Sullivan, N.Y., Code of Ordinances ch. 133 (eCode360 ed. 2026) § 133-14
Exemptions
Operative Text
A. Sales/rental by owners. (1) Nothing in § 133-11 (other than Subsection C) shall apply to: (a) Any single-family house sold or rented by an owner, provided that such private individual owner does not own more than three such single-family houses at any one time; provided, further, that in the case of the sale of any such single-family house by a private individual owner not residing in such house at the time of such sale, or who was not the recent resident of such house prior to such sale, the exception granted by this subsection shall apply only with respect to one such sale within any twenty-four-month period; provided, further, that such bona fide private individual owner does not own any interest in, nor is there owned or reserved on his behalf under any express or voluntary agreement, title to any right to all or a portion of the proceeds from the sale or rental or more than three such single-family houses at one time; provided, further, that the sale or rental of any such single-family house shall be excepted from the application of the law only if such house is sold or rented: a) without the use in any manner of the sales or rental facilities or the sales or rental services of any real estate broker, agents, or salesman, or of such facilities or services of any person in the business of selling or renting dwelling, or of any employee or agent of any such broker, agent, salesman, or person; and b) without the publication, posting, or mailing, after notice, of any advertisement or written notice in violation of § 133-11 of this article; but nothing in this provision shall prohibit the use of attorneys, escrow agents, abstractors, title companies, and other such professional assistance as may be necessary to perfect or transfer to title; or (b) Rooms or units in dwellings containing living quarters occupied or intended to be occupied by no more than four families living independently of each other, if the owner actually maintains and occupies one of such living quarters as his residence. (2) For the purpose of this exemption, a person shall be deemed to be in the business of selling or renting dwellings if: (a) He has, within the preceding 12 months, participated as principal in three or more transactions involving the sale or rental of any dwelling or any interest therein; or (b) He has, with the preceding 12 months participated as agent, other than in the sale of his own personal residence, in providing sales or rental facilities or sales or rental services in two or more transactions involving the sale or rental of any dwelling or any interest therein; or (c) He is the owner of any dwelling designed or intended for occupancy by, or occupied by, five or more families. B. Sales/rental by religious organizations. Nothing in this article shall prohibit a religious organization, association, or society, or any nonprofit institution or organization operated, supervised, or controlled by or in conjunction with a religious organization, association, or society, from limiting the sale, rental, or occupancy of dwellings which it owns or operates for other than a commercial purpose for persons of the same religion, or from giving preference to such persons, unless membership in such religion is restricted on account of race, color, sex, handicap, familial status, or national origin. Nor shall anything in this article prohibit a private club not in fact open to the public, which as a incident to its primary purpose or purposes provides lodgings which it owns or operates for other than a commercial purpose, from limiting the rental or occupancy of such lodging to its members or from giving preference to its members.
Section 133-14 of Sullivan, N.Y., Code of Ordinances ch. 133 carves out specific situations where the fair-housing obligations of § 133-11 do not apply. Individual owners of up to three single-family homes may sell or rent those properties without triggering the anti-discrimination requirements, but only when no real estate broker or advertising in violation of § 133-11 is used. Similarly, owner-occupied buildings with four or fewer units, religious organizations selling or renting to members of their faith (provided membership is not restricted by protected class), and qualifying private clubs are also exempt from the article's general requirements.
Plain English — not legal advice.
Under § 133-14, property owners who believe they qualify for an exemption — such as a private individual owning no more than three single-family homes or an owner-occupant of a small multi-unit building — generally document their ownership count, residency status, and transaction history to support that exemption. Compliant operators who rely on the single-family exemption typically avoid using real estate brokers, agents, or advertising that would otherwise trigger § 133-11 obligations. Religious organizations and private clubs that invoke their respective exemptions under § 133-14(B) ordinarily ensure that any membership restrictions are not based on race, color, sex, handicap, familial status, or national origin.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 133-14 defines the boundaries of who is and is not protected by the fair-housing rules in ch. 133 § 133-11, so tenants and prospective buyers can use this provision to assess whether a landlord or seller legitimately qualifies for an exemption. If a landlord claims an exemption — for example, as a small private owner — but appears to own more than three single-family homes, use a broker, or post advertising that violates § 133-11, that claim may not hold up. Tenants who believe an exemption is being improperly invoked can explore options such as contacting a local tenant-rights organization, filing a complaint with the relevant municipal authority, or consulting an attorney familiar with Sullivan County housing law.
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 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References In
Rules and statutes that cite this regulation