Overview: Are Short-Term Rentals Allowed in Ashford, WA?

Yes, short-term rentals are explicitly allowed in Ashford, WA. However, investors must understand that Ashford is an unincorporated community, meaning it lacks city-specific ordinances. Short-term rentals in Ashford are regulated at the county level by Pierce County under PCC 18A.37.040.

Additionally, portions of the greater Ashford area extend into Lewis County, where new STR regulations are being implemented that may apply depending on your specific property location within the Ashford/Paradise Type I LAMIRD.

How to Start a Short-Term Rental Business in Ashford, WA

Step 1: Determine Your Jurisdiction

• Verify your property location - Most of Ashford falls under Pierce County jurisdiction, but some areas may be in Lewis County
• Check county zoning maps to confirm which regulations apply to your specific property

Step 2: Ensure Property Compliance

• Structure requirements: STRs must operate within a legally established single-family dwelling or accessory structure
• Zoning compliance: Confirm your property is zoned appropriately for residential use and STR operations
• Property condition: Ensure the structure meets all safety and building codes

Step 3: File Required Documents

• Pierce County: File Vacation Rental Affidavit with Pierce County Planning and Public Works
• Lewis County: Obtain Short-Term Rental Permit from Lewis County Department of Community Development

Step 4: Complete Required Notifications and Preparations

• Neighbor notification: Provide notification to all directly adjacent property owners (Pierce County requirement)
• Guest information: Prepare parking location information and "Good Neighbor" materials
• Insurance: Obtain required liability insurance coverage
• Safety equipment: Install required smoke and carbon monoxide detectors, fire extinguisher

Required Documents, Permits, Licenses, and Guidelines

Pierce County Requirements (Primary Jurisdiction)

Documents to File:

• Vacation Rental Affidavit with Pierce County Planning and Public Works
  • Property owner's intent to use residence as Vacation Rental
  • Contact information for owner, representative, or property management company (phone and email)
  • Listing of internet sites where the property is advertised
  • Certification that required neighborhood notification has been provided

Required Materials to Provide Guests:

• Good Neighbor brochure describing appropriate etiquette for residing in a Vacation Rental
• Parking information indicating location of guest parking spaces

Health and Safety Requirements:

• Smoke and carbon monoxide detectors
• Fire extinguisher (properly maintained and charged)
• Functional septic system or legal sewer connection
• Approved water source meeting potable water standards
• Solid waste collection service during all months of operation

Legal Requirements:

• Liability insurance of $1 million or more covering STR use
• Payment of all property taxes and fees
• State UBI (Unified Business Identifier)

Lewis County Requirements (If Applicable - Ashford/Paradise Area)

Permit Process:

• Short-Term Rental Permit from Lewis County Department of Community Development
• Annual permit renewal required
• Type I application process
• Six-month grace period for existing operators after code adoption (no fee during grace period)

Posting Requirements (Visible from Road):

• Property address clearly posted
• Name and 24-hour phone number of local property representative
• Interior sign with:
  • Unified Business Identification number and Lewis County STR permit number
  • Property owner and authorized agent contact information
  • Property boundary map with access points and easements
  • Floor plan showing fire extinguisher and exit locations
  • Waste collection instructions
  • Quiet hours (10 PM - 7 AM minimum)
  • Burn restriction notice

Occupancy and Parking:

• Maximum occupancy: 2 guests per bedroom plus 3 additional guests
• Parking: Minimum 1 on-site parking space per bedroom
• Detached bedrooms counted as separate dwelling units for STR limitations

Specific Regulations by Jurisdiction

Pierce County Regulations (Primary)

Property Limitations:

• Maximum 5 guest rooms
• Maximum 10 guests at any time (2 guests per bedroom maximum)
• Guest stays not to exceed 2 weeks
• Compensation must be paid for lodging

Operational Requirements:

