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AGENDA
CITY COUNCIL WORK SESSION
March 1, 2022
4:00 PM, City Council Chambers
427 Rio Grande Place, Aspen
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I.WORK SESSION
I.A.Moratorium Project Update - Short Term Rentals
1
MEMORANDUM
TO:Mayor Torre and Aspen City Council
FROM:Phillip Supino, Community Development Director
MEMO DATE:February 25, 2022
MEETING DATE:March 1, 2022
RE:Short-Term Rental Policy Guidance
REQUEST OF COUNCIL: Staff requests Council provide policy direction regarding
specific approaches for future short-term rental (STR) regulations to inform the public
engagement and the regulation development process.
SUMMARY AND BACKGROUND:
In December 2021, Council passed Ordinance 27, Series of 2021 declaring an
emergency, and instituting a moratorium on certain residential development activities and
new short-term rental permits. Council also adopted Ordinance No. 26, Series of 2021
further clarifying that no new short-term rental permits would be issued until after
September 30, 2022. Since that time, staff has held work sessions with Council to frame
the issues, identify problem statements, and establish the work plan for moratorium code
amendments. This work session is the next in a series, lasting through May 2022. In
these discussions Council will be presented with information from staff, consultants, and
input from public engagement efforts, and will be asked to provide direction on the
development of ordinances to amend the Land Use Code (LUC). The focus of the March
1 Work Session is STRs.
Staff and Council have been working since the fall of 2019 on quantifying the STR market.
As a major step in these efforts, the Finance Department instituted the MuniRevs STR
management system. Permitting and tax compliance increased as a result, and the City
has developed a new and useful data set around the location, extent, and compliance of
STRs. This data has informed Council work sessions around the topic of STRs and has
assisted staff in more effectively enforcing permitting and tax regulations.
On November 16, 2021, staff presented to Council in a work session discussing next
steps for exploring further regulations of STRs. At that meeting, Council directed staff to
pursue further regulations, specifically looking at the number and location of STRs, good
neighbor and nuisance policies, permitting, financial compliance, fees, and enforcement.
Council also directed staff to analyze the relationship between Condo-Hotels (Condo-tel)
and otherSTR ownership and management structures. Following that work session and
the adoption of Ordinance 27, staff has begun analysis, stakeholder and community
engagement, and contracted with consultants to assist in the development of regulations
2
Staff Memo, Short-term Rental Regulations
Page 2 of 7
for Council consideration. This work session is a key step in receiving specific direction
from Council to shape staff and consultant work and inform our work with the community.
As a reminder from previous moratorium discussions, two considerations are essential to
further the organization and consideration of this work. First, that Aspen’s Climate policy
goals are central to our analysis of the problems and the development of regulatory
responses. Secondly, the Aspen Area Community Plan (AACP) remains as the City’s
primary guidance and vision as we work towards solutions to the issues identified in
Ordinance 27. Staff has also identified significant constraints to our work on this complex
set of topics: time, the ongoing pandemic, the “wicked” nature of the problems, and the
significant conflicting views on these topics within the community. Staff is focused on
managing a process and developing ordinances for Council consideration in the context
of those significant constraints.
STAFF DISCUSSION:
This memo and work session are designed to shape the specific inquiries staff will explore
in working with our consultants, stakeholders, and the general public. In the February 1st
work session, staff outlined general policy areas on which the STR process would focus:
Zoning,
Good neighbor policies,
Operational standards,
Life safety standards,
Permitting processes and limitations,
Financials, and
Enforcement.
The strategies identified in this memo are based on each of those policy areas, potential
effects of those regulations to be analyzed, and specific questions to guide staff’s work.
Following this work session, staff will take this specific direction to the consultants,
stakeholders for analysis and the public for input. This feedback will shape the contents
of the ordinance which Council will consider in April.
At the January 11 work session, Council supported several problem statements related
to STRs which have formed the basis of staff’s thinking about the topic. Staff has
identified potential regulatory solutions to address each of those problem statements and
seeks direction from Council on their desire for staff to include those in our consultant and
community engagement work. The following discussion is based on those problems
statements and asks specific questions of Council on different regulatory tools identified
through staff research.
Problem Statement #1
STRs are a land use distinct from residential and lodge uses. Yet land use regulations do
not make that distinction. This results in a variety of inequities and community impacts
which our current system fails to address.
Possible Response:
3
Staff Memo, Short-term Rental Regulations
Page 3 of 7
Create a new definition of short-term rental as a distinct land use type from
residential uses and listed as permitted, conditional, or prohibited land use within
specific zone districts.
o Sister communities with specific STR land use definitions or use types
which inform STR regulations include: Avon, Crested Butte, Denver,
Durango, Estes Park, Glenwood Springs, Salida, Telluride, Summit County,
Park City, Utah, Jackson, Wyoming, Moab, Utah, Whistler, British
Columbia.
Question for Council
1. Does Council support staff and consultants exploring a new land use type definition
as a possible basis for regulating STRs, including where they can be located,
under what conditions, at what concentration, and other factors?
Problem Statement #2
Aspen has not sought to mitigate the impacts of STRs on employee generation and other
infrastructure and service demands.
Possible Responses:
Assess a permit fee on STR permits which mitigates community impacts and
program administration costs.
o Sister communities with STR permit fees include: Basalt, Blue River,
Breckenridge, Crested Butte, Dillon, Durango, Estes Park, Frazer, Frisco,
Glenwood Springs, Grand Lake, Mt. Crested Butte, Salida, Silverthorne,
Steamboat Springs, Telluride, Vail, Summit County, Park City, Utah,
Jackson, Wyoming, Moab, Utah. (See Exhibit A for permit fee details by
community.)
Increase the current lodger’s tax rate or assess an alternative STR tax.
o See exhibit B for details on sister communities with applicable lodger’s taxes
and distinct STR taxes.
Assess impact fees on STRs tied to employee generation from the operation of a
STR. This could be distinct from affordable housing impact fees tied to
development activities as exist in the current Land Use Code.
o City staff and our consultants are researching communities around the
country where impact fees specific to STRs may be assessed. The
Colorado Association of Ski Towns (CAST) surveys of sister communities
in the west does not include analysis of impact fees.
Questions for Council
1. Does Council wish to consider permit fees as a component of new STR regulations
and permitting?
2. Does Council wish for staff to analyze the appropriateness of the current local tax
regime assessed on STRs and potential for revised taxes?
3. Should staff consider impact fees, in addition to permit fees and taxes, as a tool
for mitigating community impacts from STRs?
Problem Statement #3
4
Staff Memo, Short-term Rental Regulations
Page 4 of 7
The community has not established review criteria to ensure basic health and safety
standards for individual STRs, or to provide common expectations related to property
management and guest behavior standards.
Possible Responses:
Develop life safety standards for permitted STRs (e.g. fire code compliance and
available suppression equipment, exiting maps, emergency contact listings,
occupancy limitations).
o Municipal governments routinely enforce life safety standards for
occupancy of structures. Building and fire codes set standards for fire
safety, exiting, occupancy limits, and countless other factors to ensure
buildings and the uses and activities in buildings are safe for occupants and
the public. City staff can use existing codes to develop life safety standards
commensurate with local practices and laws.
Develop mandatory, regular inspections of STRs for life safety compliance.
o Communities around the country have different approaches to ensuring life
safety standards in STRs. For example, Glenwood Springs requires a
Building Department inspection for life safety compliance prior to permit
issuances or renewal. (See Exhibit E.)
Develop enhanced messaging and compliance standards for good neighbor
policies and nuisance regulations (e.g. parking, waste management, noise, wildlife
protection).
o In addition to requirements and inspections for life safety, communities often
require STRs to provide information to occupants about how to be “good
neighbors” when in the property and how to comply with a variety of
municipal codes. Guidelines may include where to park, how to keep bears
safe, solid waste management, noise and lighting regulations.
o Staff and consultant research would identify best practices from relevant
communities.
Questions for Council
1. Does Council support inclusion of life safety standards, property inspections, and
good neighbor policies in new STR regulations?
Problem Statement #4
The scale and rapid expansion of STRs are changing the nature of important aspects of
neighborhood and community character in ways that we are just beginning to understand.
It is clear that some STRs are operating as commercial uses in dedicated residential zone
districts.
Possible Responses:
Require neighborhood noticing of STR permit applications prior to permit issuance
to inform residents of a property’s potential operation as an STR.
o The following sister communities require noticing of adjacent properties
seeking STR permits: Crested Butte, Durango, Glenwood Springs, Grand
Lake, Silverthorne, Steamboat Springs, Vail, Summit County, Park City,
Utah, Jackson, Wyoming.
5
Staff Memo, Short-term Rental Regulations
Page 5 of 7
o Noticing allows for greater neighborhood and public dialogue about STRs,
informs residents about their location, and increases transparency in land
uses in neighborhoods.
Develop Land Use Code and permit distinctions between STR types (e.g. owner-
occupied, Condo-tel, non-owner occupied) and different permits for those
categories.
o Council has directed staff in recent discussions to ensure that owner-
occupied STRs and Condo-tels are distinguished from other types of STR
in the development of new regulations.
o At this point in our research, staff and consultants are not aware of
communities which distinguish between STR types or issue distinct permits
for different types of STRs. Typical distinctions in transient lodging are
focused on zoning for residential-based STRs (e.g. private homes or
condos) and lodging uses (e.g. hotels). STR regulations typically apply to
transient lodging provided in private residential properties. Research has
not yielded examples of communities that have separate permits or
requirements of lodge-types properties such as Condo-tels. Further
research may identify case studies to analyze on this topic.
o There are LUC tools, including definitions, use categories, and zoning, and
permitting tools which staff can use to respond to Council direction on this
topic.
o There are sister communities which distinguish between owner-occupied
and non-owner-occupied STRs, including: Basalt, Denver, Estes Park,
Whistler, British Columbia.
Use zoning standards to control the location, number, and distribution of STRs.
o Zoning is the basis for many sister communities STR regulations. Zoning
is effective in focusing specific land uses in appropriate areas of town while
limiting or prohibiting it from others. Considerations in the application of
zoning to control locations of a specific land use include surrounding land
uses, infrastructure (e.g. transit, utilities, pedestrian infrastructure), and
access to commercial and service areas.
o Using zoning to control the location of STRs will typically place limits on the
number of STRs in the community. If it is not allowed in certain zones there
may be fewer of them in town as a whole. Therefore, zoning controls can
be a means to limiting the number separate from placing a numerical cap
on the number of permits issued.
o Sister communities with zoning limitations include: Avon, Crested Butte,
Denver, Durango, Estes Park, Salida, Telluride, Summit County, Park City,
Utah, Jackson, Wyoming, Moab, Utah, Whistler, British Columbia.
