Short-term Rentals

A short-term rental (STR) is defined as the use or occupancy of a residential property or dwelling unit, in whole or in part, by the public for a fee, primarily for tourist accommodations, and for a period of less than 30 days. The City of Aspen recognizes that there are benefits to allowing owners of residential units to rent their properties for periods of less than 30 days. STRs supplement Aspen’s lodging bed base, diversify lodging options, and provide economic benefit to property owners and the community.

STRs also impact the Aspen community in various ways. Resident quality of life, parking, wildlife protection, affordable housing, transportation, and city services are all impacted by the operation of STRs. Due to the potential for adverse impacts, STRs are regulated by the City of Aspen to protect the health, safety, and welfare of owners, neighbors, and visitors and balance conflicting community needs and interests. 

Property owners wishing to rent their residential property or dwelling unit for periods of fewer than 30 days at a time must obtain an STR permit and the required licensing from the City of Aspen before operating the STR. Timeshare, hotel, motel, and bed and breakfast uses are not considered short-term rental uses.

In June of 2022, after nearly six months of extensive analysis, policy development, and public engagement, Aspen City Council approved Ordinance No. 09, Series 2022. Ordinance No. 09, Series 2022 amended the regulations for the operation of STRs in Aspen, including the creation of three different permit types and the addition of a non-transferability clause, life safety and operational requirements, and a permit fee schedule.

Permit Types & Fees

Three STR Permit Types

Applicants must choose from three STR permit options. The permit types are differentiated based on the permittee’s residency, the number of rental nights allowed, and whether the property is a lodge or condo-hotel as defined in the Land Use Code. Each type of STR permit has different regulatory and financial requirements.  

  • Lodging Exempt (STR-LE) Permit
    • Available to managers of lodging and condo-hotel properties which meet the definition of “lodge” or “condo-hotel” per Ordinance No. 9, Series 2022.
    • No annual limit on the number of nights per year the STR may operate.
    • Not limited by number in any zone district where STRs are a permitted use.
    • Only one permit is required for all units under management.
    • Batch filing of taxes is allowed.
    • Business licenses required for the qualified owner’s representative as well as the owner of each property covered under the single permit. 
    • Individual owners of units at lodge or condo-hotel properties are not eligible for the Lodging Exempt Permit and must apply for a Classic or Owner-Occupied Permit.
  • Owner-Occupied (STR-OO) Permit
    • Available to title property owners who reside in their City of Aspen residential property as their primary residence.
    • Limited to 120 STR rental nights per year.
    • Not limited by number in any zone district where STRs are a permitted use.
    • Property owner name is required on the application; LLCs without a verifiable name of a natural person will not be accepted.
    • Permittee must submit two pieces of documentation indicating that the STR address is the permittee’s primary residence.
    • Business licenses required for the permittee and qualified owner’s representative. 
  • Classic (STR-C) Permit
    • Available to non-owner occupied OR owner-occupied residential properties.
    • No annual limit on the number of nights per year the STR may operate.
    • Limited by number in certain residential zone districts; new applicants will be subject to a waitlist in zones with capped numbers of available STR-C Permits.
    • Property owner name required on the application; LLCs without a verifiable name of a natural person will not be accepted.
    • Business licenses required for the permittee and qualified owner’s representative. 

Permit Fees and Taxes

Annual STR permit fees are as follows:

  • $148/unit for STR-LE Permits.
  • $394 for STR-C and STR-OO Permits.

STR permit fees are in addition to the annual cost of an STR business license ($150/year) obtained from the City of Aspen Finance Department. STR business licensees must file Sales, Lodging, and STR Excise Taxes directly with the City of Aspen Finance Department each month. Taxes are remitted online through the MUNIRevs portal.

Apply for an STR Permit

Before applying for a permit, applicants are encouraged to review the STR Program Guidelines (PDF).

To access STR permit applications, application submission instructions, and required supplemental documents, visit the Apply for a Short-term Rental Permit page.

Resources

Helpful Links

  • STR Program Guidelines (PDF) is a comprehensive guide created exclusively for STR owners and operators in the City of Aspen. The document contains detailed explanations of the permit types, application process, and regulatory requirements.
  • STR Map (GIS) this interactive GIS application allows users to type in any property address within the City of Aspen to find information pertaining to STR permit status and ownership, zone district, and numbers of available Classic permits per zone district.
  • Good Neighbor Guide (PDF), co-created with ACRA, contains helpful information for visitors to Aspen, including details about transportation, climate, wildlife, and a link to sign the Aspen Pledge. The Good Neighbor Guide is required to be displayed in each STR unit.
  • STR Program Summary (PDF) is a high-level overview of the STR Program.
  • STR Q&A Meeting Recording (MP4) from September 15, 2022 shares information about the STR program regulations and application process.
  • STR Q&A Meeting Slide Deck (PDF) from the September 15, 2022 public meeting.
  • Permit Selection Flowchart (PDF) helps STR operators choose the permit type they are eligible to apply for. 
  • Ordinance No. 09, Series 2022 amended the regulations for the operation of STRs in Aspen and is the basis for the STR Program. 
  • Submit a Complaint about an STR Property.  If you believe a STR property (permitted or un-permitted) is in violation of Ordinance No. 09, Series 2022, you may file a formal complaint against the property using Aspen 311 Connect.

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Contact Us

  1. Emmy Garrigus (she/her/hers)

    Lodging & Commercial Core Program Manager
    Email Emmy Garrigus
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