Adams County, Colorado Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Adams County, Colorado?

Adams County, Colorado has become an increasingly popular destination for travelers seeking a unique and affordable lodging experience through short-term rental platforms like Airbnb and VRBO. However, before diving into the short-term rental business, it's crucial to understand the local regulations and requirements. This article will provide an overview of the short-term rental regulations in Adams County, Colorado.

Starting a Short-Term Rental Business in Adams County, Colorado

Unlike many other Colorado counties and cities, Adams County currently has no specific regulations or ordinances that directly address short-term rentals. This means that both owner-occupied and non-owner occupied vacation rentals are legal in Adams County, as local laws do not expressly prohibit them.

The lack of short-term rental regulations in Adams County makes it an attractive location for investing in the Airbnb strategy, especially when compared to other Colorado markets that face major restrictions for out-of-state and full-time investors.

However, it's important to note that while Adams County does not have specific short-term rental regulations, hosts must still comply with other applicable laws and regulations, such as obtaining a business license and paying the required taxes.

In Adams County, the local sales tax rate is 0.75%, while the lodging tax rate is 5%. Hosts should ensure they are properly collecting and remitting these taxes to avoid any legal issues.

Despite the current lack of short-term rental regulations in Adams County, it's crucial for hosts to stay informed about any potential changes in local legislation. As the popularity of short-term rentals continues to grow, it's possible that Adams County may introduce specific regulations in the future to address concerns such as housing affordability and neighborhood impact.

In conclusion, Adams County's current lack of short-term rental regulations makes it an appealing location for those looking to start an Airbnb business. However, hosts must still comply with other applicable laws and remain vigilant about any potential changes in local legislation. By staying informed and complying with all requirements, hosts can successfully operate a short-term rental business in Adams County, Colorado.

Short-Term Rental Licensing Requirement in Adams County

Based on the information provided, Adams County currently has no specific regulations or ordinances that directly address short-term rentals. This means that both owner-occupied and non-owner occupied vacation rentals are legal in Adams County, as local laws do not expressly prohibit them.

However, while Adams County does not have specific short-term rental regulations, hosts must still comply with other applicable laws and regulations, such as obtaining a business license and paying the required taxes.

To register a business in Adams County, hosts can use the county's online Business Registration platform. The registration is voluntary and free, and it allows businesses to sign up to receive updates on county resources and other relevant news. Businesses with questions on the platform and how it works can contact the Adams County Community & Economic Development Department.

It's important to note that the business registration is not a license and will have no impact on business or personal taxes. Hosts should also ensure they are properly collecting and remitting the required taxes, which include a local sales tax rate of 0.75% and a lodging tax rate of 5% in Adams County.

Despite the current lack of short-term rental regulations in Adams County, it's crucial for hosts to stay informed about any potential changes in local legislation. As the popularity of short-term rentals continues to grow, it's possible that Adams County may introduce specific regulations in the future to address concerns such as housing affordability and neighborhood impact.

Hosts should also review the Adams County Development Standards & Regulations, which are regularly updated to reflect the goals of the Comprehensive Plan, adhere to current case law, and comply with updated State and Federal regulations. These standards and regulations cover various aspects of development in the county, including zoning, design requirements, and permitting procedures.

In summary, while Adams County currently does not require a specific short-term rental license, hosts must still register their business, pay applicable taxes, and comply with other relevant regulations. Failure to do so may result in legal issues and potential fines or penalties. Hosts should stay informed about any changes in local legislation and consult with the Adams County Community & Economic Development Department for guidance on operating a short-term rental business in the county.

Required Documents for Adams County Short-Term Rentals

Based on the information available on official Adams County websites, there are currently no specific documents required for operating a short-term rental in Adams County, as the county does not have any specific short-term rental regulations or licensing requirements in place.

However, it is important for short-term rental hosts to comply with other applicable laws and regulations, such as obtaining a business license and paying the required taxes. To register a business in Adams County, hosts can use the county's online Business Registration platform, which is voluntary and free. This registration allows businesses to sign up to receive updates on county resources and other relevant news.

While the business registration is not a license and will not impact business or personal taxes, it is still recommended for short-term rental hosts to register their business with the county. This can help hosts stay informed about any potential changes in local legislation that may affect their short-term rental operations.

Additionally, hosts should review the Adams County Development Standards & Regulations, which cover various aspects of development in the county, including zoning, design requirements, and permitting procedures. Although these standards and regulations do not specifically address short-term rentals, they may contain relevant information for hosts operating in certain zoning districts or undertaking any property modifications.

In conclusion, while Adams County currently does not require any specific documents for operating a short-term rental, hosts are encouraged to register their business with the county and stay informed about any potential changes in local legislation. Hosts should also review the Adams County Development Standards & Regulations to ensure compliance with any relevant zoning or permitting requirements.