Develop duration limitations for STR permits limiting the number of days per year
that a permitted property can be operated as an STR.
o This tool can limit the frequency of transient use of residential properties. It
could be an effective means for Council to address neighborhood character
concerns with respect to the impact of STR use to neighboring properties
and the cumulative impact of STR concentrations within a given area of
town.
6
Staff Memo, Short-term Rental Regulations
Page 6 of 7
o Additional research is needed to identify case studies where communities
limit the days per year that a residential property may be used as an STR.
Questions for Council:
1. Should staff continue researching neighborhood noticing requirements for STRs?
2. Does Council support creating use and permitting distinctions between owner-
occupied, Condo-tel, and other STR types?
3. Does Council desire analysis of the impact on number, concentration, and location
of controlling STR uses by zone district?
4. Does Council desire the inclusion of duration limitations in the development of new
regulations?
Problem Statement #5
STRs, particularly in multi-family developments, have accelerated a transition of many
housing units that previously were owned or rented by working locals into de facto lodge
units. The displacement of locals from these units over time is not a new trend, but STRs
have brought a new scale and pace to this challenge.
Possible Responses:
In addition to the zoning tools described above, additional tools based on
zoning and spatial factors are available. Concentration limitations control the
number per block, neighborhood, or within multi-family structures. These can
be effective tools for limiting neighborhood impacts, limiting conversion of long-
term and owner-occupied housing to STR, and distributing STR uses within
appropriate zones in the community.
Questions for Council
1. Does Council desire additional information about concentration limitations as a tool
for regulating STRs?
Enforcement
In addition to the policy and regulatory considerations listed above, enforcement is a
central consideration in the development of new regulations and management of a
potentially expanded STR program in the City. Currently, enforcement of the City’s limited
STR regulations is conducted by the Police Department, Community Development and
Environmental Health and Legal staff. Enforcement is conducted in accordance with the
standards for zoning and nuisance matters as described in the Municipal Code. It is
complaint based, with no pro-active enforcement by City staff.
Communities with more robust STR regulations often include active enforcement,
including inspections and audits to ensure compliance. This approach often requires
dedicated staff or a contractor and standardized enforcement procedures.
Depending on the extent of new regulations desired by Council, staff may have to develop
enforcement standards and processes. This will ensure that new regulations can be
properly implemented and Council and the communities’ expectations for STR uses in
the community can be met.
7
Staff Memo, Short-term Rental Regulations
Page 7 of 7
Questions for Council:
1. Does Council desire for staff and consultants to develop active enforcement
proposals for Council consideration in conjunction with proposed new regulations?
CONCLUSION AND NEXT STEPS:
With direction from Council provided during the work session, staff will continue our
research, outreach, and development process. Staff will return with consultant reports
and draft regulations on specific topics for Council consideration in work session in March
and April as they are available.
FINANCIAL IMPACTS:N/A
ENVIRONMENTAL IMPACTS:N/A.
ALTERNATIVES:N/A
RECOMMENDATIONS:Staff recommends Council consider each of the questions
posed in the memo and direct staff and consultants to develop draft regulations in
response to majority Council direction.
CITY MANAGER COMMENTS:
EXHIBITS:
Exhibit A – CAST STR Regulations Matrix
Exhibit B – CAST Lodging and STR Tax Survey
Exhibit C – CAST STR Best Practices Summary
Exhibit D – Gateway and Natural Amenity Community STR Best Practices Guide
Exhibit E – City of Glenwood Springs STR Guide and Application
8
City Primary
Residence
Allowed
Non-Primary
Residence
Allowed
Which Taxes
Required
Tax Collected: By
municipality or
listing agency
License Required Neighbor
Notification
Concentration Limit Zoning Limitations Fees
Aspen Yes Yes, but Deed
Resticted
affordable/employee
units are prohibited
in being used as
STRs
Sales (2.4%)
Lodging (2.0%)
+ state and county
The property owner is
the liable party for the
tax. Any property
management company
or other intermediary
can pay the tax on
behalf of the owner.
Yes, a short-term vacation
rental permit is required to
acknowledge safety
requirements and other
responsibilities of the
property. An annually
renewable Business
License also required.
No No No Annual business license fee of $150.
Vacatoin Rental Permit is free.
Avon yes yes 4% sales tax, 4%
accommodation tax
yes yes, non-transferrable no no Short Term Overlay Districts - primarily
town core
Annual Business License fee is $75.
Basalt yes May only be rented
on a short-term
basis with the
primary residence
4% Lodging + 8.2 %
sales (Eagle
County) and 9.3 %
sales (Pitkin
County)
Muniipality yes, annually renewable no no on single-family, max.
of 6 short-term rental
allowed in multi-family
buildings
no $35 annually, plus a $150 safety
inspecation charge on initial license
Beaver Creek Resort Co.no yes yes by BCRC yes, annual Business
License
no no no $200 annually
Blue River yes yes 2.5% Town Sales
tax
3.4% Lodging Tax
Municipality yes, non-transferrable no No no $200 first time; $150 annually
Breckenridge yes yes 2.5% Sales Tax,
3.4%
Accommodation
Tax
Municipality and online
platforms
yes, non-transferrable no no none- unless deed restricted workforce
housing, then prohibited
BOLT: $75 - $175 annually/Admin
Fee: $25-$150 annually
Crested Butte Yes Yes 4.5% Lodging Sales
Tax & 5% Vacation
Rental Excise Tax
The excise tax
collected is used to
fund affordable
housing projects.
The Property owner or
authorized agent is
responsible for
collecting and remitting
taxes through the
Town's on-line licensing
and sales tax software
program.
Vacation Rental License &
Town of Crested Butte
Business License are both
required
Yes, 100ft radius No. The number of
unlimited vacation rental
licenses is limited to 30%
of the total number of
freemarket residential
units in town located in
the permitted zone
districts. Currently 213
unlimited vacation rental
licenses can be issued.
Yes. Restricted to permitted zones. Not
allowed in deed restricted housing or
accessory dwelling units that are required
to be long term rentals.
Unlimited Vacation Rental License
fee:$750/year. Primary Residence
License fee: $200/year with a
maximum of 60 nights of rental per
year
Denver yes no lodging tax: 10.75%
occupational
privilege tax:
$4/month
business personal
property tax and/or
sales tax if
applicable
AirBnB collects for their
listings. Taxes remitted
directly to the City in
other cases.
yes, lodger's tax id license
and non-transferrable
business license required
no no Yes. Allowed wherever residential uses
are permitted, but additional limitations
apply. See sections 11.7.1, 11.8.10, and
11.12.7.7 of the Denver Zoning Code.
Lodger’s Tax License - $50
biannually
Business License application fee -
$25 upon application
Business License - $25 annually
Dillon Yes Yes yes State collected sales
tax but lodgiing tax
remitted to Town
yes, renew annually no no no $50 annually
Short-Term Rental Ordinance Matrix-April 2021
9
City Primary
Residence
Allowed
Non-Primary
Residence
Allowed
Which Taxes
Required
Tax Collected: By
municipality or
listing agency
License Required Neighbor
Notification
Concentration Limit Zoning Limitations Fees
Durango yes yes 3.5% City sales tax
and a 2% lodger’s
tax
AirBnB collects for their
listings. Taxes remitted
directly to the City by
owner/manager in other
cases.
yes, non-transferrable yes, 300 foot radius Yes. Limits are included
by zone, block face, or
by development
depending on the
location.
Yes. Permitted in 2 of 6 single-family
zones and in all 3 mixed use zones.
Recent code amendments have eliminated
the use from multifamily zones.
$750 first time and annual business
license fees of approx. $100
Estes Park no yes state, county, town
and lodging
Taxes collected by the
State and remitted to
yes yes no yes, a limit on the number of residentially
zoned properties. No limit on commercially
$200 base fee plus $50 per bedroom
for properties inside Town limits
Fraser yes yes sales & lodging do not self collect registration no no no $150
Frisco yes yes yes Municipality yes no none no $125 STR License application fee
Glenwood Springs yes yes 3.7% sales & 2.5%
lodging
Air BnB/VRBO
collecting the taxes thru
state system. STR
owners must report this
information to City.
Yes,2 types available Short
Term Rental (STR) and
Accessory Tourist Rental
(ATR)
STR - yes all
neighbors within 250
feet.
ATR - no
250' distance between
STR permit, citywide cap
No unless prohibited by PUD STR new $500, renew $300
ATR new $300, renew $150
Grand Lake yes yes yes Listing Agency yes, renewable annually yes no no $600 Annually
Mt. Crested Butte Yes Yes County, state and
Town sales tax,
plus 4% local
marketing district
tax and 2.9% excise
Yes, Short Term Rental
License and PillowTax
License
No No No $200, plus pillow tax - $10 per
person the unit sleeps
Salida yes yes Occupational
Lodging tax, $3.66/
night.
Municipality yes, non-transferrable no Capped at 75 and 1 per
block in the
Residential/Industrial
areas
Capped at 75 in Residential/Industrial. No
cap for Commercial District
$470 New Residential/Industrial
License, $270 for New Commercial
License, $270 after first year for both
types
Silverthorne yes yes 2% sales & 2%
lodging tax. Annual
STR license.
Owners are responsible
for collection/remittance
of taxes. VCA with
Airbnb & Vrbo
Sales & lodging tax due
monthly to the Town of
Silverthorne
Yes. Non-transferable,
renews annually on Dec. 1.
Only in case of
duplex
No. No. Tiered fee: Studio $100 , 1 BR
$150, 2BR $200, 3BR $250 4BR+
$300
Snowmass Village Yes Yes 3.5% sales tax and
a 2.4% lodging tax
AirBnB and VRBO
collect for their listings.
Taxes remitted directly
to the City in other
cases.
yes, non-transferrable No No No No
10
City Primary
Residence
Allowed
Non-Primary
Residence
Allowed
Which Taxes
Required
Tax Collected: By
municipality or
listing agency
License Required Neighbor
Notification
Concentration Limit Zoning Limitations Fees
Steamboat Springs yes yes Yes (Sales &
Lodging)
AirBnB and VRBO
collect for their listings.
Taxes remitted directly
to the City in other
cases.
