Homeowner Vacation Rental Information

Forms

Please complete the following online forms:

New Rental Property Information

2026 Rates and Availability

Download and return the following:

Rental contract for homes built prior to 1978 (PDF)

Rental contract for homes built 1978 or later (PDF)

Completed forms should be returned to Erikka Perkins.

Information for Rental Owners 

Please read this section carefully. It contains new and important information.

Tenants pay a handsome price for attractive Nantucket vacation homes.  The income you receive will help to lower the cost of owning a home.  When a visitor has a pleasant rental experience, they are more likely to return.  Atlantic East Nantucket Real Estate has 12 experienced agents, and we strive to provide the highest standard of service to both owner and tenant.

Short Term Rental Tax

In 2019 Massachusetts passed a bill that regulates short-term rentals, defined as those of 31 days or less.  The state charges an 11.7% excise tax of the gross rental amount for short-term rentals (of which 5.7% goes to the state and 6% comes back to Nantucket as a local tax). The tax is paid by the tenant, and we bill, collect, and remit it to the state on behalf of our rental owners.  Please note:  Any homeowner with two or more short term rental properties is subject to a Community Impact Fee of 3% on all rentals starting 10/1/2024. The fee will be deducted from the owner’s rental payments by Atlantic East and remitted to the state in accordance with the law.  Owners of short-term rental properties are required to register their properties with the state and provide Atlantic East with a Certificate Number in order for us to handle rentals for you. Additionally, the state requires that each property owner holds a One Million Dollar liability policy to cover each rental period.  If you’d like some basic instructions on how to register with the state, please click HERE.

In 2022, the town of Nantucket voted to establish a local Rental Registry for short-term rentals.  One of the features of the local registry is a complaint hotline (508-315-6372) manned 24/7.  One goal of the hotline is to identify nuisance properties.  The local registry requires registration for 2025 by November 1, 2024.  When registering, rental owners need to pay a $250 annual fee, as well as provide the name and contact information for a person or persons designated to address any issues at the short-term rental within two hours notice. Rental owners also need to attest that there is liability insurance coverage of at least one million dollars and ensure that parking does not create a safety issue. Occupancy is limited to two people per legal bedroom, plus two additional people.  If you haven’t already, please click HERE to start the registration process.

Rental Prices

There is a wide range of prices for rental homes.  If you need advice on rental rates, please contact us.  Your rental rate should cover trash removal, cleaning/inspection costs, lawn maintenance and all utility costs including cable and internet (for rentals of less than one month) except for long distance telephone charges.

Commission

Our commission rate is 15% of the gross rental amount.  Our services as your rental agent include securing qualified tenants, executing the lease, collecting, and disbursing funds and rendering statements, directing the tenants to your home, inspecting the property on turnover days, helping to handle issues that may arise during tenancy, and remitting a 1099 Form to you.  Our agents will inspect rental properties periodically to evaluate condition and will report any deficiencies in furnishings, condition, or repair of the property to Owner.

Rental Procedure

We will contact you when we have a potential tenant for your home to confirm the requested time is available.  Once confirmed with you and the tenant, the lease will be sent to the tenant for an e-signature.  Once the tenant has signed, you will receive an email with a link for you to sign with an e-signature.  When the lease is completed, both you and the tenant will receive an electronic copy of the signed document.  When payment is received, either via paper check or electronic payment, we will send you the first payment*, less 15% commission.  The balance of the rent and the security deposit are due one month prior to occupancy.  Atlantic East will hold the security deposit and forward the final rental payment to you.  If the rental is booked less than one month prior to arrival, payment will be required via credit card, ACH or certified bank check.  No tenant will receive access to your home until the rent and security deposit have been paid in full.  *Please note, Atlantic East offers direct debit/ACH payments.  If you would like to receive your rental payments directly deposited into your bank account, please click HERE to supply us with the appropriate bank account info.

Availability

One of the most important things you can do to assist us is to keep us apprised of the availability of your home.  This is even more important if you have chosen to list your home with more than one rental agency.  As soon as you have secured a rental, either on your own or through another agency, please inform us immediately.  Please call us at (508) 228-7707 or email us at [email protected].  We recommend that you schedule your turnovers for either Friday or Sunday instead of Saturday.  This makes it easier for tenants to obtain ferry reservations and for the cleaners to do the best possible job.

