Short-Term Rental Investment Guide: Warrenton, Oregon

Overview

Short-term rentals ARE ALLOWED in Warrenton, Oregon, but with specific restrictions and requirements. The city operates a regulatory framework that distinguishes between different types of short-term rentals: vacation rentals, homestay lodging, and bed and breakfast inns. Homestay lodging is permitted in residential zones for owner-occupied properties, while vacation rentals are only allowed in commercial zones that permit hotels and tourist accommodations.

How to Start a Short-Term Rental Business in Warrenton

Step-by-Step Process for Homestay Lodging

1. Verify Zoning Compliance: Confirm your property is zoned appropriately using the Clatsop County GIS webmaps
2. Submit Homestay Lodging Application: File with the Planning Department and pay the $150 non-refundable fee
3. Finance Department Registration: Register for transient room tax and business license
4. Building Inspection: Schedule and complete safety inspection with Building Inspector
5. Final Approval: Receive approval from Planning Department upon completion of all requirements

Business Registration Requirements

All short-term rental operators must:

• Obtain a business license
• Register for and collect transient room tax
• Complete safety inspections
• Maintain compliance with local regulations

Required Documents, Permits, and Guidelines

Essential Documents Checklist

Primary Applications:

• Homestay Lodging Application (with $150 filing fee)
• Transient Room Tax Registration Form
• Business License Application (with filing fee)

Supporting Documentation:

• Site map and parking diagram
• Copy of advertised listing(s)
• Property ownership verification
• Insurance documentation (recommended)

Post-Approval Requirements:

• Tsunami evacuation map (permanently displayed)
• Parking diagram of approved spaces
• Owner and designated representative contact information (permanently displayed)

Safety and Operational Standards

Building Safety Requirements:

• Carbon monoxide detectors in each rental bedroom
• Smoke detectors in each rental bedroom
• NOAA weather radio with alert capabilities (visible location)
• GFCI electrical outlets in kitchens and bathrooms
• Properly labeled circuit breaker box
• Emergency egress in all rental bedrooms
• Compliant handrails per state building code
• Visible address numbers from street
• Garbage and recycling service

Operational Restrictions:

• No separate cooking facilities (stoves, rangetops, ovens, hotplates) - microwave ovens permitted
• Maximum 5 bedrooms for rent
• Owner-occupied requirement (principal residence only)
• Complaint registry maintenance

Specific Regulations

City-Level Regulations (Warrenton Municipal Code Chapter 8.24)

Permitted Uses by Zone:

• Homestay Lodging: Allowed in residential zones (owner-occupied, up to 5 bedrooms)
• Vacation Rentals: Prohibited in residential zones; only permitted in commercial zones allowing hotels/motels
• Bed & Breakfast: Allowed in some residential and commercial zones (owner-occupied, max 5 rooms, breakfast service)

Key Restrictions:

• Owner-occupancy requirement (principal residence only)
• Maximum 5 bedrooms for homestay lodging
• No cooking facilities in rental units
• One off-street parking space per guest bedroom required
• Non-transferable permits (new owner must reapply)
• 24/7 local contact requirement (must respond within 30 minutes)

Grandfathering Status:

• Grandfathering for vacation rentals in residential areas closed as of February 9, 2021 (Resolution No. 2588)
• Existing grandfathered properties retain status but don't transfer with property ownership

County-Level Regulations (Clatsop County)

Unincorporated Areas:

• Vacation rentals permitted with county permit ($550 fee)
• Operating standards per Ordinance 22-03
• 10.5% transient room tax rate (9.5% + 1% county-wide)

State-Level Requirements (Oregon)

Oregon state regulations apply to all short-term rentals, including:

• State building code compliance
• Oregon Health Authority lodging requirements
• State tax obligations

Parking and Safety Requirements

Parking Standards

• Minimum one approved off-street parking space per guest bedroom
• Parking stalls must meet minimum size and orientation standards
• Diagrams must be permanently displayed

Safety Standards

• Emergency egress requirements for all rental bedrooms
• Compliant handrails and guardrails
• Proper electrical safety (GFCI outlets)
• Address visibility requirements
• Tsunami evacuation mapping (critical for coastal location)

Transient Room Tax Requirements

Tax Rates:

• City of Warrenton: 1% (for incorporated areas)
• Clatsop County unincorporated: 10.5% total (9.5% + 1% county-wide)

Collection and Remittance:

• Must collect from guests
• Quarterly remittance required
• Registration with Finance Department mandatory

Local Contact Information

Planning Department (Primary Contact)

• Phone: 503-861-0920
• Email: cityplanner@ci.warrenton.or.us
• Planning Technician: Judith Stich (planning@warrentonoregon.us)

Finance Department (Tax Questions)

• Phone: 503-861-2233
• Email: financedirector@ci.warrenton.or.us

City of Warrenton

• Address: 225 S Main Ave/PO Box 250, Warrenton, OR 97146
• Phone: 503-861-2233
• Website: www.warrentonoregon.us

Key Compliance Notes

1. No Listing Without Approval: Listing properties prior to approval is done at owner's risk
2. Owner-Occupied Requirement: Properties must be principal residences (not second homes)
3. Non-Transferable Permits: Permits don't transfer with property sale
4. Complaint Registry: Mandatory tracking of guest-related issues
5. 24/7 Availability: Owner or representative must be available and respond within 30 minutes

Important Deadlines and Status Updates

• January 22, 2019: Homestay Lodging Safety Regulations took effect
• February 9, 2021: Grandfathering for vacation rentals in residential zones closed
• Ongoing: Quarterly transient room tax remittance required

Source Links

• Main City STR Page: www.warrentonoregon.us/ced/page/short-term-rentals
• Warrenton Municipal Code: ecode360.com/WA5029
• Ordinance 1224: www.warrentonoregon.us/sites/default/files/fileattachments/community_amp_economic_development/page/3271/ordinance_1224_2nd_reading_012219.docx.pdf
• Homestay Lodging Application: www.warrentonoregon.us/sites/default/files/fileattachments/community_amp_economic_development/page/3271/homestay_lodging_application_6-2021_fillable.pdf
• Transient Room Tax Form: www.warrentonoregon.us/sites/default/files/fileattachments/community_amp_economic_development/page/3271/trt.registration.fillable.pdf
• Business License Application: www.ci.warrenton.or.us/finance/page/new-business-application
• Clatsop County GIS Maps: delta.co.clatsop.or.us/apps/ClatsopCounty/
• Tsunami Evacuation Map: www.oregongeology.org/pubs/tsubrochures/WarrentonEvacBrochure-5-29-13_onscreen.pdf

Note for Investors: Warrenton's regulatory environment is designed to balance economic opportunity with neighborhood preservation. The requirement for owner-occupancy and restriction on vacation rentals in residential zones significantly limits supply, potentially supporting higher rates for compliant operators. The coastal location and proximity to attractions like Fort Stevens State Park create strong seasonal demand patterns that can be leveraged for revenue optimization.