Sales Tax License
Required; VHR permit
required for single family
homes and duplexes in
most zone districts
yes for VHR permits no no $50 Sales Tax Fee (one time); $500
VHR permit fee, $75 annual renewal
fee
Telluride yes yes 4.5% Town Sales
Tax
2.5% Town
Affordable Housing
Excise Tax 2.5%
(collected from
Prop. Owner or
representative /
booking agency remits
taxes
yes no no yes, restrictions in residential zone $165 base fee plus $22 per bedroom
Vail Yes Yes Yes sales/lodging Airbnb/VRBO/Property
Manager collects for
their listings. Taxes
remitted directly to the
town in other cases.
yes Effective 3/1/19 STR
Registration required per
unit.
Yes, for Duplex
neighbor only; proof
of notification
required
No No tiered fee structure-- $150 per unit
for unmanaged properties, $10 per
unit for managed units, $5 per unit
for condotel managed units (24x7
front desk)
Winter Park yes yes yes Municipality yes, non-transferrable no no no Annual business license fee of $60
Counties
Eagle County No county-wide
restriction; short-
term rentals not
allowed in price-
capped deed-
restricted units
No county wide
restriction
If assessors's
office is aware a
unit is a rental, it is
taxed as such
No, counties can not inititate
business licenses
No county wide
restriction
No county wide
restriction
No county wide restriction none
Summit County yes yes All short term
property rentals
(less than 30 days)
are subject to the
sales tax, mass
transit and
affordable housing
tax. A sales tax
license is obtained
from the State
because the State
of Colorado
Department of
Revenue collects
these taxes.
Personal property
tax is also collected
by the County
Assessor on
residential rental
furnishings.
Sales tax is collected
through the State;
Personal property tax
on short term rental
properties is assessed
and collected by the
County Assessor's
office.
A short-term vacation rental
permit is required through
the County Planning
Department as no business
licenses were authorized by
the State in unincorporated
areas, so the use is
regulated through a land
use permit. REcent
legislative changes now
allow STR business
licenses and Summit County
is reviewing a change to or
the addition of a license.
A sales tax license is
required through the State
of Colorado.
A personal property tax
declaration form must be
sumitted to the County
Assessor.
Notice is sent to
neighbors only in
cases where
changes are
proposed to the
exterior of the
property or building.
no Zoning regulations are included in Section
3821 of the Summit County Land Use and
Development Code, and include
requirements for permitting, responsible
agent, health & safety standards, parking,
trash, noise, pets, signage, advertising,
and complaints and enforcement. Not
permitted in deed restricted workforce
housing units, and in certain PUDs that
expressly prohibit the use.
Initial permit - $150; Annual renewal -
$75
Administrative Conditional Use
Permit (CUP) required for higher
occupancy and parking requests
Initial CUP fee - $350 (this is the full
fee charged; not charged both the
STR permit fee and the CUP fee);
Annual CUP renewal - $75
11
City Primary
Residence
Allowed
Non-Primary
Residence
Allowed
Which Taxes
Required
Tax Collected: By
municipality or
listing agency
License Required Neighbor
Notification
Concentration Limit Zoning Limitations Fees
Out-of-state
Agences
Park City, UT yes yes Summit County TRT
3.00; Outdoor Rec
TRT.32; Park City
TRT1.00; Park City
Sales Tax
1.00;Summit County
Sales.25; Utah
Sales4.85; Summit
Cty.
Transpo.30;Mass
Transit.25;Resort
Comm. Tax 1.60.
Total 12.57
state and AirBnB yes, non-transferrable,
annual business license
yes, in cases of
duplexes or if shared
common
areas/hallways exist
between or within a
building
no yes, only allowed in certain zones or with
CUP's in certain zones
$149.00 Admin Fee, $28.74 per
bedroom fee, $17.00 Yearly renewal
admin fee plus $28.74/bedroom
Jackson, WY yes yes yes Collected by state and
by AirBnB
yes , a permit Yes, to neighbors
within 300 ft.
no yes, only allowed within the Lodging
Overlay District or the Snow King Resort
District
yes, $100 for each residential short-
term unit being permitted
Ketchum, ID yes yes yes As of Jan '18 tax
collected by listing
agency and remitted to
City
yes, business license no no No, State Legislature pre-empted local
control of STR's
no
Moab, UT no no yes County and Airbnb Yes, for each property
owner
no no yes, only allowed in certain commercial
zones
Business license fee - $45 plus $4
per room
Whistler, BC no Depends on zoning. Provincial Sales
Tax: 8% of listing
price including any
cleaning fees for
reservations 26
nights and shorter
in the Province of
BC. Municipal and
Regional District
Tax: 2–3% of the
listing price
including any
cleaning fees for
reservations 26
nights and shorter
in the Province of
British Columbia
Province and "Airbnb" yes no no Only allowed in "tourist accommodation"
zoned properties.
Business lixense fee
12
City Occupancy Requirement Require a “local
responsible party” to
take complaints?
Mandatory response
time for the responsible
party to address the
complaint?
Utilize a 24 hour call
center for complaints?
Compliance Efforts?
(Compliance monitoring
company, municipal
staff, software, other)
Weblink to STR
ordinace/regulations
Number of
listings (Approx.)
Other
Aspen No Yes Yes - local representative is to
be "on call" per the municipal
code.
No MuniRevs, Staff - Finance and
Community Development
Departments
https://library.municode.com/co/aspen/code
s/municipal_code?nodeId=TIT26LAUSRE_PT5
00SURE_CH26.575MISURE_S26.575.220VARE
https://www.cityofaspen.com/1331/Lodging-
Tax-Vacation-Rentals
1300 (750 active, 550
inactive)
Avon none No No No MuniRevs http://www.avon.org/str 295
Basalt none Not permitted in employee housing units, Requires
local representative
Beaver Creek no Yes 30 days No We are utilizing Host
Compliance to find owners
renting on their own who have
not paid appropriate
tax/assessment
1200 BCRC collects 5.35% Civic Assessment and .0096% Lodging
Assessment for all STR
Blue River 2 people per bedroom plus two.
Beddroom and septic/sewer
verification required
No No No No https://townofblueriver.colorado.gov/lo
dging/short-term-rentals
145 Posting requirements at rentals and sef-certification
required.
Breckenridge Yes. Limited to 2 people per
bedroom plus 4 for the entire
property
Yes 60 minutes Yes, LodgingRevs 970-423-
5334
Yes, LodgingRevs www.townofbreckenridge.com/shortter
m
3838 All properties - Special Conditions of License/BOLT
License -Location Card posting
requirement/Advertisement Requirements
Crested Butte 2 people per bedroom plus an
additional 2 people for the unit
with a maximum occupancy of
10 people. Occupancy over 10
people requires an additional
parking space be provided on
site for every four additional
people or part thereof.
Yes 1 Hour No. Complaints can be
lodged via phone or email to
the Vacation Rental
Inspector at Town Hall
Short Term Rental Helper
generates a monthly list of non
compliant properties based on
our list of licensed properties.
https://www.crestedbutte-
co.gov/index.asp?SEC=0DA56E89-
36E1-4A3A-8001-
5F16483DEFCD&Type=B_BASIC
209 unlimited
licences. 17 primary
residence licenses
Site safety inspection and on-site parking
verification required.
Denver No maximum number of guests
per night.
No simultaneous rental to more
than one party under separate
contracts.
Yes. LRP must be in City and
County of Denver during the
entire length of the STR period,
must have access to the
licensed premises, and must
be authorized to make
decisions regarding the
licensed premises.
No Yes. Complaints may be
filed at any time by calling
311; however, response will
likely only come during
business hours (except for
emergency situations
Host Compliance, 1 full-time
Compliance Manager, 4
employees who assist with
STR compliance matters part
time, STR Advisory Committee
to guide policy changes
STR Business Licensing Homepage 3773 active listings,
2556 active licenses
Dillon no yes no yes yes, STR Helper yes,
https://www.townofdillon.com/business-
resources/dillon-short-term-rental-str
113 requires license number in ads, must submit
parking and trash/reclycing plans
13
City Occupancy Requirement Require a “local
responsible party” to
take complaints?
Mandatory response
time for the responsible
party to address the
complaint?
Utilize a 24 hour call
center for complaints?
Compliance Efforts?
(Compliance monitoring
company, municipal
staff, software, other)
Weblink to STR
ordinace/regulations
Number of
listings (Approx.)
Other
Durango Determined by parking or # of
bedrooms at the property.
Yes No No LodgingRevs http://online.encodeplus.com/regs/dur
ango-co/doc-viewer.aspx#secid-273
125 permitted short
term rentals
Updated regulations adopted in December 2020
which further restrict this use based on zoning. For
existing and new mixed use developments,
language that specifically allows STRs and caps the
total number of units allowed for this use must be
included in a prior land use approval.
Estes Park 2 per bedroom, plus 2 up to 8
total
Yes 30 Minutes (School District
boundary)
Yes LodgingRevs www.estes.org/businesslicensing 322 residential and
152 commercially
New regulations were adopted December 2016 and
modified in March 2017. Additional modifications
Fraser no yes one hour 120 Program implementation late 2017
Frisco 2/BR plus 4, with option to
apply for more upon inspection
No, "responsible agent" 24/7
with no local requirement
No Not yet, but coming summer
of 2019
STR Helper Updated materials should be available
by 4/1/19
900 New ordinance passed 1/8/19; New annual STR
license term of 5/1-4/30; First STR license issued
5/1/2019
Glenwood Springs STR based on inspection
ATR is one bedroom, 2 guests
Yes, residing within 30
miles/minutes
No No Staff https://www.ci.glenwood-
springs.co.us/333/Vacation-Rentals
104 active permits,
approximately 90
active listings
It is a condition for renewal that owners show they
remitted lodging tax – showing they are actually
utilizing the permits.
Grand Lake none yes 15 min no STR Helper
Mt. Crested Butte No Yes Yes Yes Host Compliance https://mtcrestedbuttecolorado.us/verti
cal/sites/%7B36467D9E-CDA6-4739-
95F2-
EF9DEBC7DA37%7D/uploads/Ordina
nce_9_Series_2019.pdf
600
Salida, CO None Require local management no no LodgingRevs https://library.municode.com/co/salida/
codes/code_of_ordinances?nodeId=C
H6BULIRE_ARTVISHRMBULI
200
Silverthorne Max advertised occupancy =
2/Bedroom + 2
Yes 7am -11pm (60 minutes)
11pm -7am (30 minutes)
Yes Yes. LodgingRevs https://www.silverthorne.org/town-
services/finance-administrative-
services/business-liquor-licenses
100 STR license is required to be posted in online ads.
Good Neighbor Guidelines must be posted
prominently in rental property.
STR license is required to be visibly displayed in
rental property (address, license #, property owner
name & contact info for responsible agent).
