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HomeMy WebLinkAboutresolution.council.137-24RESOLUTION #1379 SERIES OF 2024 A RESOLUTION OF THE ASPEN CITY COUNCIL ADOPTING AN AMENDED SHORT-TERM RENTAL PROGRAM GUIDELINES TO PROVIDE PROGRAM CLARITY AND PROCESS DESCRIPTION OF THE CITY OF ASPEN'S SHORT TERM RENTAL PROGRAM AS CODIFIED IN 26.530 OF THE LAND USE CODE. WHEREAS, at their regular meeting on June 28, 2022, City Council approved Ordinance 109, Series of 2022 by a 5 to 0 vote, adopting Short-term Rental Regulations; and, WHEREAS, Aspen Municipal Code Section 26.530.OSO.D references the "Adoption of and Compliance with STR Program Guidelines" and requires conformance with applicable guidelines for the approval of any short-term rental permit; and, WHEREAS, Aspen Municipal Code Section 26.208.010.H, Powers and Duties of the City Council, requires Council adoption of any guidelines that will be used in a guiding or regulatory capacity by the City; and, WHEREAS, following the adoption of Ordinance #09, Series of 2022, staff built the Short-term Rental (STR) Program to support the policy and regulatory outcomes of Ordinance 109, Series of 2022 that was established to equitably balance the interests of the short-term rental industry, the local community, and the Aspen Area Community Plan; and, WHEREAS, the original version of the Shot -teem Rental P�og�am Guidelines, adopted with Resolution #0995 Series of 2022, sought to ensure compliance under the new permit regime, improve customer understanding of the program, and to describe details of program administration for the purposes of increased transparency; and, WHEREAS, following two years of experience of managing the STR Program and working with the Short-term Rental PYogNam Guidelines, staff has identified areas within the document that are in need of improved organization and additional clarity, and staff has drafted the amended document with these outcomes in mind; and, VVHEREAS, the amended Short-term Rental Program Guidelines does not change any regulations or other codified program elements as stated in 26.530; and, WHEREAS, the Aspen City Council finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare; Resolution #137, Series of 2024 Amended Short-teNm Rental Program Guidelines Page 1 of 2 NOW, THEREFORE, BE IT RESOLVED: That City Council hereby adopts the amended "Short-term Rental Progf°am Guidelinesattached as Exhibit A. APPROVED by the Aspen City Council at its regular meeting on November 195 2024. Torre, Mayor ATTEST: Nicole Henning, City APPROVED AS TO FORM: R. True, City Attorney EXHIBIT A —Short-term Rental Program Guidelines, as amended. Resolution #137, Series of 2024 Amended Shot-tej°m Rental Program Guidelines Page 2 of 2 lltr4lftlo N ''eIA 41 F�: �', 1• J 7.'1�� 11 �Y�j •` I� ,.ir i1.''.� �•, S; Z .r . •.1�' lk All j JAI I RV �/ 6h d�I�Ji I f' 'f �y II f • };At ` Wit '.' Itt 1 , of 1p I., to I y :�. ! All 1 r7P V All � , Y' jim witi•]t•]dfasflilw,"�. r i.t l rr {a' r J (�l•I �i ,.�� i:{1'.1 jJfF l,�ffr�r r41 �.�yjr( 4, i a P r - 1I �7 .. r 0* �:a,�• ,.r. it it 6 1� r�Qil rFAA it Al if a IF for 1'.i•i Alf -A me 'i.�h hl vi1 �ufi. iv.. t if ;1' w It. tf t_e e42•'a'�1� . r o AOF �..1 r I y � � • IF »/08/24 EXHIBIT A: Short-term Rental Program Guidelines, as amended. CONTENTS Section 1: Introduction To Short -Term Rentals Purpose & Intent 3 Governing Law 3 Glossary of Terms 4 Section 2: Description of Permit TXpes Introduction 5 Lodging Exempt Short -Term Rental (STR-LE) 5 Owner -Occupied Short -Term Rental (STR-00) 7 Classic Short -Term Rental (STR-C) 9 Section 3: Operational Standards &Requirements Permittee Requirements Qualified Owner's Representative (QOR) Requirements Pitkin County Assessor Information Occupancy Limit Information Zone District Requirements Supplemental Document Requirements Neighborhood Notice Requirement In -Unit Messaging Requirements Non -Transferability of STR Permits STR-C Permit Waitlists Tax Filing (Minimum Rental) Requirement Advertisement Requirements Inspections Permit Abandonment Section d: Enforcement Introduction Complaints Violations Permit Revocation Penalties Civil Remedies_ Appeals Section Financial Information Business License Requirement Monthly Tax Reporting Requirement Tax Rates, Permit and License Fees _ Section 6: Apalvinct For An STR Permit How to Choose the Appropriate Permit Type Application Requirements by Permit Type_ How To Submit A New Permit Application_ How To Renew An Existing STR Permit Section 7: Munirevs Software Information 11 11 12 13 13 13 14 16 17 17 18 18 1q lq 20 20 21 22 22 23 23 24 24 25 Introduction to Munirevs 31 How to Register for a User Account 31 User Account Information 32 How to Link a User Account to an Existing Business Account 32 Notifications and Open Tasks 33 How to Access a Permit or License Document 33 More information about the City of Aspen's short-term rental program, including resources mentioned in this document, can be found at aspen.gov/strs. Purpose and Intent A short-term rental (STR) is defined by the City of Aspen as the use or occupancy of a residential property or dwelling unit, in whole or in part, by the general public for a fee, primarily for tourist accommodations, and for a period of less than 3o days. STR properties serve an important role in supplementing Aspen's lodging bed base, diversifying lodging options, and providing economic benefit to property owners and the community. Timeshare, hotel, motel, and bed and breakfast uses do not qualify as STR uses, and STR permits are not available for employee, affordable, or other deed or covenant restricted housing. Short-term rentals also impact the Aspen community in various ways. Resident quality of life, parking, wildlife protection, affordable housing, transportation, and City services are all impacted from the operation of STRs. Due to the potential for adverse impacts, STRs are regulated by the City to protect the health, safety, and welfare of owners, neighbors, and visitors. STR regulations also balance conflicting community needs and interests. The City of Aspen recognizes the importance of a diverse lodging bed base and is committed to updating the STR code as necessary to meet evolving community needs and priorities. Short-term rentals are required to operate in accordance with all applicable Municipal Code regulations protecting the health, safety, and peace of the community, and supporting the maintenance of community character and values. Before renting a lodge or residential unit for any period of less than 3o days at a time, property owners are required to first obtain an STR permit and an STR business license from the City of Aspen. This STR Program Guidelines document is intended as an informational guide for STR owners and operators. The guide informs permit eligibility, permit application and renewal process, and compliance requirements for customers who are currently participating or considering future participation in the City's STR program. Governing Law To the extent which information in these guidelines conflicts with the City of Aspen Municipal Code, the City of Aspen Municipal Code shall control. Nothing in these guidelines shall supersede the City of Aspen Municipal Code. Terms used herein shall have the same meaning as in the City of Aspen Municipal Code unless otherwise defined herein. City of Aspen � Short -Term Rental Guidelines � Page 3 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Glossary of Terms Condo -hotel. A lodging property which meets the definition of Lodge in Section 26.104.110, Use Categories, and in which ownership of individual lodge units has been condominiumized in accordance with The Colorado Condominium Ownership Act, C.R.S. § 38-33-101, et. seq. Hotel. See definition of Lodge, Section 26.104.110 Use Categories. Motel. See definition of Lodge, Section 26.104.110 Use Categories. Lodge. See definition of Lodge, Section 26.104.110 Use Categories. Natural Person. A living, individual human being, as distinct from a "legal person" for the purpose of assigning certain legal rights. Owner -Occupied. A residential property that serves as the primary residence of the title owner of the property. Owner -Occupant. For the purposes of permitting specific types of STRs, owner -occupant is a natural person whose primary residence is the City of Aspen residential property or unit for which an STR permit is sought. Permittee. A natural person who has