Property Management/Caretakers

We require that each homeowner who lists with us engage a qualified property manager or caretaker who is responsive and friendly to tenants!  When an emergency occurs that needs immediate attention, the property manager or caretaker must be able to handle it quickly.  Please leave a list with the names and phone numbers of your property manager or caretaker, plumber, electrician, trash handler and cleaning person in a convenient spot in your house.  The list should include the days when trash is to be picked up.  We recommend you have the caretaker fill the gas tank for the gas grill halfway through the season or keep an extra tank on hand.  Please make sure all storms are open and screens are in prior to arrival of first tenant of the year.  It is recommended that you replace the filters in your central a/c every year.  If you have no central a/c, we recommend you have window units and good fans on hand.  The requests for a/c have risen dramatically as the temperatures have increased. Regular landscaping maintenance should be coordinated prior to the beginning of the season. Please click HERE for a list of caretakers and cleaners.

Utilities

On rentals of less than one month, the homeowner assumes the responsibility for all utilities (with the exception of long-distance telephone charges).  On rentals of one month or longer, the utilities are determined at the signing of the lease.  Utilities include electricity, propane, oil, cable TV, internet, basic phone service, water, and sewer.  Make sure to turn on outdoor shower, activate cable TV, internet service and telephone prior to the arrival of the first tenant.  Please make sure you have provided your WiFi network and password to us and have it posted in a conspicuous place in the house.  The most common call our office receives is ‘what is the Wifi info’!  It is recommended that you provide a description of the TV service you provide (i.e. cable, satellite, smart TV, etc.) as well as instructions on it’s use. Please replace the batteries in all TV remotes in the spring.

Trash Removal

Trash removal arrangements should be made prior to the beginning of the season.  This is a minimal cost to you, and we recommend pick up twice weekly.  Please make sure to provide ample trash and recycling receptacles for your home. Please keep us updated on who your trash handler (Reis or Santos) is and what days pick up is scheduled.  Nantucket is a recycling community.  Please post proper recycling procedures in your home along with clear bags and bins for recycle sorting.

Cleaning

It is your responsibility to make arrangements with a cleaning service to have your house professionally cleaned both before and after each rental.  It will benefit you to use the same service throughout the entire rental season, as they will be familiar with your house and can report any damage sustained during a tenant’s stay.  Please include in your rental rate enough money to cover cleaning at the end of each rental.  Tenants are advised to leave your house as they found it, or they will be charged for cleaning.  This is an incentive to minimize cleaning bills.  Your cleaning service takes the responsibility to inspect your home after each tenancy.  Our rental agents also inspect your home on turnovers.  A thorough spring cleaning is recommended before each rental season.  Please remind your cleaning crew regularly of their schedule.  Cleaners should be asked to leave the door unlocked when there is an incoming tenant scheduled and conversely to lock up and close all windows when there is not a tenant scheduled.  At changeovers, ask cleaners to clean the BBQ grill, wind up the hose, pick up the yard, wipe off outdoor furniture and check the outdoor shower.  Ask cleaners to update you if linens are stained and need to be replaced.  If the house will not be ready by 3:00 due to unforeseen circumstances, cleaners should notify the broker and give an estimated time of completion.  It is a good idea to supply the cleaners with a list of expectations.

Supplies

Please leave a supply of items you would normally use including sponges, broom and dustpan, cleaning cloths, soap, extra shower curtain liners, dishwashing liquid, light bulbs, trash bags, extra toilet paper and paper towels.  It is very important to have an efficient vacuum cleaner with extra bags.  You should also have at least two outdoor trash cans with lids.  Cleaners should be instructed to replace any moldy shower curtains and liners.

Cancellations

Occasionally a tenant who has committed to a rental will cancel for reasons beyond their control.  If the tenant is unable to occupy the premises as contracted in the lease, they will notify the broker in writing.  The broker will make all reasonable efforts to re-rent the premises on the same terms and conditions of the original lease.  In the event the broker can re-rent the premises, all sums paid by the tenant will be refunded to him on signing of the new lease less the 15% cancellation fee, payable to Atlantic East Nantucket Real Estate.  The tenant shall be responsible for fully contracted rent to the extent that the broker is unable to re-rent the premises at the same terms provided in the lease.

