Arthur Alford

Subject: Opposition to HB1068, HB1580, and HB1707 – Harmful Impact on Lincoln, NH Dear Members of the House Ways and Means Committee, I am writing to respectfully oppose HB1068, HB1580, and HB1707, scheduled for hearings on January 12 and January 14. I professionally manage approximately 30 short-term rental condominium units in Lincoln, New Hampshire, working closely with homeowners, HOAs, local vendors, and service providers. My comments reflect direct, on-the-ground experience with how short-term rentals function within Lincoln’s economy. The owners I represent are families, not corporations. These families split their time between enjoying Lincoln and responsibly offsetting the substantial fixed costs of ownership through short-term rentals. For many, this income is a critical part of household finances—and in some cases, the only source of income supporting that property. Short-term rental revenue allows these families to pay HOA fees, property taxes, insurance, utilities, and ongoing maintenance—expenses that exist regardless of occupancy. Real and Predictable Consequences of These Bills The consequences of HB1068, HB1580, and HB1707 would be immediate and unavoidable: Some families would be forced to stop renting, leaving units vacant for large portions of the year because long-term rentals are not feasible under HOA rules or seasonal demand. Some families would be forced to sell, often at a loss, once additional taxes and penalties make ownership financially unsustainable.. These outcomes would not create affordable housing; instead, they would reduce visitor capacity and economic activity in a town that depends on tourism. Direct Impact on Jobs and Local Businesses I employ a large housekeeping team and work with numerous local service providers, including maintenance staff, contractors, and tradespeople. These jobs exist only because short-term rentals exist. Each year, the properties I manage host thousands of guests who contribute directly to Lincoln’s economy by: * Dining at local restaurants * Shopping at local stores * Visiting local attractions, ski areas, and recreation sites When short-term rental inventory is reduced, those visitors choose other destinations. The result is lost revenue for local businesses, reduced work hours for local employees, and lower tax collections. Why This Matters Specifically in Lincoln Lincoln is a tourism-driven town, not a commuter or workforce-housing community. Condominium-based short-term rentals are a foundational part of its lodging infrastructure. Penalizing them through expanded taxation or non-primary residence surcharges will: * Reduce peak-season lodging availability * Shrink tourism-related employment * Lower meals and rooms tax revenue over time * Discourage continued reinvestment in properties Conclusion Rather than strengthening communities, these bills would lead to vacant units, distressed sales, job losses, and declining economic activity in towns like Lincoln. For these reasons, I respectfully urge the Committee to find **HB1068, HB1580, and HB1707 Inexpedient to Legislate (ITL)**. Thank you for your time and thoughtful consideration. Respectfully, Arthur Alford Short-Term Rental Property Manager Lincoln, New Hampshire