an ownership interest of at least 1o�io in the property for which a City of Aspen STR permit is issued. Pillow. A unit of measure for assessing affordable housing generation and occupancy of lodge rooms/ units per bedroom in an STR. Each lodge and STR unit shall be considered to have two pillows for each bedroom. For calculating occupancy in STRs, sleeper sofas, murphy beds, and similar sleeping accommodations shall be considered as two pillows. Studio units shall be considered to have two pillows. Primary residence. The permanent residential address, as demonstrated by acceptable legal documentation described in this title, of an owner -occupied STR permit holder. Qualified Owner's Representative (QOR). A natural person who is legally designated on the permit application by the permittee to apply for and maintain compliance with a City of Aspen STR permit. Short-term Rental (STR). The use or occupancy of a residential property or dwelling unit, in whole or in part, by the general public for a fee, primarily for tourist accommodations, and for a period of less than 30 days. Timeshare, hotel, motel, and bed and breakfast uses are not STR uses. City of Aspen � Short -Term Rental Guidelines � Page 4 n Guidelines, as amended. Introduction There are three different types of STR permits offered by the City of Aspen: Lodging Exempt Short -Term Rental (STR-LE) Owner -Occupied Short -Term Rental (STR-00) ® Classic Short -Term Rental (STR-C) STR permits are differentiated based on the permittee's residency, the zone district the property falls within, and whether the unit is located within a lodge property (as defined by 26.io4.»o Use Categories). Each STR permit type has different regulatory and financial requirements which are described in detail in this section. Lodging Exempt Short -Term Rental (STR-LEA Who is it for? The Lodging Exempt STR (STR-LE) permit is available to managers of lodging and condo -hotel properties which meet the definition of Lodge or Condo -hotel per Section 26.�o4.iio, Use Categories. Some characteristics of Lodges and Condo -hotels include, but are not limited to, common reservation and cleaning services, combined utilities, and on -site, in -person management and reception services during normal business hours. Properties eligible for STR-LE permits are required to be marketed under a unified brand and marketing model where the individual ownership of units is secondary to the central brand of the property. There is no limit to the number of rental nights allowed under the STR-LE permit. Multi -family condominiumized residential properties that do not meet the definition of Lodge or Condo -hotel are not eligible for STR-LE permits and must instead apply for an STR-00 or STR-C permit. City of Aspen � Short -Term Rental Guidelines � Page 5 EXHIBIT A: Short-term Rental Program Guidelines, as amended. '-' t(D) tcD) ce�)I con �fnn`u° f<frU�eni 90O n Lodge or condo -hotel managers may apply for a single STR-LE permit to cover multiple units within the lodge or condo -hotel property. The STR-LE permit application must list the total number of units covered by the permit. A qualified owner's representative (QOR) must be designated as the primary point of contact for all units covered by the permit. The QOR listed on an STR-LE permit is responsible for obtaining business licenses, filing taxes, and maintaining current information for each unit covered by the STR-LE permit. The QOR must also comply with QOR requirements described in Section 3 of this STR Program Guidelines document. A Lodging -Exempt Affidavit, available on the City's STR website, must be submitted with each STR-LE permit application. Only one affidavit is required per STR-LE permit application. Properties eligible for STR-LE permits are not required to provide public notice of the permit application. As an alternative to the STR-LE permit, an owner of a unit within a lodge or condo -hotel property may choose to apply for a STR-C or STR-00 permit for their unit. Owners that choose to operate outside of a property's STR-LE permit are subject to the tax obligations and program requirements of the STR permit they obtain for their property. Only one STR permit is allowed per unit. Permit Limits Unlimited numbers of STR-LE permits are available in zone districts where STRs are a permitted use. STR-LE permits are prohibited and not available for properties in the A, C, OS, P, WP, or PUB zone districts. *Subject to change. **Late filings subject to Penalties anc� Interest. City of Aspen � Short -Term Rental Guidelines � Page b EXHIBIT A: Short-term Rental Program Guidelines, as amended. Owner -Occupied Short -Term Rental (STR=00) ho os of for? The Owner -Occupied STR (STR-00) permit is available to City of Aspen residents who own their property and can submit sufficient documentation proving that the property is their primary residence. Because the STR-00 permit is intended for Aspen residents who live at their property full-time, this permit type is limited to 12o rental nights per calendar year. Full-time residents that desire to rent their property for more than 12o nights per year may apply for a Classic (STR-C) permit. Applicants who wish to obtain an STR-00 permit are required to submit two forms of valid documentation indicating that the property is the permittee's primary residence. The following are acceptable proofs of primary residence: • Valid Colorado driver's license • Valid motor vehicle registration • Voter registration • Current federal or state tax return Documents must be issued to the proposed permittee and for the address of the STR property. Other legal documentation pertinent toward establishing primary residence may be deemed sufficient by City staff. Utility, insurance, or property tax bills are not sufficient proofs of primary residence. STR-00 permit applications also require the submission of a completed HOA Compliance Affidavit and Letter of Approval and aSelf-Inspection Checklist and Affidavit. Both documents are available on the City's STR website. STR-00 applications require detailed information about the permittee and STR property, and if the owner chooses to designate a Qualified Owner's Representative (QOR) to manage the property in their absence, they must also include contact information for the QOR. See Section 3 of this document for details about this required information. All new STR-00 applications are subject to a 15-day neighborhood noticing period. See Section 3 for information about the neighborhood notice. City of Aspen � Short -Term Rental Guidelines � Page 7 EXHIBIT A: Short-term Rental Program Guidelines, as amended, evrnii units Unlimited numbers of STR-00 permits are available in zone districts where STRs are a permitted use. STR-00 permits are not available for properties within the A, C, OS, P, WP, or PUB Zone Districts. Financial Information STR-00 Business License STR-00 Permit � Aggregate STR-00 Tax *Subject to change. **Late filings subject to Penalties and Interest. Finance; annual renewal Community Development; annual renewal Finance; monthly filings** $150/unit/year $394/year City of Aspen � Short -Term Rental Guidelines � Page 8 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Classic Short -Term Rental (STR=C) ^�9ho is it for? The STR Classic (STR-C) permit may be issued to any natural person who owns a residence in the City of Aspen. Unlike the STR-00 permit, STR-C permits are available to non -owner -occupied residential properties, and proof of primary residence is not required. STR-C permits are also available to owner -occupied residences where the permittee wishes to short-term rent the property for more than 12o nights per year. Q►pplication 0���°�G�U��tion The STR-C permit is available in limited quantities in certain zone districts (see STR-C Permit Cap Details on the next page). STR-C permit applications submitted for properties within capped zone districts will be subject to waitlists if the number of existing STR-C permits is equal to or above the number of available permits in the property's zone district. STR-C permit waitlists are updated on a regular basis and available at http://www.aspen.ao_�iJstrs. STR-C permit applications require the submission of a completed HOA Compliance Affidavit and Letter of Approval and a Self -Inspection Checklist and Affidavit. Both documents are available on the City's STIR website at http.4 www.aspen.q_ v strs. STR-C applicants