Maple Valley, WA Short-Term Rental (STR) Investor Guide

Overview: Whether Short-Term Rentals are Allowed in Maple Valley, WA

It is explicitly PROHIBITED to establish any temporary housing, including short-term rentals, without a temporary use permit. While short-term rentals can operate within the city, they must be conducted in full compliance with Chapter 18.75 of the Maple Valley Municipal Code, which governs all "temporary tent encampments" and defines them as a "short-term residence facility." This means that operating a traditional STR (like an Airbnb) is subject to the same permitting process and strict regulations as a temporary tent encampment. A permit is mandatory.

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

To legally operate a short-term rental, you must follow the official permit application process defined in the city's code. This process is designed for temporary, short-duration housing and is not a standard business license pathway.

Step 1: Understand the Permit Requirement

• A Temporary Use Permit is required for any short-term residence facility, regardless of whether it uses tents or more traditional structures.
• The permit application must be signed by both the "sponsor" and the "managing agency" (which can be the same entity).

Step 2: Understand the Prohibitions

• The city will not accept, process, issue, grant, or approve any applications for temporary housing that do not comply fully with the permit requirements.
• It is unlawful to establish or operate a short-term rental in violation of this chapter. Violations will result in code enforcement action, requiring all activities to cease and the site to be restored to its pre-encampment condition.

Step 3: Understand Permit Limits

• Only one temporary tent encampment (which includes a STR) may be located in the entire City at any given time.
• The same site cannot receive a permit more than once in a calendar year, and not sooner than 180 days after the previous site was vacated.
• The maximum duration for any permit is 90 days, with a specific termination date required.

Step 4: Submit a Complete Application

• An application must be made on city-prescribed forms.
• All required documentation and plans must be submitted simultaneously for a "completed application" to be filed.

Required Documents, Permits, Licenses, and Guidelines

To be considered for a Temporary Use Permit, a comprehensive application must be submitted. The following is the mandatory documentation checklist:

1. Site Plan: A detailed, to-scale plan showing all existing and proposed elements on the property.
2. Vicinity Map: A map showing the site in relation to nearby streets and properties.
3. Written Proposal Summary: A narrative responding to all standards and requirements of Chapter 18.75.
4. Written Code of Conduct: A mandatory code of conduct for residents that ensures health, safety, and welfare while mitigating impacts to neighbors.
5. Transportation Plan: A plan that includes provisions for transit services for residents.
6. Identification and Screening Plan: A detailed plan on how the sponsor/manager will obtain verifiable identification from residents and conduct sex offender and warrant checks.
7. Project Statistics: Data including site area, building coverage, number and location of structures (tents or buildings), expected and maximum number of residents, and the duration of the encampment (STR).
8. Legal Description and Parcel Number: The precise legal description of the property.
9. Site Photographs: "Before-encampment" photos of the host site.
10. Transition Services Plan: A plan identifying any proposed counseling or transition services.
11. List of Other Permits: A list of any other permits that may be required from the city or other government agencies.
12. Public Meeting Plan: A detailed plan for a mandatory public meeting to be held no later than two weeks before the proposed move-in date. Notice must be provided in the city's newspaper of record and mailed to all properties within 500 feet of the site.
13. Modification Request (if applicable): If the applicant seeks to modify any specific requirement of the chapter, a description of the standard and justification for the modification must be provided.

Processing: Permits for temporary tent encampments (including STRs) are processed by the City without charge.

Specific Regulations for Short-Term Rentals in Maple Valley

The regulations in Chapter 18.75 are extensive and designed to minimize impacts. Key operational requirements include:

• Location Buffers: The STR must be located a minimum of 20 feet from commercial/industrial/multifamily properties and 40 feet from single-family or public recreational properties. A reduced buffer may be approved if adequate separation exists due to site characteristics.
• Critical Area Prohibition: The STR cannot be located within a critical area or its buffer.
• Fencing: A six-foot-tall, sight-obscuring fence is required around the perimeter, unless topographical or vegetative features provide sufficient screening.
• Lighting: All exterior lighting must be directed downward, with glare contained within the site.
• Occupancy Limits: The maximum number of residents is determined by the Director but cannot exceed 30 people.
• Parking: On-site parking for the property owner ("host") cannot be displaced unless sufficient off-street parking is available or a shared parking agreement is executed.
• Age Restrictions: No children under 18 are allowed to stay overnight unless accompanied by a parent or guardian. Unaccompanied minors must result in immediate contact with Child Protective Services.
• Health and Safety Compliance: Full compliance with Washington State laws, the Maple Valley Municipal Code, and King County Department of Health regulations is mandatory. This includes strict requirements for:
  • Sanitary portable toilets (set back at least 40 feet from property lines).
  • Hand-washing stations.
  • Food preparation and service areas.
  • Solid waste disposal and refuse receptacles.
  • A regular trash patrol in the vicinity.
• Police Coordination: Points of contact for the Maple Valley Police Department must be designated and posted on-site at all times.
• Resident Screening: The sponsor and managing agency must maintain a log of all overnight residents and must contact the police if someone is rejected for an active warrant or a match on a sex offender check.
• Material Safety: Tents over 300 square feet and canopies over 400 square feet must use flame retardant materials.
• Decommissioning: Upon vacation of the site, all temporary structures and debris must be removed within one calendar week, returning the site to its original condition.

Decision Process:

• The Director of Community Development has the authority to grant, grant with conditions, or deny a permit.
• A notice of application must be published, posted on the property, and mailed to all properties within 500 feet.
• The Director must make a decision within 45 days of receiving a completed application.
• The permit will be granted only if the proposed use is not detrimental to the public welfare, meets all zoning and performance standards, is consistent with the comprehensive plan, and all possible measures have been taken to minimize adverse impacts.
• Decisions can be appealed under Process I of the Maple Valley Municipal Code.

Contact Information for the Local Authority in Charge of STRs

The primary authority for issuing Temporary Use Permits for STRs is the Director of Community Development.

• Department: Community Development Department
• City of Maple Valley
• Phone: (425) 413-8800
• Website: City Departments - Community Development
• Email: Not available in the provided content.
• City Hall Address (general): 22016 SE 256th Street, Maple Valley, WA 98038

For code enforcement issues or police-related concerns (e.g., resident screening), coordination with the Maple Valley Police Department is required. Their contact information is not provided in the content, but it is the city's police department.

Links to Source Pages

• Maple Valley Municipal Code, Chapter 18.75 - Temporary Housing: https://www.codepublishing.com/WA/MapleValley/html/MapleValley18/MapleValley1875.html
• City of Maple Valley - Ordinances: https://www.maplevalleywa.gov/government/ordinances.php
• City of Maple Valley - Municipal Code: http://www.codepublishing.com/wa/maplevalley/