STR prohibited in deed restricted & workforce
housing units.
Snowmass Village Yes, under the building code no no no no 800 units. This does
not include hotel
rooms
Not permitted in employee housing units without
prior approval.
14
City Occupancy Requirement Require a “local
responsible party” to
take complaints?
Mandatory response
time for the responsible
party to address the
complaint?
Utilize a 24 hour call
center for complaints?
Compliance Efforts?
(Compliance monitoring
company, municipal
staff, software, other)
Weblink to STR
ordinace/regulations
Number of
listings (Approx.)
Other
Steamboat Springs 1 per 200 sf; max 16 no no no no CDC Section 302.E.4
(http://steamboatsprings.net/246/Com
munity-Development-Code)
171 active permits.
Approx 2386 listings
in area.
We only require a VHR permit for single family and
duplex units OUTSIDE of the resort area (RR and
G) zone districts. Multiple family units and all units in
RR and G are allowed by right.
Telluride none yes no no yes https://www.telluride-
co.gov/DocumentCenter/View/260/sho
rt-term-rental-regs
723 Restrictions in Residential Zone : no more than 3
rentals per year, w aggregate not to exceed 29
days; implemented in 2011
Vail Two per bedroom, plus two. Yes - Local contact within 60
minute distance required;
Evidenced by copy of driver's
license
60 min response time unless
between 11pm and 7am, then
30 minute response time
Yes LODGINGRevs, one full-time
municipal employee monitors
listings, registrations and
complaints
https://www.vailgov.com/short-term-
rentals
2500 Notorized affidavit required as part of the
application for acknowledgement of life safety,
noise, trash and parking regulations
Winter Park none no no no LodgingRevs no 349 We require a business license. We have
contracted with LodgingRev's that tracks various
sites for rentals that have not obtained a business
license. The Town does not have other limits or
restrictions for short term rentals excluding any
regular zoning restrictions.
Counties
Eagle County Eagle County Land use codes
state no more than one person
per every 300 square feet; this
limit is not enforced
No county wide restriction
Summit County 2 persons per bedroom plus 4
additional occupants, or 1
person per 200 square feet of
living area, whichever allows
for a greater occupancy. Max
occupancy 19; can apply for a
CUP to request 20 or more
occupants.
Condominium buildings with
interior egress corridors less
than 44 inches wide and
without a sprinkler system are
further limited to 2 persons per
bedroom plus 2 additional
occupants, or 1 person per 200
square feet of living area,
whichever allows for a greater
occupancy.
Responsible agent required.
Local residency not required
for the agent.
Responsible agent must be
available 24 hours per day, 7
days per week, and must
respond to complaints within 1
hour.
yes, required to respond within
1 hour
yes, Host Compliance 24-
hour call center is utilized
yes, Host Compliance and
Planning Dept staff
www.SummitCountyCO.gov/STR as of 3-24-21: 3,767
active permits; 6,282
active registered
listings. Note 450
new STR permit
applications under
review.
County STR regulations were adopted 12/18/18;
Currently contracted with Host Compliance for
permitting system and complaint management
system
15
City Occupancy Requirement Require a “local
responsible party” to
take complaints?
Mandatory response
time for the responsible
party to address the
complaint?
Utilize a 24 hour call
center for complaints?
Compliance Efforts?
(Compliance monitoring
company, municipal
staff, software, other)
Weblink to STR
ordinace/regulations
Number of
listings (Approx.)
Other
Out-of-state
Agencies
Park City, UT Yes, 75 sq. ft per bedroom, at
least 50sq ft of floor space per
occupant (if more than 1)
yes no no monitoring with 3rd party that
verifies internet listings
www.parkciy.org/MunicipalCode 3500 listings. 2000
licensed
Site visit and safety inspection prior to application
Jackson, WY Limited to less than one
calendar month
no no yes Host Compliance yes 164
Ketchum, ID Max 30 days/guest no
Moab, UT no no no no no https://moab.municipal.codes/Code/5.
67.010
Not permitted in any residential zones. Only
permitted in certain commercial zones. Building, fire,
health and zoning inspections required for short-
term rentals permitted in commercial zones.
Whistler, BC no no no no Municipal staff, software,
bylaw enforcement
https://www.whistler.ca/sites/default/fil
es/2019/Nov/bylaws/original/23992/21
42_tourist_accommodation_business_
regulation_bylaw_no._2142.pdf
1000+
16
CAST Survey - Lodging & STR Taxes
January 2022
CAST Member
Does your
City/Town levy a
separate lodging
(30 days or less)
tax?
Lodging Tax
Rate Specific Purpose?
Does your
City/Town levy a
separate tax on
residential
rentals?
Short-term
Rental Tax Rate Specific Purpose?
How are these
taxes collected?
Have you passed
legislation
requiring
marketplace
facilitators to
collect and remit
the tax?
Have your tax
collections
increase as a
result of this
legislation?
Aspen Yes 2.00%
Tourism Promotion -
1.5%; No-fare local
transit services - 0.5% No NA NA
Self-collected
(Munirevs) No NA
Avon Yes 4.00% General Fund Yes 2.00% Community Housing
Self-collected
(Munirevs) Yes Yes, significantly
Basalt Yes 4.00%
Parks - 1.00%; Chamber
of Commerce - 1.00%;
Marketing/reimbursemen
t of lodging
improvements - 2.00%No NA NA Self-collected No NA
Breckenridge Yes 3.40%
Marketing Fund - 1.40%;
Excise Fund - 2.00% No NA NA Self-collected Yes
Difficult to
determine
Crested Butte No NA NA Yes 7.50% Affordable Housing
Self-collected
(Munirevs) No NA
Dillon Yes 2.00%
Debt service for street
reconstruction No NA NA Self-collected No NA
Grand County Yes
1.8%. Does not
apply to Town of
Winter Park
County Tourism Board
for marketing
No tax. STR
annual reg. fee
per listed
occupancy NA NA Self-collected Yes Yes
Gunnison County Yes
4% Marketing
District Tax Marketing No NA NA State Collected NA NA
Mt. Crested Butte No NA NA Yes 2.90% excise tax Affordable Housing Self-collected Yes Yes, significantly
Ouray Yes 3.50%
Tourism, destination
marketing and
beautification Yes 15.00% excise tax
50% - water/wastewater
infrastructure; 50%
affordable housing. Self-collected No NA
Snowmass Village Yes 2.40%
Group sales and
marketing for large
groups No NA NA
Self-collected
(Munirevs)
No. Contract w/
Airbnb & VRBO
Not clear, but feel
all taxes owed are
being collected
Steamboat Springs Yes 1.00%
Recreational
improvements that
promote tourism No NA NA Self-collected Yes Yes
Summit County No NA NA No NA NA NA No NA
17
Best Practices and Potential Practices Identified in 2015 CAST VHR Study
The CAST Vacation Home Rental (VHR) report identifies multiple best practices and potential
practices. The Best Practices identified in the VHR study are actions that select CAST members
have already taken and might be considered in other jurisdictions.
Require that license numbers be displayed on all advertising. Helps communities identify
non-compliant properties and new listings.
Better coordination between planning, housing, law enforcement could improve tracking and
management process.
Map VHRs in community. A good management tool.
Coordinate with other jurisdictions. VHRs exist within and outside city limits. More efficient
management of VHRs is achieved when municipal and county staff coordinates management
efforts.
Develop a system that captures data on VHR units that is shared by multiple departments.
System could then be replicated by towns and counties.
Adding and changing regulations will be unique to each community. The CAST VHR study
offers multiple regulatory considerations around safety, property management,
neighborhood/community character and local housing.
Establish license requirements, set fees that cover VHR management, and consider
compliance strategies (investigation, education, enforcement).
Consider increased license fees to mitigate work force housing impacts.
Negotiate tax collection agreements with Airbnb. Individual communities may be too small,
but CAST and a broader coalition could have success.
Coordinate tax collection among collection entities within a geographic area.
Improve tracking of VHR tax revenues through coordination of licensing/permitting staff and
tax collection.
Determine a lead entity within town to manage VHRs. Could be community development,
economic development or a staff specialist.
Document staff costs of VHR management to enable cost/benefit analysis.
The study offers many suggestions for managing neighborhood impacts, broken into two
categories: Outreach/Education and Nuisance Mitigation.
Track conversion of employee housing into VHRs.
Prohibit use of workforce housing as VHRs.
Engage housing agency/department in VHR licensing and permitting.
Allocate VHR revenue to workforce housing efforts.
CAST could have a significant role in implementation of Best Practices, taking on
responsibilities for state initiatives in revisions to state statutes on property and sales tax,
negotiate agreements with hosting sites and developing efficient tracking systems.
More cooperation from hosting sites is needed to improve tracking and VHR compliance.
18
Optimally, hosting sites would be required to provide needed information to communities
upon request. Portland and California have achieved this. CAST communities could lobby
for this on a statewide basis. Since taxation is largely controlled by state statute, cooperative
initiatives are needed.
Communities can request they be added to list of cities for which Airbnb provides direct
links to their local VHR requirements.
Find the full CAST Vacation Home Rental report at CoSkiTowns.com under Links of Interest.
19
SHORT-TERM RENTAL
POLICY & BEST PRACTICES
An Introduction for Local Leaders
20
2
OVERVIEW
individuals and businesses to easily facilitate short-
term rental management, which has resulted in a
rapid increase of home sharing in communities large
and small across the country.1
From Memorial Day to Labor Day in 2019, Utah
Airbnb operators garnered roughly $37.3 million in
revenue; stemming from a nearly 30 percent increase
in Utah Airbnb guests over the same time period last
year.2
The recent increase in STRs has impacted communities
differently according to their physical, geographic,
social, economic, and political components.3 Some
communities have seen the introduction of STRs
as an opportunity to reap the benefits of increased
tourism, employment opportunities, and economic
development; whereas other communities have
prioritized efforts to reduce or mitigate unintended
consequences.3 Issues of loss of neighborhood
character, impacts on housing prices, and a decrease
in affordable housing units are just a few of the
impacts that some communities are grappling with in
this process.
This guide is intended to help communities understand
and make informed decisions about regulating short-
term rentals (STRs). From writing a STR ordinance
to incentivizing compliance, this guide serves as
a tool for your community as you formulate your
own ordinance. This guide also includes ordinance
examples from Utah communities in the hopes that
you may reach out to these neighboring jurisdictions
for guidance in your STR process.
In addition to this guide, the Utah Community
Development Office has a toolbox of community
development resources, which can be found at
ruralplanning.org/toolbox.