must provide detailed information about the permittee and the STR property at the time of application. If the property owner does not live in the Roaring Fork Valley, they must designate a local Qualified Owner's Representative (QOR) to manage the property in their absence. Contact information for the QOR must be included in the permit application. See Section 3 for additional details about the permittee and QOR roles. New STR-C permit applications are subject to a 15-day neighborhood noticing period. See Section 3 for information about the neighborhood notice. Permit Limits There is no annual limit on the number of nights per year an STR-C may operate. Limited numbers of STR-C permits are available for issue in certain zone districts (see next page). An unlimited number of 5 I K-C: permits are available in the L, CL, CC, and C-1 Zone Districts and Lodge and Lodge Preservation Overlay. STR-C permits are prohibited in the A, C, OS, P, WP, and PUB Zone Districts. Financial Requirements STR-C Business License STR-C Permit Finance; annual renewal I $150/unit/year Community Development; annual renewal $394/year Aggregate STR-C Tax *Subject to chane. **Late filings subject to Penalties and Interest. g Finance; monthly filings** 21.3% * City of As IShort-Terir� Rental Guidelines I Page 9 EXHIBIT A: ShortAerm Rental Program Guidelines, as amended. Shop° V- en,"al Ckm oc (STRmC� PerrraiRt Cap Details Aspen City Council placed limits, also referred to as "caps," on the number of STR-C permits available for issue in certain zone districts. Caps are designed to ensure zone districts function as intended and in harmony with established uses. See the chart below for information about capped zone districts. All permit types, including STR-C, are allowed with no cap in the L, CL, CC, and C-1 zone districts, and Lodge Overlay and Lodge Preservation Overlay Zones. RR -Rural Residential R-3 -High Density Residential R-6 - Medium Density Residential R-15 - Moderate Density Residential R-15A - Moderate Density Residential - A R-15B -Moderate Density Residential - B R-30 - Low Density Residential R/MF -Residential Multi -Family R/MFA - Residential Multi -Family as A AH asAffordable Housing MU - Mixed Use NC -Neighborhood Commercial SCI - Service/Commercial/Industrial SKI -Ski Area Base C-1 -Commercial CC -Commercial Core L -Lodge CL -Commercial Lodge Lodge Overlay Lodge Preservation Overlay A - Academic C -Conservation OS -Open Space PUB -Public P -Park WP -Wildlife Preservation 1 47 12 1 190 12 1 2 2 Unlimited permits allowed Unlimited permits allowed Unlimited permits allowed Unlimited permits allowed Unlimited permits allowed Unlimited permits allowed Prohibited Prohibited Prohibited Prohibited Prohibited Prohibited Note: Zone district caps may be amended by Aspen City Council from time to time. All STR locations, allowable zones, permit information, and waitlist status may be found on the City of Aspen's STR website. A: Short-tel-�n Rental Program Guidelines, as amended. Permittee Requirement� STR permits are the legal responsibility of the permittee named in the application, including compliance with 1VWnicip l Code regulations, enforcement, and responsiveness to visitors and City staff. A permittee must have at least to%ownership interest in the STR property. If a property is owned by an LLC, trust, or other organization, that entity must designate one of its owners to be listed as the permittee on an STR permit. Only one permittee is allowed per STR permit. The permittee must be a natural person, as distinct from a legal person, for the purposes of an STR permit application. A first and last name are required on all STR permit applications; LLC, trust, or organizational names will not be accepted. STR permits are not transferable from one permittee to another in any instance. Detailed permittee information is required on STR permit applications, including residential and mailing address, daytime and nighttime phone number, and email address. STR-LE permits are exempt from this requirement; instead, the QOR for an STR-LE property may enter their contact information in the permittee fields of an STR- LE application. Permittees must be available twenty-four (24) hours per day, year round, to ensure the STR property is maintained and operated as required by City of Aspen Municipal Code.. Permittees who cannot meet the regulatory requirements for in -person service and emergency response must designate a QOR (see Qualified Owner's Representative (QOR) Requirements). Qualified Owner's Representative (QOR� Requirements The City of Aspen recognizes that many STR property owners live out of town, and as such, are unable to respond to concerns at the STR property in -person or in a timely manner. In other cases, property owners may simply prefer to hire an individual or property management company to operate the STR unit, even if they reside at the property or live nearby. If a property owner is either unable or unwilling to be the point of contact for the STR unit, the owner may designate a qualified owner's representative (QOR) in their place. A City of Aspen � Short -Term Rental Guidelines � Page» EXHIBIT A: Short-term Rental Program Guidelines, as amended. QOR is responsible for maintenance of the STR property and timely response to all inquiries, complaints, enforcement actions, and on -site needs from renters and City officials. A QOR must meet the following requirements: • The QOR must be a natural person and must hold a valid business license issued by the City of Aspen. • The QOR must physically reside in Eagle, Pitkin, Garfield, or Gunnison Counties, or within the Roaring Fork River Drainage area. • The QOR must be available twenty-four (2L4 hours per day, year round, to ensure that the STR property is maintained and operated as required by City of Aspen Municipal Code. • The QOR must respond to all service or compliance inquiries from renters or City officials, and they must be available to be at the STR property within two (2) hours of an emergency. • The QOR must notify the permittee if a Municipal Code violation has occurred at the STR property. Failure of a QOR to respond to a call from a renter or the Community Development Director within 24 hours shall result in a notice of violation (NOV) issued to the permittee. Only one QOR may be designated on an STR permit. Contact information for the QOR, including first and last name, email address, day and nighttime phone numbers, business license information, and company affiliation must be listed in the STR permit application. The QOR 's residential address will be verified at time of application to ensure the QOR resides within a 2-hour driving distance from the STR address. Should a permittee need to change or update the contact information for a QOR on an issued permit, they may do so by contacting strs@ spen.gov for assistance. Failure of the permittee to provide updated QOR contact information to the City within 10 days of any change shall result in a notice of violation (NOV) issued to the permittee. Pitkin County Assessor Information STR permit applications require a property's Pitkin County Parcel ID number, Pitkin County owner's name, number of bedrooms, and size of heated area of the residence. This information can be accessed by visiting the Pitkin County Assessor's Property Search website and searching for the STR property. Users may search by property address, subdivision, or Parcel ID. Visit the Pitkin County Assessor's Property Search website at: https://gpublic.schneidercorp.com/Application.aspx?ApplD=lo71&LayerID=26o13&PageTypelD=2&Pagel D=10531 City of Aspen � Short -Term Rental Guidelines � Page 12 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Occupancy Limit Intormatioa-� STR Program participants must adhere to the occupancy limits for the STR unit as listed on the issued permit. The number of permitted occupants in an STR unit depends on the number of bedrooms: • Studio units are limited to three (3) occupants. • STR units with one or more bedrooms are limited to two (2) occupants per bedroom, plus an additional two (2) occupants. • Bunkrooms are allowed two (2) occupants regardless of the number of pillows. Failure to accurately list occupancy or exceeding the posted occupancy may result in a notice of violation (NOV) issued to the permittee. Occupancy may be physically verified by City staff. Zone District Requirement Zoning requirements limit the