreme Court accepted the Andrews family's second appeal (No. 2025-0272).
May 19, 2026: The Supreme Court heard oral argument.
Now: The decision is pending. We'll update this page as soon as it's out.

A separate case challenging the rule in federal court was filed in 2025 and has been on hold.

Is my home inside the precinct?

Possibly, even if you don't think of it as "the village." The Kearsarge Lighting Precinct covers parts of both Conway and Bartlett, so you can't go by a North Conway mailing address alone.

To check:

Look at the precinct map, linked from the KLP website.
If you're unsure, ask the precinct clerk at clerk@kearsargelightingprecinct.org before you buy or list.

What still works inside the precinct

Hosting in a home you live in

If you (or an adult family member) live in the home and are there overnight during guests' stays, you can host short stays. Think of a guest suite or a B&B-style setup in the house you live in.

Rentals of 30 days or more

The rule doesn't apply to rentals of 30 consecutive days or more. Monthly rentals, ski-season rentals and longer leases are all outside it. In our area, a winter season rental to a family or a ski-season group can be a good fit.

Grandfathered rentals (rare)

The ordinance lets a use that existed before a rule was adopted continue. Because this rule dates back to 1986, that only helps a home that was already being rented this way before then, and the owner has to be able to prove it.

What about enforcement?

Penalties follow New Hampshire's zoning-enforcement law (RSA 676:17). Fines can run for every day a violation continues after written notice, and unpaid fines can become a lien on the property. In fall 2025, KLP told residents it was pausing enforcement of the rule until its 2026 annual meeting, and no change to the rule was put on that meeting's warrant. Ask the precinct where enforcement stands today before relying on either.

Short-term rental rules in the rest of the valley

Outside the precinct, the rules are set by each town. They change, so always check with the town office before you list.

Town of Conway (outside KLP): Short-term rentals are allowed in residential districts. The NH Supreme Court said so in 2023. Since 2024, Conway has required a rental permit for every rental unit, short-term ones included.
Bartlett (outside KLP): Bartlett hasn't adopted a short-term rental ordinance; its planning board shelved one in 2024. Check with the town for anything newer.
Jackson: Every short-term rental needs a conditional use permit from the town.
Fryeburg, Maine: Short-term rentals must be registered with the town each year.

Thinking of buying in the valley to rent?

A friendly checklist before you make an offer:

Check whether the home is inside the Kearsarge Lighting Precinct (map, or ask the clerk).
Check the town's rules where it sits: permits, registration and any limits.
Talk to a local manager early. We can tell you how similar homes nearby perform, and whether a short-stay or a 30-day-plus plan makes more sense.

Common questions

Can I Airbnb my house in North Conway village? If your home is inside the Kearsarge Lighting Precinct, stays of fewer than 30 consecutive days are only allowed when you (or an adult family member) live in the home and run it, including staying there overnight while guests are there. Rentals of 30 days or more are not affected. Homes outside the precinct follow Conway's or Bartlett's own rules.

Has the NH Supreme Court decided Andrews v. Kearsarge Lighting Precinct? Not yet, as of November 2, 2026. The court heard the appeal (No. 2025-0272) on May 19, 2026, and its decision is pending. The precinct's rule stands in the meantime.

Does the KLP rule ban long-term rentals? No. Under the current wording, anyone renting for 30 consecutive days or more is not a "transient occupant," and the home doesn't need to be owner-occupied during that rental.

Is all of North Conway inside the precinct? No. The Kearsarge Lighting Precinct covers parts of Conway and Bartlett. Check the precinct map or ask the KLP clerk about your address.

Can a property manager run my short-term rental inside the precinct? Not as a whole-home short-term rental if you don't live there; the rule requires the owner to occupy and operate the home for stays under 30 days. A manager can help with rentals of 30 days or more. Outside the precinct, a local manager like Indigo can take care of everything.

When did this rule start? The precinct adopted the original rule in 1986. Voters amended it to today's wording, including the 30-day line, on March 12, 2025.

Have a home outside the precinct? Let's talk.

If your home is in Conway or Bartlett outside the precinct, or you're thinking about 30-day-plus rentals inside it, we'd be glad to help you figure out the next step. See how our property management works, or call or text us at 603-366-8900.

We're property managers, not lawyers. This is our plain-language read of the rule and the court case. For your specific home, check with the Kearsarge Lighting Precinct or a local attorney.