SHORT-TERM RENTALS
Renting or leasing rooms and homes on a short-term
basis is not a new market activity.1 Whether renting
a room in the city or running a bed and breakfast
in a small town, people have long participated in
the short-term rental economy. However, while this
practice itself may not be new, there is a shift in how
many rentals are now available. Online services have
made it possible for a drastically increased number of
21
Ordinance - legal regulations that a city* places on
what may or may not be done and how it may be
done within its boundaries.
Sharing Economy - an economic system based on
people sharing possessions and services, either for
free or for payment, usually using the internet to
organize this. (Cambridge Dictionary)
Short-Term Rental (STR) - a short-term vacation
rental (also called a vacation rental or STR) is most
often defined as a rental of a residential dwelling
unit or accessory building for periods of less than
31 consecutive days; in some communities, short-
term rental housing may be referred to as vacation
rentals, transient rentals, short-term vacation rentals
or resort dwelling units. (Host Compliance)
Transient Room Tax (TRT) - tax paid by a guest
who rents an STR for fewer than 30 consecutive
days. The tax includes accommodations in hotels,
motels, inns, tourist homes, trailers, courts, or
campgrounds. Municipalities may impose a TRT on
temporary lodging of up to one percent. Counties
may also impose a county-wide TRT on temporary
lodging of up to 4.25 percent. (UC 59-12-301)
Resort Community Tax (RCT) - a city or town in
which the transient room capacity is greater than or
equal to 66 percent of the municipality’s permanent
census population may impose a sales and use tax
up to one percent of the transactions described in
Subsection 59-12-103 located within the city or
town. (UC 59-12-400)
*In this document, “cities,” “communities,” and
“municipalities” refer to towns, cities, and counties.
Counties can also create and enforce codes. The
recommendations apply to all of these communities in
a similar fashion.
DEFINITIONS
SHORT-TERM RENTAL REGULATION
There are a number of reasons why towns should
regulate STRs. Towns may want to:
• Protect local residents’ quality of life
• Ensure building safety and fire hazard mitigation
• Preserve neighborhood character
• Safeguard housing availability and affordability
• Resolve community tension
• Avoid noise, parking, and trash problems
While there is no one-size-fits-all approach to
regulating STRs, communities have a number of
options for regulating how STRs operate within their
boundaries. For example, a municipality may choose
to:3
• Legally define what a STR is in their ordinances
• Codify basic STR regulations (what is allowed vs.
not allowed)
• Levy a transient room tax (TRT)
• Establish a STR registry (either on their own or
by contracting with a STR data company) to
track compliance
HB 0253 AMENDING SHORT-TERM RENTAL REGULATIONS
In 2017, the Utah State Legislature amended state law
governing STRs which prevents a political subdivision
from:
• prohibiting an individual from listing or offering
a STR on a STR website; or
• prohibiting the act of renting a STR to fine,
charge, prosecute, or otherwise punish an
individual solely for the act of listing or offering a
STR on a STR website.5
3
22
4
sharing (such as Uber and Lyft), online marketplaces
(such as Ebay and KSL), crowdfunding (such as
Kickstarter and Indiegogo), co-working spaces,
freelancing websites and more.
How did the sharing economy come about? This
economy stemmed from the idea that sharing
particular services, products, and skills reduces costs
and increases efficiency. Individuals become their own
bosses and supplement their income, and by doing
so, are able to exchange the standard nine-to-five
workday for increased flexibility and autonomy.
Why is it important to stay up-to-date on the
sharing economy? Local leaders can proactively stay
informed on new trends and opportunities that benefit
their communities by tracking the sharing economy’s
progress online. What’s unique about this economy
is that it is ever-expanding, and as such, requires that
local leaders reach out to experts in the field, read
SHARING ECONOMY
While this legislation prohibits municipalities from
mandating that operators remove their online listings
(whether or not they’re legal), it does not prohibit
the municipality from reaching out to operators to
educate them on their local ordinances. This means
that if a municipality comes across an illegal listing
online, they may still send an educational notice that
states how that STR operator can become compliant
with their listing.
Whether a town opposes or supports the recent
phenomenon known as the ‘sharing economy,’ the
reality is that it exists and will continue to grow in
the coming years. The sharing economy is expanding
rapidly, and in addition to short-term vacation rentals
(such as Airbnb and HomeAway) includes: ride-
23
5
SHORT-TERM RENTALS
research articles, and watch or attend conference
sessions to stay informed. By being proactive, rather
than reactive, local communities can take advantage
of the opportunities of sharing economies, rather
than deal with the challenges of mitigating potential
impacts down the road.
Growth in STRs has been profound. In 2018, just
ten years after its inception, Airbnb included almost
five million lodging options across 81,000 cities
worldwide.4 With a market value estimated at $31
billion in 2017, Airbnb is the most profitable hotel
chain in the entire world, yet they don’t own a single
hotel.4
There are three basic varieties of STRs:1
• Hosted Sharing - The primary occupants of a
residence remain on-site with guests
• Unhosted Sharing - The primary occupants of
a residence vacate the unit while it is rented to
short-term guests
• Dedicated Vacation Rental - There are no
primary occupants
Impacts from each type can vary greatly. Permitting
home sharing in residential zones may incentivize
landlords to take rental properties off the market,
thereby reducing the supply of affordable housing.
Frequent unhosted sharing may lead to increased
complaints related to noise, traffic, or parking.1
Allowing STRs in residential zones may also increase
the value of residentially-zoned property, which
benefits property owners, but may also decrease the
availability of affordable housing.
24
6
• Airbnb
• VRBO
• FlipKey
• HomeAway
• Homestay
• VillasDirect
• VacationRentals
• 9flats
• Wimdu
• Tripping.com
• HomeToGo
• HouseTrip
• VayStays
• Luxury Retreats
While previously only a handful of STR listing sites
existed, there is now a plethora of websites for guests
to book lodging options. A few examples of common
STR websites include:
At times, STRs can be less expensive than traditional
hotels. They can also provide unique lodging options,
like Airstream trailers, tree houses, tents, and earthships
(passive solar earth shelters made of both natural and
upcycled materials). The ability for homeowners to
share their unique living areas has sparked a trend
among travelers looking for memorable experiences
outside of the norm. Additionally, some operators
with acreage list their open fields for those that want
to set up their own tent, which can be beneficial to
tourists when campgrounds fill up during the season.
On top of a nightly rental fee, STRs often include
several other fees, such as:
• Cleaning Fees - A set amount determined by
the operator for cleaning after the guest departs.
The amount can vary dramatically according to
the type of rental and whether or not the owner
hires a company to clean their rental for them.
• Service Fees - Determined by the STR hosting
website to cover the cost of processing payments.
Some STR hosting websites charge a percentage
for each booking, whereas others allow hosts to
pay a yearly fee, which is not reflected during the
booking of a rental.
• Sales Taxes - Some STR hosting websites collect
local taxes as part of the online transaction.
However, a number of other websites do not, and
25
7
CHALLENGES
A challenge with STRs is that traditionally separated
land uses are often combined. For example, a hotel
can only operate in an allowable zone (such as a
commercial zone), but what happens when a STR
is created within a residential zone? What are the
impacts of combining traditionally separated land
uses (short-term vacation rentals and permanent
housing)? Some of the common challenges with
STRs can include:
• Noise, parking, and trash complaints
• Shortage in permanent housing
• Non-compliance with health, building, housing,
and safety codes
• Loss in revenues to state and local government
from non-compliance
• Reduction in commercial lodging revenues
• Loss of quality of life and community character
• Uneven regulation between traditional lodging
establishments and STRs (Building, fire, and
health code regulations may be different for a
hotel than a STR in a residential zone)
is left to the STR operator to pay state and local
taxes. Additionally, the transient room tax allows
municipalities and counties to use these funds for
a particular purpose, such as promoting tourism
through marketing and campaigns.
BENEFITS
When operators comply with local regulations, the
potential benefits for local communities can include:
• Increased tax revenue
• Increased income for local STR operators
• Expanded lodging options for tourists
• Increased revenue for local businesses
• Provides flexible space for owners
• Upkeep on home and yard maintenance
• Increased use of STR, opposed to only seasonal
use from part-time owners
26
8
Data addressing the impacts of STRs on housing
markets or housing stock is limited, because there is
currently no set standard or agreed-upon definition
for STRs.3 A study conducted by ECONorthwest
analyzed the impact of HomeAway rentals in Seattle.
It identified that 1) STRs did not significantly impact
home values positively or negatively, 2) properties were
generally listed on the STR market for a short period
of time during the year, and 3) STRs were located in
higher income areas.3 However, another study looking
at four small cities in Colorado (populations under
7,000) found that STRs did lead to the reduction of
homes and bedrooms previously used by employees.3
The contrasting conclusions suggest that STR’s
impact on housing will differ between geographic
regions and local economic factors.3
UTAH STATE LAW
In 2017, the Utah State Legislature amended state law
HB0253 governing STRs which prevents a political
subdivision from:
• prohibiting an individual from listing or offering
a STR on a STR website; or
• prohibiting the act of renting a STR to fine,
charge, prosecute, or otherwise punish an
individual solely for the act of listing or offering a
STR on a STR website.5
While this legislation prohibits municipalities
from mandating that STR operators remove their
online listings (whether or not they’re legal), it does
not prohibit the municipality from reaching
out to operators to educate them on their local
ordinances. This means that if a municipality comes
across an illegal listing online, they may still send an
educational notice that states how that STR operator
27
9
can become compliant with their listing. Additionally,
if a municipality comes across an illegal listing from
a non-online source (such as a neighbor complaint),
they’re still able to fine operators for violating their
local ordinances.
With this new legislation in mind, it’s crucial that
Utah community leaders effectively communicate
with local residents on their STR ordinances and
requirements. If local residents are unaware that their
local ordinances require they register their listing or
pay a yearly fee, then the majority of operators may
not comply with local law.
While there is no one-size-fits-all approach to
regulating STRs, communities have a number of
options for regulating how they operate within their
own community. For example, a municipality may
choose to:3
• Legally define what a STR is in their ordinances
• Codify basic STR regulations (what is allowed vs.
not allowed)
• Levy a transient room tax
• Establish a STR registry (either on their own or
by contracting with a STR data company) to
track compliance
If your community is experiencing acute
STR issues, it may be appropriate to
pass a Temporary Zoning Ordinance
(TZO) not to exceed six months . This
can give your community an opportunity
to better understand the issues, and
gather enough information to either
create or update your STR ordinance.
DID YOU KNOW?