location and number of STRs in the community. They prevent unreasonable burdens on services and impacts on neighborhoods posed by STRs. Zoning also ensures that STRs are compatible with surrounding land uses and do not harm or alter the neighborhoods in which they are located. STRs are permitted in the following zones: R-3, AH, R/MF, R/MFA, R-6, R-15, R-SSA, R-TSB, R-3o, RR, SCI, NC, MU, SKI, L, CL, CC, and C-i Zone Districts, including the Lodge Overlay (LO) and Lodge Preservation Overlays (LP). STRs are prohibited in the A, C, OS, P, PUB, and WP Zone Districts, and no STR permits will be issued to properties in these zones. Applications for STR permits require the applicant to list the zone district in which the STR unit is located. Applicants may use the STR Map to determine their zone district. To find a property's zone district, use the STR Map: https://experience.arcgis.com/experience/48e993d78c32429la543b59lf6o82972 Supplemental Document Requirement Depending on the type of STR permit being applied for, supplemental documents such as the HOA Compliance Affidavit and Letter of Approval must be submitted to accompany the permit application form. Application requirements by permit type can be found in Section 6. All supplemental documents must be completed, signed, and dated no more than three (3) months prior to submission of an STR permit application. Permittee and/or QOR signatures on all documents must match the permittee and QOR entries in the permit application form. Signatures may be digital or hand- written. Documents with incorrect permittee or QOR names will be rejected and will result in delays for the permit application. Incomplete documents will not be accepted. City of Aspen (Short -Term Rental Guidelines � Page 13 EXHIBIT A: Short-term Rental Program Guidelines, as amended. All supplemental documents must be uploaded through the property's Munirevs account in PDF or JPG/JPEG format. If you require assistance uploading a document in Munirevs, please contact City staff at strs@aspen.gov. To learn more about accessing Munirevs, see Section 7 of this document. The following supplemental documents are accessible through the City's STR website • HOA Compliance Affidavit and Letter of Approval • Self- Inspection Checklist and Affidavit • Lodging Exempt Affidavit • Public Notice Affidavit Access Supplemental Documents on the City's STR website: http://www.aspen.gov/STRs Neighborhood Notice Requirement Why Is Public Notice Required? The intent of a neighborhood notice is to ensure that neighbors of proposed STR properties are aware of a permittee's intention to use their property as an STR. Noticing gives neighbors an outlet through which to provide feedback about the proposed STR use at the property. Notices mailed to neighbors also provide contact information for the permittee or QOR responsible for maintaining compliance with City of Aspen regulations and requirements of the STR Program, thereby helping hold STR owners and operators accountable to being good neighbors. The STR neighborhood notice process is consistent with City of Aspen noticing requirements in Section 26.3o_q_..o6o�e)(3�b-c, Ma_nner of Notice. When to Notice Applicants must provide notice after a new STR-C or STR-00 application is submitted and before it is issued. City of Aspen � Short -Term Rental Guidelines � Page �4 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Once an STR-C or STR-00 permit application is received, City staff will review the application for completeness and compliance. If the review is approved, the applicant will be notified to initiate the neighborhood noticing period. Applicants shoo col not begin the notice process unt ul c hlec eed to do so by City of Aspen staff. Annual STR permit renewals do not require neighborhood noticing. 'Uj VV When an applicant is directed to complete a neighborhood notice, City staff will e-mail the Poster and Mailing notice files to the applicant. The applicant must have the Poster Notice file professionally printed as a sign made of waterproof materials, measuring no less than twenty-two (22) inches wide and twenty-six (26) inches tall, with letters measuring no less than one (1) inch tall. The applicant must secure the poster in an obvious street -facing location at the proposed STR property for a minimum of 15 days. While the poster is secured on the property, the applicant must photograph the poster, as they will need to submit the photo as one proof of notice at the end of the 15-day notice period. The applicant must also mail (or hand deliver) the Mailing Notice file to all property owners within three hundred (300) feet of the proposed STR property. This delivery of notice must be completed during the same 15-day period in which the Poster Notice is posted at the STR property. At their discretion, the applicant may include additional notes, text or graphics in addition to the Mailing Notice file. To generate a list of mailing addresses within three hundred (300) feet of an STR property, the applicant may use the "Create Mailing List" function on the Pitkin County website. Applicants should retain a copy of this mailing list as it will be a required submission at the conclusion of the notice. To create a mailing list on the Pitkin County website, follow the instructions below: • Visit https://maps.pitkincounty.com h ?viewer-=ComDev • Click the "Create Mailing List" link at the left side of the screen. • Select "Search Parcels by Address" and click the "Next" button. • Begin typing the STR property address in the box, select the STR address from the dropdown I enu, and click the "Next" button. • Confirm the requested distance as 300 feet and click the "Next" button. • Your mailing list will populate as both a PDF file and an Excel file. Create a mailing list by using the Pitkin County website: https://maps.pitkincounty.com/qvh/?viewer=ComDev City of Aspen � Short -Term Rental Guidelines � Page 15 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Proof of Notice Before a new STR permit can be issued, the applicant is required to provide proof that they have completed all steps of the public notice listed above. At the conclusion of the notice period, the applicant must complete the Public Notice Affidavit, located on the City's STR website. The completed affidavit, photo of the Poster Notice erected on property, and copy of the mailing list used to mail the notices must be uploaded to the applicant's Munirevs account for staff review. Upon successful completion of the Public Notice and submission of the proofs of notice, applicants can expect a final review of their permit application within 21 days or less. Finished with the public notice? Obtain the Public Notice Affidavit at: http://www.aspen.gov/STRs Submit the poster photo, mailing list, and Public Notice Affidavit through Munirevs: https://aspen.munirevs.com In -Unit Messaging Requirements Once an STR permit and business license are approved and issued, the permittee is responsible for providing the required in -unit messaging for renters to access. Emergency contacts, noise and wildlife ordinances, and days of trash pickup are printed directly onto the STR permit. Applicants are also required to produce and post a fire escape plan, as noted in the Self -Inspection Checklists and Affidavit, for their residence. Permittees must provide easy access to the following documents for renters in every STR unit: • The valid STR permit • The valid STR business license • The Good Neighbor- Guide • The fire escape plan The STR permit and business license are available through the permittee's Munirevs account. See Section 7 of this document for detailed instructions to access these documents. The Good Neighbor Guide is available for print from http�/www.pspen.gov,STRs and paper copies are available for pickup in the Community Development Department at Aspen City Hall (427 Rio Grande PI, Aspen CO 81611). The fire escape plan must be produced by the permittee or their agents. City of Aspen � Short -Term Rental Guidelines � Page i6 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Non -Transferability of STR Permits STR permits are granted only for the property for which they are issued, and solely to whom they are issued. V toevIrAi :s C90 n no kv sivis eg �r�kT;l LwCZ?Q�U0 PUp) =9 PU UO LJkiu IWZ7)9 ©H ��Sc]� t G1u U U`6kZ;> UGC ca Y 0 If a property with a valid STR permit is sold, the permit will be terminated and