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Short-Term Rentals

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1. Is my property considered a “lodge”?

Reference Title 26 Part 100 Section 26.104.110 to determine whether your property falls within the definition of “Lodge Uses”. 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.

2. My property is in the “L” Zone. Does this mean I’m eligible for a Lodging Exempt Permit?

If a property is located in the L Zone, it does not necessarily mean the property is eligible for an STR-LE Permit. A property must meet the definition of “Lodge” in the Land Use Code to be eligible for a Lodging Exempt 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.

3. How can I determine which permit I can apply for?

Use the Permit Selection Flowchart to determine which STR permit(s) you may be eligible to apply for. 

4. I believe there is an STR in violation of the new ordinance regulations. What can I do?

If you believe an STR is in violation of Ordinance No. 09, Series 2022, you can file a complaint through Aspen 311 Connect.

5. Are property managers required to have a business license if they are the Qualified Owner’s Representative (QOR)?

Yes, all qualified owner’s representatives are required to have a current, valid business license from the City of Aspen Finance Department.

6. What is the process to name a 3rd party management company for a 2021-2022 permit?

2021-2022 STR permits may name a third-party management company as the qualified owner’s representative (QOR) on their renewal application for 2023. If the management company wishes to be added to a 2021-2022 permit before that permit is renewed for 2023, they must create a MuniREVS account and request to be added to the current permit by contacting the Finance Department.

7. When will I know if I can get a new Classic permit in a capped zone?

Staff anticipate being able to issue any new Classic Permits in capped zones in February 2023. Renewal applications from 2022 must be processed first to determine whether any new Classic Permits will be available.

8. Do I have to hire a qualified owner’s representative?

Permittees who do not live within the Roaring Fork Valley or Colorado River Drainage from No Name to Rifle are required to name a qualified owner’s representative (QOR) on permit applications. Permittees who live within the Roaring Fork Valley or Colorado River Drainage but are unable or unwilling to be available for in-person emergency response must also name a QOR for their STR unit.

9. Can a real estate broker, acting as the Qualified Owner’s Representative, use the real estate company’s business license?

Brokers with a licensed real estate company may use the real estate company’s business license.

10. Can lessees of a property obtain a STR permit?

STR permits require that a permittee has at least 10% ownership of the property. If the property owner is willing to be named as the permittee, then the lessee could act as the qualified owner’s representative (QOR) if they can fulfill the requirements of the Qualified Owner’s Representative outlined in Ordinance No. 9, Series 2022 and the STR Program Guidelines.

11. Where is the wildlife protection policy?

The wildlife protection policy is printed on the STR permit document that the permittee will receive once the permit is issued.

12. What does it mean to display permits/business license/in-unit messaging in a conspicuous location?

STR operators are required to display the STR permit, in-unit messaging, STR business license, and Good Neighbor Guide in an obvious location in the STR unit. Acceptable locations include inside an informational binder, on the coffee table, displayed in frames, or other places where the renters can easily access the information.

13. How do I display my permit number in 3rd party advertising?

The permit number should be included in all third-party advertisements such as on VRBO, Airbnb, or similar. The permit number can be included in the advertisement title, description of the property, or in the part of the posting specifically designated by the third-party company.

14. What type of business license do I need?

Permittees named on STR permits will need an STR-specific business license. Qualified owner’s representatives will need either an STR-specific business license, or, if applicable, they may use the business license associated with their real estate or property management firm (these are most often “real estate” business licenses). 

15. Do I need an STR permit for my timeshare property?

Timeshares and fractional ownership properties do not qualify as short-term rentals and are not regulated by Ordinance No. 9, Series 2022, so STR permits for these property types are not required. Please check with the Finance Department to see what the business license and associated tax requirements are for these properties.

16. How do I know if a property has a current STR permit?

Please contact aspensalestax@aspen.gov or emmy.garrigus@aspen.gov to confirm whether a property has a current STR permit.

17. I’m moving to a new address. Can I take my current 2021-2022 STR permit with me?

Permits may not be transferred between addresses.

18. How do I determine which zone district my property is located in?

Explore the STR Eligibility Map to determine which zone district your property is located in. 

19. How do I know if STRs are permitted in my zone district?

Explore the STR Eligibility Map to determine whether STRs are permitted in your zone district.

20. Do I need an STR permit in Pitkin County in addition to my City of Aspen permit?

If your residence is located within Aspen city limits, you will only need an STR permit through City of Aspen. If your residence is located outside of Aspen city limits, you’ll only need a Pitkin County STR Permit. Find out whether your residence is in or out of Aspen.

21. Can I apply for a permit using my LLC or Trust name?

All permit applications require the full name of one person with an ownership interest in the property. If the title to the STR property is held by a corporation, partnership, association, trust, or similar entity, the name and contact information of any officer, director, or stockholder holding at least 10% of interests in the entity is required as the “Permittee” on the application. 

LLCs, trusts, or other business names will not be allowed on new STR permit applications after October 1, 2022. Applicants renewing 2022 STR permits where a trust, LLC, or similar was previously named must choose a natural person to assume the permittee role in the renewal application for 2023.  

22. Can I change the permittee name from one person to another in the same LLC or trust?

Permittee contact information may not be changed after a permit is issued as permits are non-transferable. Changes to permittee information will result in the termination and revocation of a permit and the new permittee will be required to apply for a new permit. 

23. What is the Public Notice Process and how do I complete it?

Reference the STR Program Guidelines for a detailed description of the Neighborhood Notice process and requirements for new Classic and Owner-Occupied STR permits.

24. How do I know which supplemental documents I need to submit with my permit application?

Each STR permit application lists the required supplemental documents necessary to submit with the application type. Required documents are also listed for each permit type in the STR Program Guidelines. 

25. I have an STR permit for my property but it’s not showing on the STR Eligibility Map. Should I be concerned?

STR data and tracking is a new program and will continue to evolve in the coming months. With that said, our STR mapping application is not yet perfect and is intended for informational purposes only. Staff are committed to updating the GIS application to accurately reflect the current, issued STR permits on a regular basis. The fact that your STR permit is not shown on the STR Eligibility Map does not necessarily indicate an issue with your permit. 

To check if you have a valid STR permit for your property, please contact aspensalestax@aspen.gov or emmy.garrigus@aspen.gov. 

26. I want to rent my unit for more than 30 days at a time. Do I need an STR permit?

Rentals of 30 days or more are considered “long-term rentals” and do not require an STR permit from the City of Aspen. Long-term rentals require a business license from the Finance Department. Please contact aspensalestax@aspen.gov for more information about long-term rental requirements.

27. Why did I receive a public notice?

Public notices are required as a part of the application process for all new Classic and Owner-Occupied STR permits. Before a new permit is issued, permittees must post a notice at their property for 15 days and mail a notice to all property owners within 300 feet of the property for which they are seeking the new STR permit. The purpose of the public notice is to make neighbors aware of the new STR use for which the applicant is seeking a permit. If desired, neighbors can provide public comment about the application using the contact information provided in the notice.