28
10
• Outreach at Community Events - Local
leaders can set up information booths to discuss
the benefits and impacts of STRs with residents.
• Educational STR Workshops - These
dedicated platforms create a space for local
officials to hear from residents and for residents to
hear from one another. Conducting educational
sessions in your community (such as an
“Everything You Need to Know About Short-
Term Rentals” workshop) sensitizes present and
potential hosts to understanding local STR laws.
These educational STR workshops could cover:
By including a neutral facilitator and inviting all
affiliated parties to participate (operators, local
residents, developers, etc.), workshops can help build
a community’s understanding of the opportunities
and challenges associated with STRs.
An ordinance is most effective when it is simple.
Often times, lengthy ordinances are difficult to
understand, require multiple steps, and ultimately
disincentivize full compliance. If your community
wants to ensure that STR operators are compliant
with your ordinance, then make sure that it’s simple,
straight-forward, and easy to obey.
So, how do we form a community consensus
around STRs? Expert advice suggests that instead
of thinking of STRs as an all-or-nothing concept,
communities should identify their top two or three
concerns, and craft an ordinance that targets those
issues. Your community may have an exhaustive list
of issues and complaints, but focusing on two or three
key issues that your community can agree upon will
be a much more manageable approach.
Local leaders can identify those top issues by taking
a holistic approach. This means creatively engaging
with the public through different mediums and
compiling data. Examples include:
• Surveys (print and online formats) - Studies
show that surveys that only take five minutes or
less are much more likely to be filled out than
longer surveys; if a survey looks like it will take
too long, participants may not take the survey at
all.7
• Data - In addition to anecdotal viewpoints
on STRs, communities should compile data
including: the number of STRs in their
community; the number and nature of nuisance-
related cases; and gaps in compliance.
HOW TO WRITE A SHORT-TERM
RENTAL ORDINANCE
• code compliance;
• fire prevention
strategies;
• emergency
response
information;
• privacy rights;
• insurance coverage;
• parking
requirements;
• nuisances;
• pets;
• childproofing;
• operation of
heating and
ventilation systems;
• safe access;
• occupancy limits;
• deciding what to
tell neighbors;
• homeowners
association
approval;
• tax obligations; and
• any required
zoning approvals.8
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11
REGULATION
There are six steps to effective STR regulation:4
1. Gathering Data - Data is crucial for decision-
making. Cities should know: the number of STRs
in their community; how they are being used;
where they are located; how much they cost per
night; and how many nights they are booked. By
utilizing staff, volunteers, or STR compliance
software to gather data, cities can better
understand their community’s STR market.
2. Framing the Issue - Conduct public forums
and surveys to better understand what residents
are experiencing, while also focusing on specific
issues rather than STRs as a whole. Are there
issues around excessive noise, limited parking, or
excessive garbage waste? By better understanding
the specific issues, city leaders can determine
targeted solutions.
3. Defining Planning Objectives - Use
community input to identify two or three focus
areas that really matter to your community,
and then draft your ordinance to target those
particular issues.
4. Drafting the Ordinance - After understanding
your community’s objectives, incorporate their
shared vision into a workable draft.
5. Incorporating Feedback - Publish a draft of
the ordinance for review and incorporate feedback
from stakeholders to ensure that your ordinance
is clear, understandable, and addresses the issues
that matter the most.
6. Adopting the Ordinance - Once feedback is
incorporated, adopt the ordinance.
Including community input and targeting two
or three specific issues will help cities adopt their
ordinance and increase compliance. The hope is that
STR ordinance adoption will take three months
instead of three years.4 Also, keep in mind that as
the sharing economy adapts, so may your ordinance.
By openly communicating with your community, the
hope is that with each ordinance update, the process
will become easier and more comprehensive.
• Listen to your community.
• Offer your community opportunities to
participate with outreach and engagement.
• Empower residents to inform your
regulations and policies.
• Update your zoning regulations regularly. In
an emerging tourism destination, STRs can
expand rapidly into a lot of areas of your
community.
• Conduct an inventory of STRs in your
community now.
• Get monitoring and enforcement partners
on board: health, fire, EMS, assessor, clerk,
auditor, and attorney.
• Enforce building codes for commercial uses.
A property used as a STR should meet
commercial lodging standards.
TIPS FROM
GRAND COUNTY
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12
Crafting a STR ordinance that works for your
community is vital for its success. What a neighboring
town may legally allow may not match your own
community needs. Therefore, it’s essential that the
right components of your ordinance be crafted by your
own community. This section contains components
of STR ordinances from rural Utah communities. We
hope that by providing these examples, you’ll be able
to see what other communities are doing, and reach
out to them if you have any questions about their
STR ordinance process.
GEOGRAPHIC PERCENTAGE
A community may choose to approve STR use in
particular areas within their town and establish
percentage caps to mitigate an entire neighborhood
becoming exclusively used for STRs.
• In La Verkin, Utah, their recently amended 10-
7-20: Bed and Breakfast Facilities and Vacation
Rentals (2019-03 Amendment) ordinance
designates that no more than seven and one-half
percent of the residential units, eligible under
Subsection B, in any given area of the City may
be licensed and used as vacation rentals.
HOMEOWNER STATUS
A community may require that a operator either have
a local individual that can be reached 24 hours a day
for any potential issues, or they may require that the
operator reside in the STR.
• In Kanab, Utah, their 9-11 Short Term Rental
Property ordinance mandates that all short-
term residential properties shall designate a local
property manager that resides within one hour
travel time of the property. The local property
manager shall be available twenty-four hours per
day to respond to questions or concerns.
BUSINESS LICENSE
To ensure that operators are in compliance with local
ordinances, a town may require operators to obtain a
business license to operate their rental. They may also
require an annual business license renewal.
• In Garden City, Utah, their 8-600 Short Term
Rental ordinance states that in order for property
owners or agents to operate STRs, they shall file
an application with the clerk (8-602). An owner’s
failure to meet the requirements of Section 8-600
et. al., prior to renting shall be subject to the
penalties as referred to in Section 6-614.
UTAH ORDINANCE
EXAMPLES
31
13
• In Park City, Utah, their Nightly / Short Term
Rental Licensing Process requires that anyone with
the intent to offer lodging for a fee for periods of
less than 30 days must obtain a Nightly Rental
License from Park City (if allowed by zoning) and
a state sales tax ID number from the Utah State
Tax Commission.
FINES AND ENFORCEMENT
The town may include provisions that penalize the
operator for failure to comply with local laws.
• In Moab, Utah, their 5.67 Nightly Rental Licenses
ordinance states that any owner and/or property
manager of a dwelling within the City of Moab
who allows or permits occupation of said dwelling
as a nightly rental without having first obtained
a business license shall be guilty of a Class A
misdemeanor. The fine for a Class A misdemeanor
shall be imposed for each day that the violation
continued or continues to be committed.
LAND USE CONTROL
A community may choose to limit which zones allow
STRs or create overlay zones to ensure that quality of
life is preserved for full-time occupants, or limit the
type of use to only lodging or sleeping purposes.
• In Rockville, Utah, their 24A Residential Short
Term Rental Overlay Zone ordinance establishes
an overlay zone allowing STRs within a given
area. This eliminates designating which zones
may or may not host STRs, and instead, allows
STRs in areas that least impact the character of
the community.
• In Torrey, Utah, their pending 2018-08 Short
Term Rental ordinance states that a short-
term renter may not use a STR for a purpose
not incidental to its use for lodging or sleeping
purposes. This restriction includes, but is not
limited to, using the rental for a wedding, banquet,
reception, bachelor or bachelorette party, concert,
fundraiser, sponsored event, or any similar group
activity.
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14
Interested in some of these ordinances? Reach out to those communities to hear more about their STR process.
PARKING REGULATIONS
To offset the impact of increased vehicles within
a neighborhood, a town may require that the STR
property operator include only off-street parking.
• In Daggett County, Utah, their 8-15-8 Short
Term Rentals ordinance requires that parking areas
and access to parking areas shall be maintained
and available for use at all times. All vehicles
belonging to overnight occupants shall be parked
on the property and shall not be parked on any
adjacent property, street or public rights-of-way.
The number of vehicles allowed by the occupants
of a STR home shall be restricted to the number
of parking spaces provided by the owner.
STRUCTURAL AND FIRE SAFETY CODES
To ensure that guests are staying in rental units that
meet structural, fire, and line safety code requirements,
a community may choose to require an initial and/or
annual inspection.
• In Richfield, Utah, their 2018-3 - Section 1707
Bed and Breakfast Inn and Short Term Rentals
ordinance requires that the City Fire Chief inspect
the premises and provide a Fire Clearance that the
dwelling and premises comply with all applicable
fire codes, as adopted.
REACH OUT
33
15
In addition to the examples provided, there are also
other ways that communities can regulate STRs.
Other examples include:
INSURANCE
A community may choose to require that a operator
carry insurance to cover any potential damage that
could occur from renting out a portion of or the
entire unit.
BUFFERING DISTANCE
A community may choose to create a minimum
distance between STRs in neighborhoods to ensure
that an entire street is not used exclusively for rentals.
For example, STRs must be located, at a minimum,
500 feet apart.
NUISANCE COMPLAINT CONSEQUENCE
A community may choose to penalize an operator
by revoking their operating license if there are a
significant number of nuisance calls made within one
year. For example, an operator that receives five or
more nuisance complaints within one calendar year
will be revoked of their license and unable to operate
a STR for the remainder of that year.
CAP ON ANNUAL NIGHTLY RENTAL TOTAL
A community may choose to decide upon an annual
nightly rental cap that allows STRs to operate for a
given amount of days throughout the year. This could
allow housing stock to mitigate increased tourism
demands around particular seasons and events. For
example, a community may limit a STR operation to
no more than 180 days within one calendar year.
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16
EFFECTIVELY COMMUNICATING SHORT-TERM RENTAL POLICIES
Short-term rental policies need to be communicated from the very
beginning to encourage compliance. Local leaders should utilize all
necessary resources to ensure that current and potential STR operators
know how to be compliant. Additionally, communicating the benefits of
the transient room tax is crucial. Local residents should understand that
this tax is paid by travelers, and promotes the community as a destination
while providing funds for infrastructure improvements. If STR operators
register their rentals and collect TRT taxes, they are not only compliant
with state law, but are actively contributing to the well-being of their local
community.
ONE PAGE SUMMARY
Reading through codes and understanding amendments can be difficult.
To mitigate confusion, cities can create a one-page summary explaining
their local STR ordinance in simple terms and detailing the required steps
for compliance. These summaries can be posted on community bulletin
boards at town halls, in grocery stores, within visitor centers, and wherever
else residents gather in your community.