revoked automatically upon the sale of the property. New property owners wishing to short-term rent a property must apply for a new permit and will be subject to a neighborhood notice and waitlists for STR-C permits in capped zones. If a property with an STR permit is owned by a partnership, corporation, association, or any other legal entity, and the permittee transfers their interest in the property to a third -party individual or entity, or if more than ten percent (lo%) of the partnership, corporation, association, or legal entity is transferred to a third -party individual or entity, a "transfer of ownership" shall be deemed to occur. Upon such transfer of ownership, the permit will be deemed terminated and revoked automatically, and the new owner of the property shall be required to apply for a new STR permit if it wishes to continue the use of the property as a short-term rental. STR-C Permit Waitlists STR-C permits are issued in limited quantities in the RR, R-3, R-6, R-�5, R-SSA, R-15B, R-3o, R/MF, R/MFA, AH, MU, NC, SCI, and SKI zone districts. See "Short-term Rental Classic (STR-C) Permit Cap Details" in Section_ 2 for numbers of STR-C permits available in capped zones. New STR-C permit applications submitted for properties in zone districts where the number of available STR permits has been met or exceeded may be subject to a waiting list for permits. See which zone districts currently have waiting lists for permits on the City's ST_R_website. To secure a position on an STR-C permit waitlist in a property's zone district, a complete, compliant STR- C permit application must be submitted, and the STR-C permit fee must be paid at the time of submission. STR-C permit fees are nonrefundable. Waitlisted permit applications may not be transferred to any other permittee in any instance. STR-C permits in capped zones are issued on a first -come, first -served basis based on the date and time the complete, compliant application was received. City staff will notify the permittee and/or QOR on file when an STR-C permit is available based on their waitlist position. Once notified, the permittee and/or QOR has fourteen (i4) days to respond to the City to accept the available STR-C permit. If no response is received by the City within fourteen (i4) days of the offer, the waitlist spot will be forfeited, and the available STR-C permit will be granted to the next approved applicant on the waitlist. View STR-C permit waitlists at: http://www.aspen.gov/STRs. City of Aspen � Short -Term Rental Guidelines � Page 17 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Tax Filing (Minimum Rental) Requirement Properties witG� permits mush be occuplied by a short-term renter a minimurva o ry once ViDer yeav4 as shown in tan fol00ags, to be eligible for anv-ma. renewal. Taxes owed for STR stays commencing between January I and December 31 of a given year are eligible to satisfy the minimum rental requirement for that year, so long as STIR taxes are submitted by the monthly tax filing deadline for those rentals. Taxes owed for stays which span two different months must be reported for the month during which the renter took possession of the property. Taxes for December stays must be reported by the deadline in the following January to meet this requirement. Long-term rentals of �G�ir���y Q�©➢ c��ays or moG,e a� �� �o�vue �9® G�o�; satisfy the tang foloU�c� Qr���or�orr���m rental) requirement. Permits with one calendar year of $o tax filings from the date of permit issuance or renewal will be considered abandoned. Abandoned permits for properties in capped zone districts will be made available to the next applicant on a first -come, first -served basis, or to the next applicant on the waitlist for that zone district. STR-LE permits are exempt from this provision. Should a permittee fail to meet the tax filing (minimum rental) requirement in a given year, and should the permittee wish to continue operating the property as an STR, the permittee must apply for a new permit. New permits are subject to neighborhood notices and waitlists for STR-C permits in capped zones. For more information about monthly tax filing deadlines and to learn how to file taxes for an STR account, see Section 5 "Monthly Tax Reporting." Advertisement Requirements Each STR permit is issued with a unique permit number. The permit number must be clearly displayed in all advertisements and listings of the STR property, including but not limited to digital and printed advertisements. STR advertisements must also display the maximum occupancy as listed on the property's STR permit. Failure to list the valid permit number or maximum occupancy as listed on the STR permit may result in the issuance of a notice of violation (NOV) to the permittee. Advertising an STR without a valid STR permit and business license will result in enforcement action. Advertising signs, logos or realtor signs shall not be permitted on any STR-C and STR-00 licensed property unless the property is listed for sale. City of Aspen � Short -Term Rental Guidelines � Page 18 Inspections EXHIBIT A: Short-term Rental Program Guidelines, as amended. By signing and submitting an STR permit application, and subsequently being granted a permit, the permittee and/or QOR consent to inspections of the STR property on an as -needed basis for the purpose of determining compliance with City codes, regulations and laws. If through a citizen complaint or audit it is determined that an inspection of the STR property is warranted, the permittee or QOR will be made aware of the intent to inspect. No inspection will be made without first giving the permittee and/or QOR forty-eight (48) hours' notice of the inspection. ��iBeAre o� � �r��r�mittee or �� �, i�o ���pond t� � ��BB from the �omr�MU�o�i�y ��ve0�6�ment Director within ��er✓�G���y����r� Q��?,� Cours w9u�� resul� ur�� � ��otice of voo���u �� W Q6`�OV) being oe��a���9 �© the permittee. If a violation of the City of Aspen Municipal Cocl_e is found through inspection, the permittee may be subject to enforcement action. Permit Abandonment Permittees may choose to abandon their STR permit due to a decision not to rent on a short-term basis, change of permit type, or sale of the STR property. STR permits may be voluntarily abandoned by sending written notice to strs a as"pen�gov. At the time of permit abandonment, any current or past due taxes will be required to be paid before the account can be closed. Abandoned permits will not be reissued to the applicant until or unless a new permit application is submitted and a permit is available. Permits that do not meet requirements of Secti®n_�6.53o such as annual permit renewal and/or the minimum rental requirement will be considered abandoned by City of Aspen staff. Abandoned permits are not eligible for annual permit renewal. When an STR-C permit is abandoned in a capped zone, and a waiting list for STR-C permits exists in that zone, the permit will be made available to the applicant in the first position on the waiting list for that zone. i1 �•1rs r City of Aspen � Short -Term Rental Guidelines � Page 19 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Introduction The City of Aspen actively enforces its STR regulations through inspections, citizen complaints, audits, and permitting. These measures ensure that STRs reinforce, not undermine, community policies and character. Active enforcement ensures that visitors who choose to stay in STRs are informed of the unique qualities of mountain living and enhance our community culture by being good visitors and acting as neighbors and community members during their stay. The STR permittee, and if applicable, QOR, play an essential role in supporting and advancing these policies and supporting the City's enforcement activities. Complaints The City of Aspen takes enforcement of STR regulations seriously. If you have a complaint about an STR property, whether permitted or unpermitted, submit your complaint through Aspen �1 _Connect. Upon receiving a complaint, City staff will investigate to determine if a violation of the City's codes, regulations, or laws is occurring. If a violation is identified, the permittee and/or QOR will be contacted for response and resolution. City staff will also follow up with the complaining party. The permittee and/or QOR must respond to all complaints or inquiries from City officials within twenty-four (24) hours of being contacted. If