• Owner or representative must provide guests with parking location information
• Adjacent property owners must be notified of vacation rental business presence
• "Good Neighbor" brochure required for each renter
• Longer-term rentals exceeding 30 days are not regulated under this chapter

Permit Violations:

• If standards cannot be met, Conditional Use Permit required
• Code violations processed under enforcement procedures

Lewis County Regulations (Ashford/Paradise Area)

STR Cap Limitations:

• 25% cap on total existing dwelling units within Type I LAMIRDs (including Ashford/Paradise area)
• Current status: Ashford area is already at capacity under proposed regulations, limiting new STR permits

Per-Parcel Limitations:

• 1 dwelling unit on parcel: 1 STR allowed
• 2 dwelling units on parcel: 1 STR allowed
• 3 dwelling units on parcel: 2 STRs allowed
• 4+ dwelling units on parcel: No STRs allowed (except under specific multifamily provisions)

Operational Restrictions:

• No outdoor STRs (tents, treehouses) except in RV parks/campgrounds
• No RV/yurt STRs except as permitted residence or in RV parks
• No commercial events (wedding venues, sales events)
• No temporary structures used for lodging

Permit Vesting:

• Permits obtained before December 31, 2025 are vested and not subject to 25% cap
• After January 1, 2026, new permits issued first-come, first-served
• Permits are non-transferable - new owner must obtain new permit

State of Washington Requirements

Universal State Requirements:

• Liability insurance: Minimum $1 million coverage as required by RCW 64.37.050
• Tax collection: State sales tax and applicable local taxes
• Business registration: State UBI (Unified Business Identifier)
• Safety standards: Compliance with state fire and building codes
• Carbon monoxide alarm requirements
• Transient accommodation taxes where applicable

Contact Information for Local Authorities

Pierce County Planning and Public Works

• Phone: (253) 798-6890
• Email: planning@piercecountywa.gov
• Website: www.piercecountywa.gov
• Address: 2401 S 35th Street, Tacoma, WA 98409
• Department: Planning and Public Works - Vacation Rental Program

Lewis County Department of Community Development

• Primary Contact: Mindy Brooks
• Email: mindy.brooks@lewiscountywa.gov
• Phone: (360) 740-2610
• Website: lewiscountywa.gov/departments/community-development
• Address: 351 NW North Street, Chehalis, WA 98532

State of Washington Resources

• Washington State Department of Revenue: (360) 534-1500
• RCW 64.37: Short-Term Rental statutes

Important Considerations for Investors

Regulatory Timeline

• Lewis County: New STR regulations effective after adoption (grace period until December 31, 2025)
• Pierce County: Current regulations under PCC 18A.37.040, with pending updates under Ordinance 2025-516s
• Market Impact: Lewis County area (Ashford/Paradise) is at capacity, limiting new STR development

Market Dynamics

• Strong performance: Ashford shows robust STR market performance with growing revenues
• Competition: High amenity requirements (hot tubs in 52% of listings)
• Seasonality: Strong peak and off-season performance due to Mount Rainier proximity

Compliance Costs

• Permit fees: Varies by county (Lewis County fee schedule to be adopted)
• Insurance: Minimum $1 million liability coverage required
• Safety equipment: Smoke/CO detectors, fire extinguisher, septic maintenance
• Ongoing compliance: Annual renewals, inspections, tax collection

Source References

1. Pierce County Code 18A.37.040 - Bed and Breakfast and Short-Term Vacation Rentals regulations
2. Lewis County Code 17.105 - Short-Term Rentals proposed regulations
3. Lewis County Community Meeting Presentation - Packwood Community Meeting June 23, 2025
4. The Daily Chronicle News Article - Lewis County Planning Commission meeting coverage July 11, 2025
5. Revedy Market Analysis - Ashford STR market overview January 7, 2025
6. STRProfitMap Washington Regulations - Washington state STR regulatory overview

Disclaimer: Always verify current regulations with local authorities before making investment decisions, as regulations are subject to change and enforcement interpretations may vary.