SOCIAL MEDIA
Cities can post their ordinance summaries on social media platforms, so
that local residents can share the information. This is also a great way
to reach out to the community with online surveys and information on
upcoming STR-related workshops or town meetings.
35
EFFECTIVELY COMMUNICATING SHORT-TERM RENTAL POLICIES
17
CITY WEBSITE
To ensure that operators know how to be compliant, cities should include a
section on their website that walks them through the local STR ordinance
process. Include a step-by-step summary, including application fees, timelines,
restrictions, etc. There should also be a point-of-contact that operators can
call or email for further clarification. Additionally, cities can create a one-stop-
shop where operators can apply online for a STR rental license and pay fees.
Local residents can submit complaints about STRs, too. For an example,
check out Seaside, California’s STR website.
NEWSLETTER
If your city publishes a periodic newsletter, then that can be a vehicle for
inviting the public to attend feedback sessions, and for sharing the completed
ordinance at the conclusion of the process. If possible, share these articles in
local traditional news media as well.
BE PROACTIVE
Taking a proactive, widespread outreach approach will help you reach all
local residents, including both operators and non-operators, with information
about how and why STRs are regulated within their community. Community
buy-in can greatly increase successful enforcement of STR regulations.
36
18
INCENTIVES FOR
COMPLIANCE
After an STR inventory is conducted, there may
be the risk that STRs in your community are
not in compliance. In addition to sending out
educational materials informing them of local
laws, a community may also utilize incentive
programs to encourage operators to come
into compliance. A few examples of operator
incentives include:
• Special Fee Waiver: Designate a period
of time when operators can fill out a STR
application with no fee.
• Eliminate Nuisance-related Issues:
Allow operators to have a nuisance-related
complaint removed from their record by
attending a STR operator training. Use
these trainings to inform operators of all the
different ways to mitigate nuisances, so they
can continue to run their business while
ensuring that neighbors aren’t negatively
impacted.
• Develop a STR Property Tax
Abatement Program: If a local operator
remains in compliance with all mandated
requirements, and receives zero nuisance-
related complaints for a period of time, a city may
offer a STR Property Tax Abatement, forgiving a
percentage of the increase in real estate property
tax for a given amount of years (contingent on
annual compliance reviews). The city and its
residents could work together to determine the
percentage to forgive and the required time frame.
• Ordinance Exemptions: A city could define
exemptions for operators who meet or exceed
requirements for compliance on an annual basis.
Examples of exemptions could include parking
requirements or caps on annual nightly rental
totals.
• Recognition for Best-Managed STR of
the Year or Compliant STR Operator
Certification: A city and its residents could
devise a scoring matrix for STRs in compliance,
and award a Best Managed STR of the Year
certificate to the operator. This could be placed
within the rental unit and mentioned on their
STR listing website. Additionally, a city may
choose to annually certify compliant operators
to give them greater credibility for local residents
and tourists.
37
19
CONCLUSION
With public engagement, proactive planning, and a
simple ordinance, communities can ensure that private
landowner rights and local and state laws are upheld.
The time and attention local leaders invest in making
sure their ordinances meet their community needs is
vital for sustained quality of life. By conducting an
inventory of STRs within your community, reaching
out to neighboring cities and towns, and working
with your community on drafting a STR ordinance,
you’ll be better prepared for the future of the sharing
economy.
ASSISTANCE
Community Development Office
The State of Utah’s Community Development
Office (CDO) is part of the Division of Housing
& Community Development in the Department
of Workforce Services. The CDO helps Utah’s rural
communities build knowledge, skills, and abilities to
achieve their goals. CDO assists with planning and
management issues through training, consulting,
research, and technical support. For more information,
visit jobs.utah.gov/housing/community
Regional Planning Program
The Utah Permanent Community Impact Fund
Board funds a full-time planner in five association
of government (AOG) regions, which include: Bear
River, Uintah Basin, Six County, Five County, and
Southeastern Utah. These planners provide ongoing
assistance with planning processes. For more
information, visit jobs.utah.gov/housing/cib/rpp.
html
Additionally, the Utah League of Cities and Towns
(ulct.org) and the Land Use Academy of Utah (luau.
utah.gov) support training and education in land use
for local elected and appointed officials.
1. Morley, David. (2015). Regulating Short-Term Rentals.
PAS Quicknotes, 56, 1-2. American Planning Association.
2. Raymond, Art. (2019) Utah Airbnb hosts book $37
million over summer travel season. Deseret News. Obtained
from https://www.deseret.com/utah/2019/9/15/20864947/
utah-airbnb-hosts-summer-travel-season
3. Dinatale, Sadie; Lewis, Rebecca; & Parker, Robert. (2018).
Short-term rentals in small cities in Oregon: Impacts and
regulations. Land Use Policy, 79, 407-423. University of
Oregon.
4. Binzer, Ulrik & Goodman, Jeffrey B. (2017). Webinar
Recording: Short-Term Vacation Rentals - What Every
Local Government Needs to Know. Host Compliance.
Obtained from https://hostcompliance.com/webinars-
recordings/#practical-guide
5. Utah HB0253 (2017). Short-term Rental Amendments.
2017 General Session, State of Utah. Obtained from https://
le.utah.gov/~2017/bills/static/hb0253.html
6. Binzer, Ulrik (2016), White Paper. A Practical Guide
to Effectively Regulating Short-term Rentals on the Local
Government Level. Host Compliance. Obtained from https://
www.kennebunkportme.gov/sites/kennebunkportme/files/
uploads/a_practical_guide_to_effectively_regulating_short-
term_rentals_on_the_local_government_level.pdf
7. MetroQuest (Unknown). Guide: The Beginner’s Guide to
Effective Online Engagement. MetroQuest. Obtained from
https://metroquest.com/wp-content/uploads/2015/07/The-
Beginners-Guide-to-Effective-Online-Engagement.pdf
8. Merriam, Dwight H.(2015) Peering into the Peer
Economy: Short Term Rental Regulation. Zoning Practice,
October 2015, Issue 10: Practice Short-Term Rentals.
American Planning Association.
All photographs obtained from Pexels. Thank you to: Eberhard Grossgasteiger
(cover page, 12-13, 8-9, 18), Nadine Wuchenauer (page 2), Sam Willis
(pages 4-5), Matheus Bertilli (pages 6-7), Sindre Strøm (pages 12-13), and
Dids (back page).
REFERENCES
38
For more resources, visit ruralplanning.org/toolbox
OCT2019
This document is disseminated by the Community Development Office, housed in the Housing and Community Development Division, part of the Department of
Workforce Services, in the interest of information exchange. The state assumes no liability for its contents or use thereof. This publication does not constitute a state
standard, specification, specific recommendation or regulation.
community@utah.gov • 801-468-0133
39
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
General Information
If you want to rent your entire home for a period of less than 30 days, you are required to first obtain a
Short-term Rental Permit from the City of Glenwood Springs Community Development Department.
Application & Review Process
1. Review the regulations which are located after the Frequently Asked Questions. If you
determine that you are eligible to apply, complete the attached Short-term Rental Permit
application and submit along with the applicable fee to the Community Development
Department, 101 W. 8th Street, Glenwood Springs, CO 81601. Call the Community
Development Department at 970 384-6411 for the current application fee.
2. In addition to the Short-term Rental Permit application, you must also obtain a Business and
Sales Tax License through the city’s Finance Department. You can apply for your business and
sales tax license online at https://glenwoodsprings.munirevs.com
3. You will be required to fill out an Short-Term Rental Affidavit, stating that information contained
within said affidavit is true and correct to the best of your knowledge and, you agree to abide by
the requirements and restrictions of the applicable zoning, land use and building codes. The
Accessory Tourist Rental Affidavit can be found within this guide or online on our website.
4. Shortly after you submit your Short-term Rental application, a staff member from the
Community Development Department will contact you regarding your application. If your
application is complete, Community Development staff will have you schedule an inspection
of your home. All inspections are handled through the city’s Building Department. If you have
questions regarding the inspection, contact the Building Department’s administrative assistant
at 970 384-6411.
5. After your inspection has been completed, the inspector will do one of two things, either
approve your residence for use as a short-term rental, or require that you make modifications to
ensure the public’s health, safety and welfare. In some cases, the required modifications may
require that you submit a Building Permit.
6. Upon approval of the Short-term Rental Permit, Community Development Department staff will
advise the Finance Department that they may release your business and sales tax licenses.
Questions pertaining to business or sales tax licenses may be made at 1/888-751-1911 or 970-
384-6455.
7. After you have completed successfully all the previous steps, the Community Development
Department staff will issue your Short-term Rental Permit.
If you have additional questions regarding the Short-term Rental application process, please review
the following Frequently Asked Questions, or call 970 384-6411.
40
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
Frequently Asked Questions:
1. What is a short-term rental? A short-term rental is the rental of an entire dwelling unit for
monetary consideration for a period of time less than thirty (30) consecutive days, not including a
bed and breakfast, residency unit, accessory tourist rental, boarding or rooming house, or hotel.
This definition does not include offering the use of one’s property where no fee is charged or
collected.
2. Are City of Glenwood Springs’ permits or licenses required as a pre-requisite to having a short-
term rental in Glenwood Springs? Yes. It will be necessary to obtain a Short-term Rental Permit
and a Business/Sales Tax License before commencing to rent a property as a short-term rental.
3. If I swap my house for another home elsewhere and no money is exchanged, do I need a short-
term rental permit? The offering of the use of one’s home where no fee is charged or collected is
exempt from any City permitting.
4. Is any residential dwelling unit in the City eligible to become a short-term rental or are there
certain areas where it is prohibited? The use of homes for short-term rental purposes is regulated
via the zoning regulations of the Glenwood Springs Municipal Code in Article 070.030.030(e) Use
Specific Standards. Short-term rentals are allowed in all residential and commercial zones subject
to a 250 foot buffer distance from any other operating short term rental permit. Short-term rentals
also are allowed in Planned Unit Developments (PUDs) unless specifically listed as a prohibited use.
S hort-term rentals are not allowed in any dwelling unit that has been permitted as an Accessory
Dwelling Unit.
5. Who may apply for a Short-term Rental Permit? All permits shall be issued to the owner of the
property.
6. What are the requirements for a Short-term Rental Permit? The requirements are listed in the
Glenwood Springs Municipal Code at Article 070.030.030(e)(9) Short-term Rentals.
7. Do I need a business license to operate a short-term rental? A business license is required for
short-term rentals. Additionally, short-term rentals are subject to sales and accommodations taxes.