the complaint is from a current occupant, the permittee or QOR must respond to the occupant within two (2) hours of being contacted. Failure of a permittee or QOR to respond to inquiries from either City officials or current renters within these timeframes will result in a notice of violation (NOV) for the permittee and a demand to cure the issue. All valid complaints received for STR properties are kept on file. The City of Aspen is not responsible for complaints against HOA, hotel, or condo -hotel guidelines outside of the City's code, rules, and regulations. The City of Aspen does not interpret, enforce, or manage the applicability, meaning, or effect of private covenants or HOA bylaws. htt To submit a complaint about an STR property, visit: /www.aspen.gov/1380/Contact-Us-via-Aspen-311-Connect City of Aspen � Short -Term Rental Guidelines � Page 20 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Violations City staff will take reasonable steps to communicate with STR operators when a code violation is identified; however, in cases where the permittee or QOR is either unresponsive or does not resolve the violation in a time specified by City staff, or at the discretion of the Community Development Director, an Administrative Notice of Violation (NOV) may be issued. If a permitted jo)roper ly G°eceives kGee U3Y s within one (U dV:HH GJU YQj:GjU revoked. What Constitutes a Violation? The following offenses are grounds for the issuance of a NOV; this list is for illustrative purposes only and is not exhaustive or indicative of all violations that can occur: • Failure of a permittee or QOR to respond to a complaint or inquiry from an occupant within two (2) hours. • Failure of a permittee or QOR to respond to a complaint or inquiry from City officials within twenty-four (24) hours. • Failure to adhere to the total allowed occupancy at a unit. • Failure to adhere to rental night limits for an STR-00 permit. • Failure to clearly display the STR permit number in all advertising and listings of the STR. • Failure to provide or update QOR contact information with the Community Development Department within ten (�o) days of a change. • Failure to comply with applicable life safety standards in i�lunic�a) Code_Title_8, • Failure to display the STR permit, business license, or Good Neighbor Guide in the STR unit. • Failure of a permittee or QOR to assist STR occupants in being 'good neighbors' by recognizing their obligation to following the rules and customs of the community as described in the Good Neighbor Guide. • Failure to comply with any of the requirements in Section 26.530 or in this STR Program Guidelines document. • Advertisement of an STR without a valid STR permit and business license. Any repeat complaint or unaddressed NOV shall Director, City of Aspen Police Department, or the prosecuted, if appropriate. be referred to either the Community Development City of Aspen Attorneys Office and investigated or City of Aspen � Short-Terir Rental Guidelines � Page 21 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Permit Revocation STR permits will be revoked for any of the following reasons: • Property sale or transfer of ownership. • Failure to renew a permit within fourteen (�4) days of the expiration date. • Failure to remit permit fees, taxes, or pay fines within a calendar year. • Receipt of three (3) NOVs for a property within a calendar year. • Failure to rent the property for an entire calendar year (as evidenced by one (�) year of zero tax filings). Penalties Any permittee that violates or allows another to violate any section of �ec�c_on 26.530 will be subject to prosecution in Municipal Court and, upon conviction, subject to the fines and penalties set forth in Section �.o�I_.o80. A first offense shall be punishable by a fine of no less than five hundred dollars ($500). Fines for violating any provision of the City of Aspen _Municipal Code or any such ordinance are not to exceed two thousand six hundred fifty dollars ($2,650), imprisonment for up to one (�) year, or both, at the discretion of the court. Each day of any violation of City of Aspen Municipal Code or ordinance shall constitute a separate offense. The Municipal Judge is empowered in his discretion to assess court costs in an amount of up to fifty dollars ($50) against any defendant who pleads guilty or nolo contenders or who enters into a plea agreement or who, after trial, is found guilty of an ordinance violation. Whenever the judge of the Municipal Court imposes a fine for a nonviolent offense of a municipal ordinance or provision of this Code, if the person who committed the offense is unable to pay the fine imposed for the commission of such offense, in order to guarantee the payment of such fine, the Municipal Judge may compel collection of the fine by requiring the person to post sufficient bond or collateral, requiring the person to post one (�) or more postdated checks, drafts or orders for the amount of the fine and court costs, if any; or entering a judgment in favor of the City and execute a lien based on such judgment on any chattels, lands, tenements, moneys and real estate of the person in accordance with C.R.S. art. 52 of tit. �3, for the purpose of collecting said fine and the costs incurred in collecting said fine. City of Aspen � Short -Tenn Rental Guidelines � Page 22 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Civil Remedies The City Attorney may institute injunctive, abatement, or other appropriate action to prevent, enjoin, abate or remove a violation of Section 26.530 when it occurs. The same right of action shall accrue to any property owner who may be especially damaged by violation of Section 26,530. Until paid, any delinquent charges, assessments, or taxes made or levied by the City pursuant to this Title shall, as of recording, be a lien against the property on which the violation has been found to exist. If not paid within thirty (30) days from the date of assessment, the City Clerk may certify any unpaid charges, assessments, or taxes to the Pitkin County Treasurer to be collected and paid over by the Pitkin County Treasurer in the same manner as taxes are authorized to be by statute together with a lo% penalty for costs of collection. Any lien placed against the property pursuant to Section 26.530 shall be recorded with the Pitkin County clerk and recorder. Appeals Permittees may appeal decisions or determinations made by the Community Development Director or administrative staff in the enforcement of Section 26.530, the STR regulations. Appeals will be heard by the Administrative Hearing Officer in accordance with Section 26.3ib.o2o(d), which states, "the Administrative Hearing Officer shall have the authority to hear an appeal from any decision or determination made by an administrative official unless otherwise specifically stated in this Title." Appeals will be processed in accordance with Section_ 26.316.030, Appeal Procedures. Appeals of administrative decisions or determinations must be filed with the Community Development Director and with the City office or department rendering the decision or determination within fourteen (�4) days of the date of decision or determination being appealed. Failure to file such notice of appeal within the prescribed time shall constitute a waiver of any rights under this Title to appeal any decision or determination. This is not a comprehensive guide to the appeals process. Prior to filing an appeal, the relevant code sections must be reviewed. City of Aspen � short -Term Rental Guidelines � Page 23 Business License Requirement In addition to an STR permit, an STR-specific business license is required for STR operations within the City of Aspen. Pursuant to Section 23.32.020, any entity doing business within the City of Aspen limits, either directly or indirectly, must first obtain a combined Sales Tax and Business License. For this reason, both permittee and QOR (if designated) for any STR-permitted property must obtain an STR Business License from the City of Aspen. Business licenses must be applied for and managed through a user's G-�����oG���� account. Business licenses are issued on an annual basis and, like STR permits, expire at the end of each calendar year. Fees for a City of Aspen business license are one hundred fifty dollars ($150) per year and are not prorated regardless of when the license is issued or when the business started. For more information about obtaining a City of Aspen business license, visit: httas://asaen.aov/�3�6/®btaininq-A-City-of-Aspen-Business-Lice_n Monthly Tax Reporting Requirement Permittees are required to collect and remit all applicable taxes due from the operation of their STR through M_unirev_s on a monthly basis. The routine monthly deadline for submission of tax returns and/or payment is the 2ot�' day of each month, or the following business day if a holiday or a weekend. The City of Aspen does not accept third -party tax payments from platforms such as Airbnb or VRBO. Permittees or their designated representatives must collect and remit taxes from any third -party rental platforms directly to the City of Aspen. Contact as�ensalestax(a�aspen.