Repeat Tenants

We try to give first refusal to tenants who express an interest in returning the following year.  There is security for both owner and tenant to know that plans for the coming season are in place.

Security Deposit

Atlantic East’s policy is to hold the security deposit(s).  The owner must submit written, itemized copies of all bills, repairs, damage claims, etc. to Atlantic East Nantucket Real Estate within 45 days of tenant’s departure.  If owner shall fail to comply with these terms, the security deposit will be returned in full to the tenant on the 60th day and the owner will be deemed to have waived their rights relative to reimbursement of any and all bills and expenses resulting from the tenancy.  The owner will then become fully responsible for the collection of bills, and Atlantic East Nantucket Real Estate and its affiliates will be indemnified, defended and held harmless for any and all monies owed on said bills.

Liability

Make sure that you have an adequate number of working smoke and CO detectors.  If they are not hardwired, make sure to change the batteries in the spring.  We recommend you have fire extinguishers on hand also.  Make certain that your homeowner’s insurance policy covers renting your property for up to One Million Dollars of liability insurance which is required by the state of Massachusetts and the town of Nantucket.

Identification of Homes

Often tenants arrive in the evening and are unfamiliar with the island.  It is helpful to have a number, name, or quarter board clearly visible from the road to enable tenants to find your home easily.

Lead Paint

We have enclosed information on the Massachusetts Lead Paint Law as it relates to vacation rentals of 31 days or less.  You should be aware that if someone who occupied your house contracts lead poisoning, you may be liable for damages, regardless of whether or not you know there is lead paint on the premises.  Please sign and return the Short-term Vacation or Rental Exemption Notification form with your contract if your home was built prior to 1978.

Keys

We should have working keys for your rental house. Two sets are given to the tenant, and another will be kept on file in case the tenant gets locked out.  Please be sure we have current, tested keys or an access code.

Photographs and Web Site

We have both exterior and interior pictures of all of the houses we have listed for rent on our web site.  You can view your own property on our site by searching by your address or property identification number.  Please contact us if you need more information.

Equipping Your Home for Rent

Every bed should have clean pillows (2 for twin, 4 for double, queen and king).  There should be a minimum of 2 sets of fresh sheets for each bed.  We recommend new sheets every 3 years.  Make sure to have ample bath towels for the house (2 per person) and beach towels (minimum 1 per person).  You should have several (rust free) beach chairs.  A book with instructions for the house (directions to the beach, quirky things about the house, where things are kept, etc.) is helpful for tenants.  Please make sure to have appropriate furnishings for your home.  If your house sleeps 8 people you should have 8 dining chairs, 16 dishes, flatware, and glassware for 16.  You should also have a complete set of pots and pans and a set of grill tools and brush.

Thank you for listing with Atlantic East Nantucket Real Estate.
82 Easton Street
Nantucket, MA 02554
NantucketRealEstate.com

Register Your Rental Home

Register your rental home with the Town of Nantucket

Register your rental home with the Town of Nantucket, HERE.

HELP: The vendor that the Town has chosen to implement and oversee the site is called GovOS and they can be reached by email at [email protected] or by phone at 1-888-751-1911. If you have not received a letter from them and still need to register, please contact them directly.

For detailed, step by step instructions to register with the Town of Nantucket, click HERE

Instructions for Rental Owners to Register a Short-Term Rental Property with the State of Massachusetts

In 2019 the state expanded the definitions of properties subject to the Room Occupancy Tax to include short-term rental of private homes (defined as those that rent for 31 nights or less.)

1. Go to MassTaxConnect.
2. On the left-hand side, pick “Register a New Tax Payer”.
3. If you have previously filed taxes in Massachusetts choose: “Create My Logon”.
   Note: If you have not filed any taxes in Massachusetts previously: choose one of these based on the form ofownership of your rental property(“Register a Business” or “Register an Individual”)
4. Determine Eligibility, Gather Information and Initiate the Process (Follow the prompts)
   Note: Video Tutorials are on the next screen if you need them but the process is fairly simple.
5. When finished, you will be issued a number which you should provide to any real estate company that is renting your property.