Owners are required to charge and collect sales and accommodation taxes. You may apply for a
business and sales tax license at the same time you apply for a Short-term Rental permit. (See
attached information sheet as to how to apply for a business and sales tax license on line.)
8. Will I need to have my home inspected? Yes, the property owner is responsible for scheduling an
inspection with the building department as part of the application. A permit will not be issued
without the building department inspection approval.
9. Do I need a building permit for a short-term rental? A Building Permit may be required if
significant work is being completed on the home prior to it being rented. Contact the City’s
Building Department at 970-384-6411 if you have questions about whether or not your remodeling
or upgrades will require a building permit.
10. What building codes will short-term rentals be subject to? The applicable building code for your
property depends on the underlying use of your property. One or more of the following codes will
apply: International Property Maintenance Code (IPMC), International Residence Code (IRC), or
International Building Code (IBC). The City of Glenwood Springs has adopted the 2015 versions of
41
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
these codes. Copies are available for review at the Public Library.
11. What is a “designated responsible party?” A designated responsible party is a person located in
within 30 minutes’ drive time of the property who will be available to immediately respond to any
issues arising from the short-term rental of the property, whether it be from the rental party, public
safety personnel, utility personnel or any other municipal party.
For additional questions regarding short-term rentals, please contact the Community Development
Department at 970-384-6411.
42
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
Glenwood Springs Municipal Code section 070.030.030(e)(9)- Short-Term Rentals.
Intent
The City of Glenwood Springs recognizes that there are benefits to allowing owners of
residential units within the city to rent their dwelling units for periods of time less than 30
days. Short-term rental of dwelling units bring additional visitors to the city, can allow
owners to recoup housing costs, and provides revenues for the City through the additional
tax collections. The provision of short-term rentals offers additional diversification to the
resort and travelling professional accommodations market. However, due to the potential
for adverse impacts, short-term rentals must be regulated by the City to protect the health,
safety, and welfare of owners, neighbors, and visitors.
Applicability
The requirements of this subsection shall apply to any residential dwelling unit within
the city. This subsection is applicable within a Planned Unit Development unless the
short-term rental of property is specifically identified as a prohibited use by the
Planned Unit Development.
This subsection does not apply to any dwelling unit permitted as an Accessory Dwelling
Unit.
The City of Glenwood Springs is not a party to and does not enforce any private
covenants. Private covenants may restrict the ability for owners to engage in short-
term rentals.
Owner Responsibilities
The owner shall designate a natural person located within a 30 minute distance of the
short term rental who is available 24 hours per day, seven days per week, to serve as
the local responsible party for the short term rental and to immediately responding to
any issues arising from the short-term rental. The designated responsible party may be
the owner of the property. The owner shall notify the Director in writing of the
designation of the responsible party within five days of such designation or
modification of any such designation.
The owner or responsible party shall collect and pay all applicable local, state, and
federal taxes including sales and lodging taxes.
The owner or responsible party is responsible for ensuring the short-term rental meets
all applicable local, state, and federal regulations. For example, §38-45-101 C.R.S. et
seq. requiring carbon monoxide alarms in residential property.
The owner or responsible party is responsible for obtaining all required licenses in
accordance with Title 050 of the Municipal Code.
Use and Occupancy Restrictions
Occupancy limitations of a short term rental shall be established by the International
Property Maintenance Code (IPMC) and shall be indicated on the short term rental
permit.
On properties with an accessory dwelling unit, only the primary dwelling on the
property shall be eligible for a short-term rental permit.
In a multifamily building under single ownership, no more than 10 percent but at least
one unit may be permitted as a short-term rental.
In all areas outside the City’s General Improvement District (GID), as the GID may be
amended from time to time, the total number of short-term rentals shall be limited to
43
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
5 percent of the City’s total free market residential units as determined by the State
Demography Office. In addition, a short- term rental unit shall be located a minimum of
250 feet from any other short-term rental unit. This 250 foot limitation shall not apply
to units in a multifamily building under single ownership or to units that received
permits prior to the effective date of this subsection or to timely renewals of such
permits. However, the 5 percent cap on short term rentals includes existing permitted
units.
Within the GID, as it may be amended from time to time, the total number of short-
term rentals shall be limited to 18 percent of the GID’s total free market residential
units as determined by the Garfield County Assessor. In a multi-family building under
single ownership, no more than two units may be permitted as a short-term rental. GID
short term rental permits shall not count towards the total permit number limit
identified under Paragraph 4 above.
Operation
All vehicles associated with the short-term rental use shall be parked in designated
parking areas, such as driveways and garages, or on-street parking, where permitted.
No parking shall occur on lawns or sidewalks.
The owner shall be responsible for ensuring that the short-term rental complies with
Section 100.010.060 of the Municipal Code, Garbage, Refuse, and Trash Collection.
Owners and resident managers shall make arrangements for proper garbage, refuse,
and trash collection.
The following information must be posted in a prominent and visible location in the
short-term rental:
City of Glenwood Springs’ license(s) and short-term rental permit;
Contact information for owner and/or resident manager, including phone number
for 24-hour response to emergencies;
Description of location of fire extinguishers and emergency egress; and
Any other information deemed necessary by the Director or Building Official to
ensure the public’s health and safety.
All advertising of a short-term rental, including advertising on website vacation booking
sites, shall display the City of Glenwood Springs short-term rental permit number and
business license number.
Permit Procedures
Limitation to Either Short-Term Rental or Accessory Tourist Rental
A property owner may not be issued both a short-term rental permit and an accessory
tourist rental permit on the same property at the same time; however, should an
owner wish to change the use of a permitted short-term rental permit, he or she may
do so by filing an application for an accessory tourist rental permit in accordance with
070.030.030(e)(7). Upon issuance of a new accessory tourist rental permit, the pre-
existing short-term rental permit is automatically revoked.
Application Requirements
The owner shall submit the application on the form provided by the Director and shall
pay the application fee set by City Council resolution.
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Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
Issuance of Permit
All short-term rental uses shall require a permit from the Director. Such permit shall
only be issued after the short-term rental application has been approved in accordance
with the Municipal Code. The short-term rental permit shall specify any terms and
conditions of the permit. All permits shall be issued to the owner of the property. A
change in ownership shall necessitate the issuance of a new permit. Permits shall be
issued for a period of two years and shall expire at the end of odd numbered years.
Neighborhood Notification
Upon issuance of short-term rental permit, the property owner shall be responsible for
mailing public notification of the permit to owners of all real property within 250 feet
of any boundary or edge of the subject property or parcel. The property owner shall
provide certification to the Director that proper notice has been provided, including a
signed affidavit. The format of such certification shall be established by the Director.
Revocation of Permit
A short-term rental permit may be revoked at any time by the Director should it be
determined that the use is not being operated in compliance with this Section or any
other section of the Municipal Code.
Penalties for Violations
Any violation of this Section shall be subject to a fine of $250 for the first offense,
$500 for the second offense, $750 for the third offense, and $1,000 for the fourth
offense and all subsequent offenses. Each day’s continuing violation shall be a
separate and distinct offense.
A permit holder who fails to collect lodging taxes on a short-term rental during the
permit period shall not be permitted to renew the permit for the next two year
permit cycle.
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Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
[PAGE INTENTIONALLY LEFT BLANK]
46
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
SHORT TERM RENTAL PERMIT APPLICATION
Short term rental means the rental of an entire dwelling unit for monetary
consideration for a period of time less than thirty (30) consecutive days, not including a
bed and breakfast, residency unit, boarding or rooming house, accessory tourist rental,
or hotel. This definition does not include offering the use of one’s property where no
fee is charged or collected.
GENERAL INFORMATION
CHECK ONE: RENEWAL APPLICATION NEW APPLICATION
Permit Number:_________________
OWNER:
Name: _____________________________________ Business/Tax License # ___________________
Mailing Address: _________________________________________________________________
_________________________________________________________________
_________________________________________________________________
Phone No.: (home/office)___________________________(mobile)___________________________
E-Mail Address: _________________________________________________________________
RENTAL PROPERTY INFORMATION:
Physical Address: _________________________________________________________________
_________________________________________________________________
_________________________________________________________________
Complex Name.: _________________________________________________________________
Number of Bedrooms: _______________ Number of Dedicated Parking Spaces: ________________
RESPONSIBLE PARTY: □ Owner □ Designated Responsible Party (below)
(*Responsible party MUST be located within 30 minutes’ drive from the rental property)
Name: _____________________________________ Company: ______________________________
Mailing Address: _________________________________________________________________
_________________________________________________________________
_________________________________________________________________
Phone No.: (home/office) __________________________(mobile)___________________________
E-Mail Address: _________________________________________________________________
47
Short-Term Rental
Permit & Application
City of Glenwood Springs, CO
AFFIDAVIT
By signing this Affidavit I represent that all information contained in this application is true and correct to
the best of my knowledge and acknowledge and agree to abide by the requirements and restrictions of the
Glenwood Springs Municipal Code as it pertains to short-term rentals and affirm the following:
1. I have obtained a City of Glenwood Springs business and sales tax license as required under
Title 050 of the Glenwood Springs Municipal Code and will promptly remit all applicable taxes in
conformance with state and local law. If an individual or business entity acts as the Responsible Party, only
one business license shall be required.
2. The rental of the property herein described is permissible under all applicable local zoning
and land use regulations under the Glenwood Springs Municipal Code and any covenants and restrictions
imposed by any owners’ association with authority over the property.
3. I agree that I am responsible for maintaining the property for health and safety, and to
indemnify, defend, and hold harmless the City of Glenwood Springs, including its officers, agents, and
employees, from any action resulting from damage, loss, injury, including death, of any occupant of the
rental property herein described.
4. I have read and understand the requirements, restrictions, and standards of Section
070.030.030(e)(9) of the Glenwood Springs Municipal Code and shall strictly comply therewith.
Note: A Short-term Rental Permit will only be issued after the application has been reviewed and approved
in accordance with the Glenwood Springs Municipal Code. Specific terms and conditions may be included
in the permit. All permits will be issued to the owner(s) of the property. A change in ownership requires the
new property owner to apply for a new permit. Short-term rental permits expire at the end of odd numbered
years. Property owners will be sent a new application form prior to expiration of their permit.
Owner(s) Signature: __________________________________ Date:_________________
__________________________________ Date:_________________
ADMINISTRATIVE USE ONLY:
__________________________________ _____________________________
Application received by: Date:
Application fee collected Amount: ______________
Building Inspection completed Date: ________________
Public Notice Affidavit submitted Date: ________________
48