�gov with any questions. Tax returns and payments must be submitted through the Munirevs account for each STR property each month. City of Aspen � short -Term Rental Guidelines � Page 24 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Munirevs will send emailed reminders to submit tax returns and payments to all users associated with STR accounts each month. The software is also structured to send notifications) if a return and/or payment is not completed by the deadline each month. Because important account notifications are sent to users associated with STR accounts in Munirevs, the City strongly recommends that permittees and/or QORs are listed as users on all STR accounts they own or operate. To grant account access to users, or to verify the users on your STR account, contact asp.ensalestax as en.gov. For more information about submitting tax filings and remitting payments, visit: hops& aspen.gov/1498/MuniReys-Tax-Filing-System-_FAQ Tax Rates, Permit and License Fees *Subject to change City of Aspen � Short -Term Rental Guidelines � Page 25 EXHIBIT Short-tel-tn Rental Program Guidelines, as amended. How To Choose The Appropriate Permit Type To determine which permit type is appropriate to apply for, please follow the prompts below. Is my property considered a "lodge" (26.104.110, Use Categories)? ��., � ;_ You can apply for a STR-LE permit. NO My property is my primary residence, and I can submit fiwo of the following documents indicating that the STR is my primary residence: Valid Colorado driver's license, valid vehicle registration, voter registration, and/or current state/federal tax returns are acceptable proofs of primary residence. Documents must be issued to the permittee and for the STR property address. YES NO You can apply for a STR-00 permit. _ __ _ YES What if I want to rent more than 12o days? � You can apply for a STR-C permit. City of Aspen � Short -Tenn Rental Guidelines I Page 26 EXHIBIT A: Short-term Rental Program Guidelines, as amended. Application Requirements By Permit Type The chart below indicates the information, documents, and processes that are required when applying for specific permit types. Applicants must provide the required application information and supplemental documents below at the time an STR permit application is submitted. STR Property Address x x x Pitkin County Parcel ID Number x x x Pitkin County Owner x x x City of Aspen Zone District x x x Number of Bedrooms x x Number of Permitted Occupants x x Size of Heated Area of the Residence (sqf) x x Number of Units in Lodge Property x Parking Space Location(s) x x x Fire extinguisher Location(s) x x x Day of trash, recycle, and compost pickup x x x URL(s) of Online Advertisement(s) x x x Permittee First and Last name x x Permittee Mailing Address x x Permittee Physical Address x x Permittee Daytime and Nighttime Phone Numbers x x Permittee Email Address x x QOR First and Last Name x x QOR Mailing Address x x QOR Physical Address x x QOR Daytime and Nighttime Phone Numbers x x QOR Email Address x x QOR Entity or Company Name x x Required Supplemental Documents HOA Compliance Affidavit and Letter of Approval x x x Self Inspection Checklist and Affidavit x x x Two (2) Proofs of Primary Residence x Lodging Exempt Affidavit x Neighborhood Notice Required? *New permit applications only yes* yes* no City of Aspen � Short -Term Rental Guidelines � Page 27 EXHIBIT A. Short-term Rental Program Guidelines, as amended. How To Submit A New Permit ApplicatioVi City of Aspen STR permits and business licenses must be applied for and managed exclusively through an online permitting and licensing software called Munirevs. Detailed instructions for using Munirevs are available in Section 7 of this document. Follow these steps to submit a new STR permit application: • Visit Munirevs and click the "New User -Register" button. Follow the detailed instructions to set up your Munirevs account. If you already have a Munirevs account, skip to step 2. • Log in to Munirevs as an "Existing User" with your account credentials. Select "I have a new business and need to apply for a license." • Enter the STR property address in the "Business Name" field. Select the STR permit type you like to apply for from the "Business Type" dropdown; the choices are STR-C, STR-00, or STR-LE. Choose your role from the dropdown; the choices are Accountant, Employee, Operator, Other, or Owner. • Follow the prompts to complete the permit application form in Munirevs. Upload the required supplemental documents to the application when prompted. Click the "Submit" button to move to the next page. If you need to save and exit the application to complete the documents, you may do so by clicking the blue "Save and Return to Business Center" button at the bottom left of the page. • Follow the prompts to pay the permit fee in Munirevs using a credit card or bank account. Click the "Submit" button. An application has been submitted when clicking the "Submit" button returns the user to the Business Center homepage and the application says "Pending Approval" in the open tasks. New permit applications are reviewed by City staff within �5 business days of the submission date. Once the application review is complete, applicants will be contacted with next steps for the application, which could include either a public notice or the addition of their application to a waitlist, depending on the permit type. New STR permits may be applied for at any time during the calendar year. STR permits expire at the end of each calendar year and must be renewed in Munirevs within 14 days of the permit expiration date to remain valid for the following year. Permits not renewed within 14 days of the permit expiration date will be considered abandoned and ineligible for renewal. Anyone may submit an application for an STR permit, however it is important to note that account notifications are sent only to the registered users on an STR property's Munirevs account. If someone other than the permittee applies on behalf of the permittee, it is strongly recommended to add account access for the permittee and QOR once the permit has been issued. Contact strs@a_spen.gov for assistance. 7 Submit a new or renewal STR permit application in Munirevs: https://aspen.munirevs.com. City of Aspen � Short -Term Rental Guidelines � Page 28 EXHIBIT A: Short-term Rental Program Guidelines, as amended. How To Renew An Existing STR Permit All STR permits expire annually on ®ecember 31. If a permittee wishes to continue operating the STR after their permit expires, they must submit an STR permit renewal application through the Munirevs account for the property. Renewal applications become available in the "Open Tasks" of eligible Munirevs accounts on November 15 (or the following business day) each year. TG�e annnual dea�9low� ® submit STR perrr,Dii U°kN::i1wewC�,l applicagi©r n iZ Jnumpicry day)o Supplemental documents must be updated and re -submitted with each STR permit renewal application. Additionally, STR-00 renewal applications require updated proofs of primary residence. All supplemental documents must be signed and dated by the required parties no more than three (3) months before the renewal deadline. STR permit renewals do not require a neighborhood notice. Follow these steps to submit an STR permit renewal application: • Log into N1_u_n_irevs as an "Existing User" with your account credentials. • Navigate to the "Open Tasks" section of your account. • Click into the STR permit renewal application available in the open tasks. • Follow the prompts to complete the permit renewal application form in Munirevs. Upload the required supplemental documents to the application when