Overview: Are Short-Term Rentals Allowed in Boulder, CO?

Yes, short-term rentals are explicitly allowed in Boulder, Colorado, but they are heavily regulated and require specific licensing at both the city and county levels. Properties can be rented for periods of 29 days or fewer, but operators must comply with comprehensive regulations, obtain proper licensing, and meet strict requirements including owner-occupancy for certain types of rentals.

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How to Start a Short-Term Rental Business in Boulder

For Properties Within Boulder City Limits:

1. Verify Eligibility: Ensure your property meets all requirements including owner-occupancy (must be your principal residence where you reside more than half the year)

2. Obtain Required Licenses:

   • Short-Term Rental License from the City of Boulder
   • Business License ($25 for new applications)

3. Complete Application Process: Submit online application with all required documentation and fees

4. Set Up Tax Collection: Register with Boulder Online Tax System for accommodations tax collection

5. Comply with Ongoing Requirements: Submit annual affidavits and maintain compliance with all regulations

For Properties in Unincorporated Boulder County:

1. Determine License Type Needed:

   • Short-Term Rental License: For primary residence properties
   • Vacation Rental License: For non-primary residence properties (limited availability)

2. Check Geographic Restrictions: Vacation rentals have specific zoning and geographic limitations

3. Apply Through County Portal: Submit application via Boulder County's online system

4. Pass Inspection: Complete required building safety inspection

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Required Documents, Permits, Licenses, and Guidelines

City of Boulder Requirements:

Required Documents:

• Completed Short-Term Rental License application
• Proof of owner-occupancy (principal residence documentation)
• Property ownership verification
• Self-certification of safety equipment (smoke detectors, carbon monoxide detectors)

Licenses and Permits:

• Short-Term Rental License: $190 initial fee, $190 renewal
• Business License: $25 (one-time for new licenses)
• Annual Affidavit: $20 annual fee

Safety Requirements:

• Smoke detectors in all required locations
• Carbon monoxide detectors
• Fire extinguishers (self-certified, no inspection required)

Boulder County Requirements:

For Short-Term Rentals:

• Application fee: $350 initial, $250 renewal
• Proof of primary residence
• Building safety inspection
• Insurance documentation
• Property tax payment verification

For Vacation Rentals:

• Application fee: $500 initial, $300 renewal
• Building safety inspection
• Wildfire Partners Assessment (in certain areas)
• Limited availability due to licensing caps

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Specific Regulations for Short-Term Rentals

City of Boulder Regulations:

Occupancy and Use:

• Must be owner's principal residence (resided in for more than half the year)
• Maximum rental period: 29 days at a time
• Must follow city occupancy limits
• Owner must be natural person, trust, or nonprofit organization
• Name on license must match property deed

Operational Requirements:

• All advertisements must display:
  • Maximum allowed occupancy
  • Rental Housing License (RHL) number
• License valid for 4 years
• Annual affidavit required to maintain license
• No inspections required (owner self-certifies safety equipment)

Restrictions:

• Accessory Dwelling Units (ADUs) cannot be used for short-term rentals unless both ADU and STR license were established before January 3, 2019
• No limit on rental days per year for primary residence
• ADUs limited to 120 days per year maximum

Boulder County Regulations:

Short-Term Rental Requirements:

• Must be primary residence (owner resides more than 6 months per year)
• Generally rented while owner is present
• Exception: up to 45 nights per year where entire unit can be rented while owner absent
• Maximum occupancy: 8 people or septic system limit, whichever is less
• Two on-site parking spaces required

Vacation Rental Requirements:

• Non-primary residence properties
• Entire dwelling rented to single booking party
• Geographic restrictions apply:
  • Upper St. Vrain CCD: 194 licenses available
  • Bald Mountain CCD: 83 licenses available
  • Plains CCD: Not allowed
• Prohibited in subdivisions in Bald Mountain CCD
• Allowed in subdivisions in Upper St. Vrain CCD

Advertising Requirements:

• License number must be displayed
• Whether whole home or private room is offered
• Approved occupancy limit
• Number of on-site parking spaces

Individual/Entity Limitations:

• Maximum one Short-Term Rental License per person/entity
• Maximum one Vacation Rental License per person/entity
• Licenses cannot be transferred

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Contact Information for Local Authorities

City of Boulder - Planning & Development Services

Rental Housing Licensing Division:

• Phone: 303-441-3152
• Email: RHL@bouldercolorado.gov
• Mailing Address: Rental Licensing Program P.O. Box 791 Boulder, CO 80306
• Website: bouldercolorado.gov/services/rental-housing-licensing-short-term
• Online Contact Form: Available through city website

Tax & Licensing Division:

• Email: salestax@bouldercolorado.gov
• Online Tax System: boulderonlinetax.gentaxcpc.net/

Boulder County - Community Planning & Permitting

Licensing Contact:

• Phone: 303-441-3930
• Email: strlicensing@bouldercounty.org
• General Planning Email: planner@bouldercounty.gov
• Mailing Address: Community Planning & Permitting PO Box 471 Boulder, CO 80306

Office Hours:

• Public Office Hours: 8 a.m. to 3 p.m. (Monday, Wednesday, Thursday); 10 a.m. to 3 p.m. (Tuesday)
• Virtual Service Hours: 8 a.m. to 4:30 p.m. (Monday, Wednesday, Thursday, Friday); 10 a.m. to 4:30 p.m. (Tuesday)

Physical Location: Courthouse Annex Building 2045 13th St. Boulder, CO 80302

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Source Links

• City of Boulder STR Licensing: bouldercolorado.gov/services/rental-housing-licensing-short-term
• Boulder County STR Licensing: bouldercounty.gov/departments/community-planning-permitting/short-term-dwelling-vacation-rental-licensing/
• Boulder County Land Use Code: bouldercounty.gov/property-and-land/land-use/zoning/land-use-code/short-term-dwelling-rentals/
• City of Boulder Rental Housing Guide: bouldercolorado.gov/guide/rental-housing-licensing
• Airbnb Boulder County Information: www.airbnb.com/help/article/3586

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Important Notes for STR Investors

Key Investment Considerations:

1. Owner-Occupancy Requirements: City of Boulder requires the property to be your principal residence, significantly limiting investment opportunities for non-resident investors.

2. Limited County Opportunities: Boulder County vacation rental licenses are capped and may have waiting lists, particularly in desirable mountain areas.

3. High Regulatory Compliance: Both jurisdictions have extensive requirements including regular affidavits, tax collection, and strict advertising standards.

4. Geographic Restrictions: Not all areas within Boulder County allow vacation rentals, and subdivision restrictions apply in certain areas.

5. No Transfers: Licenses cannot be transferred between owners, requiring new applications upon property sale.

6. Inspection Requirements: Boulder County requires building safety inspections, while Boulder City relies on owner self-certification.

7. Tax Obligations: Properties must collect and remit accommodations taxes through local systems.

Recommendation: Thoroughly review all requirements and consider consulting with local legal counsel before proceeding with any short-term rental investment in the Boulder area, given the complex and restrictive regulatory environment.