prompted. Click the "Submit" button to move to the next page. If you need to save and exit the application to complete the documents, you may do so by clicking the blue "Save and Return to Business Center" button at the bottom left of the page. • Follow the prompts to pay the permit fee in Munirevs using a credit card or bank account. Click the "Submit" button. An application has been submitted for renewal when clicking the "Submit" button returns the user to the Business Center homepage and the application says "Pending Approval" in the open tasks. STR permit renewal applications that are not submitted by the annual deadline date and in accordance with Section 2653o are considered abandoned and are not eligible for renewal. Abandoned permits will be made available to the next applicant on a first -come, first -served basis or to the next applicant on the waitlist for that zone district. It is the permittee's responsibility to ensure their STR permit is renewed in accordance with the permit renewal deadline each year. If the annual permit renewal deadline is missed by a permittee, and the permittee wishes to use their property as an STR, the permittee must submit a new permit application through Munirevs. New permit applications are subject to a neighborhood notice and waitlists for STR-C permits in the order the application was received. Detailed information about renewal application availability and submission deadlines is e-mailed to the addresses on file for the user accounts linked to active STR accounts in Munirevs. The City of Aspen and its City of Aspen � Short -Term Rental Guidelines � Page 29 EXHIBIT A: Short-term Rental Program Guidelines, as amended. employees will not be responsible for missed account deadlines due to lack of account users or inaccurate user information. For more information about Munirevs and user accounts, see Section 7. Contact strs _ aspen.gov with any questions about how to renew an STR permit. City of Aspen � Short -Term Rental Guidelines � Page 30 EXHIPIT Short-term Rental Program Guidelines, as amended. Introduction to Munirevs Munirevs, powered by parent company GovOS, is the software the City of Aspen uses to grant STR permits, business licenses, and collect STR taxes owed to the City of Aspen. Anyone wishing to obtain an STR permit or- business license must register for an account through Munirevs. Once registered and logged in, an application may be submitted for the permit or license directly though Munirevs. Once a permit or license is issued to a user, the user will perform ongoing account maintenance tasks directly through Munirevs. These tasks include submitting monthly tax returns and tax payments, submitting renewal applications for the license or permit at the end of the year, paying for permit or license renewal fees, uploading supplemental documents requested by City staff, updating information about the STR Property or QOR, and more. How to Register for a User Account To register for a user account in Munirevs, follow these steps: • Visit https://aspen.munirevs.com. • Select "Go" under the "New Users" section. • Enter the email address you'd like to register your account with. • Verify the email address you entered by opening the email sent from Munirevs. Click the link in the email. • Set up a password on the Munirevs website and complete your user profile information. Once your account is created, you will be asked if you have an existing business license OR if you have a new business and need to apply for a license or permit. For assistance with registering for a Munirevs account, contact: aspensalestax�a aspen.gov. City of Aspen � Short -Term Rental Guidelines � Page 31 EXHIBIT A: Short term Rental Program Guidelines, as amended. User Account Information Once a user has registered for a user account in Munirevs, they can either submit a new application for a permit or license, or link to an existing business account. A user may be linked to more than one business account. The ability for a single user to In to multiple business accounts is helpful in situations where one person is the QOR for multiple STR properties, or where one person is responsible for submitting applications for multiple properties, or a single accountant manages taxes for more than one STR property. In any case, it's important that all stakeholders in any single STR business are registered as users on the Munirevs account for that property. The City of Aspen sends time -sensitive notices about permit renewals and tax filing deadlines to users linked to each STR account. Having multiple users registered for each STR account, though not required, helps ensure that notifications are received and responded to accordingly. It i� strongly r��©r��rr�endea ��G���; ���rir�itte�� aa�c�9 �®° � are liste�9 as �:�sers for all Munirevs � V � acc®ants �;Gaey are assoeiated witG�o G� is eaeG� �.���r,a'� G°��p®nsibili��� go ensure their a -mail address i� updat�c9 in their Munirevs profile. The City of Aspen and its employees will not be responsible for missed account deadlines due to lack of account users, inaccurate user information, or non -receipt of courtesy notifications and reminders. All license, permit, and tax deadlines are outlined and enforced based on Municipal Code requirements. How to Link a User Account to an Existing Business Account If you have registered for a user account in Munirevs and want to link your user account to an existing business account for an STR property, follow these steps: • Visit http�as_p_en.munirevs.com and log into your user account. • Once logged in, scroll to the section of your "Business Center" that says "Manage Your Account(s)." • Click "Add or Remove accounts from your user login by clicking here." • Click "I already have an existing business license." Enter the account's 6-digit license number and 6-digit activation code in the boxes. Click "lookup" to link to the account. Account numbers and activation codes are specific to each business account in the Munirevs system. If you do not know the account number and/or activation code for an account, please contact the owner/administrator of the account. For assistance finding these codes on your own account, please contact aspensalestax(c�aspen.gov or STRs as ep n•gov. Permission from an account owner will be required to share their activation code with any person not listed on the account. City of Aspen � Short-Terir Rental Guidelines � Page 32 EXHIBIT A. Short-term Rental Program Guidelines, as amended. Notifications and Open Tasks Munirevs sends e-mail "notifications" to users linked to STR business accounts. Notifications contain important information such as permit or license renewal deadlines, monthly tax reporting reminders, messages about program compliance, and more. These courtesy e-mail notifications are sent only to users linked to existing business accounts, and only to the e-mail address provided by the user in their user profile. Notifications alert users when there are "open tasks" on their STR business account(s)0 Open tasks are items that require the user's attention, such as tax forms, pending applications, returned payments, or other tasks assigned by City staff that must be completed by the user. Open tasks require a prompt response from account users, and if left unattended to, could result in late fees or permit abandonment. Open tasks should always be completed immediately. If you have questions about open tasks on your account, contact aspensalestaxCo aspen.gov. How to Access a Permit or License Document Munirevs users linked to STR business accounts have easy access to the active permit and license documents on those accounts. To access a permit or license on a Munirevs account, follow these steps: • Visit https://aspen.munirevs.com and log into your user account. • Click "Business Center" on the top left of the screen. • Scroll down to the "Manage Your Account(s)" section and click the account you'd like to access. • Find the "Licenses" section on the right side of the screen. Click the PDF icon next to any active license or permit to access the document (note: the license must be in Active status to access the document). • Print or save the document to your device. For more Information about Munirevs_, please visit: htt s: aspen.goy/1498/Mun*RevsmTax-Filing-System---FAQ City of Aspen � Short -Term Rental Guidelines � Page 33 EXHIBIT A: ShortAerm Rental Program Guidelines, as amended.