Adams County Short-Term Rental Taxes

When operating a short-term rental business in Adams County, Colorado, hosts are required to collect and remit various taxes. Understanding these tax obligations is crucial for maintaining compliance and avoiding potential penalties.

Sales Tax

Adams County imposes a local sales tax rate of 0.75% on short-term rentals. This tax is in addition to the Colorado state sales tax rate of 2.9%, resulting in a minimum combined sales tax rate of 3.65% for short-term rentals in Adams County. Hosts are responsible for collecting this tax from guests and remitting it to the appropriate authorities.

Lodging Tax

In addition to the sales tax, Adams County also imposes a lodging tax of 5% on short-term rentals. This tax is specifically designed to apply to accommodations provided for less than 30 consecutive days. Hosts must collect this tax from guests and remit it to the county.

Filing Frequency

The frequency of filing and remitting taxes depends on the amount of taxes collected. Hosts may be required to file monthly, quarterly, or annually. It is important to consult with the Adams County tax authorities or a tax professional to determine the appropriate filing frequency for your short-term rental business.

Possible Write-Offs and Deductions

Short-term rental hosts may be eligible for various write-offs and deductions to help offset their tax liabilities. Some common deductions include:

• Mortgage interest
• Property taxes
• Property management fees
• Platform fees and charges
• Utilities
• Cleaning fees and maintenance expenses
• Supplies and amenities provided to guests
• Depreciation of furniture and equipment used in the rental

It is important to keep accurate records of all expenses related to your short-term rental business and consult with a tax professional to ensure you are claiming all eligible deductions.

In summary, short-term rental hosts in Adams County, Colorado, are responsible for collecting and remitting a combined sales tax rate of at least 3.65% and a lodging tax of 5%. Hosts should stay informed about their tax obligations, file, and remit taxes according to the appropriate schedule, and maintain accurate records to take advantage of possible write-offs and deductions. By understanding and complying with these tax requirements, hosts can successfully operate their short-term rental business in Adams County.

Colorado Wide Short-Term Rental Rules

While most short-term rental regulations in Colorado are set at the local level by counties and cities, there are a few state-wide laws and regulations that affect Adams County hosts.

In 2023, the Colorado legislature passed House Bill 23-1287, which authorizes county commissioners to license and regulate owners or agents of lodging units that are rented or advertised for rent for less than 30 consecutive days. This bill allows counties to establish their own short-term rental regulations, but it does not impose any specific state-wide requirements.

However, there are some state-wide regulations that apply to all short-term rentals in Colorado, regardless of the specific county or city:

1. Occupancy Limits: The occupancy of an entire dwelling being rented is limited to no more than two people per bedroom, plus two additional people. This means that a two-bedroom short-term rental can accommodate a maximum of six guests.
2. Safety Standards: All short-term rental properties must meet applicable sanitary standards and regulations for public accommodations. This includes requirements for fire safety, carbon monoxide detectors, and other health and safety measures.
3. Taxes: Short-term rental hosts in Colorado are required to collect and remit state and local sales taxes, as well as any applicable lodging taxes. The specific tax rates and filing requirements vary by county and city.

It's important to note that while these state-wide regulations provide a baseline for short-term rentals in Colorado, local governments have the authority to impose additional requirements and restrictions. For example, some cities in Colorado have implemented owner-occupancy requirements, which mandate that the owner must live on the property for a certain number of days per year.

As a short-term rental host in Adams County, it's crucial to stay informed about both state-wide and local regulations that may affect your business. This includes monitoring any potential changes in legislation, as short-term rental owners in Colorado have recently been rallying against increased regulations and taxes.

In summary, while most short-term rental regulations in Colorado are set at the local level, there are some state-wide requirements that apply to all hosts, including occupancy limits, safety standards, and tax obligations. Adams County hosts should ensure compliance with these state-wide regulations, as well as any additional requirements set by the county or city where their rental property is located.

Does Adams County Strictly Enforce STR Rules?

Based on discussions in real estate forums like BiggerPockets, Adams County appears to be relatively Airbnb-friendly compared to other Colorado counties and cities. Currently, Adams County allows short-term rentals through a lack of prohibition rather than through proactive laws. The county has no specific regulations or ordinances that directly address short-term rentals, making it one of the few Colorado markets without such rules.

This lack of strict regulations has made Adams County an attractive location for investing in short-term rentals, especially when compared to other Colorado markets that face major restrictions for out-of-state and full-time investors. Many hosts are operating short-term rentals in Adams County despite the absence of clear rules, taking advantage of the county's hands-off approach.

However, it's important to note that while Adams County does not currently have specific enforcement mechanisms for short-term rentals, hosts are still expected to comply with other applicable laws and regulations, such as obtaining a business license and paying the required taxes. The county's Code Compliance department can investigate potential violations related to issues like overgrown weeds, trash, junk, and inoperable vehicles.

Moreover, the lack of strict enforcement in Adams County may not last forever. As the popularity of short-term rentals continues to grow, it's possible that the county may introduce specific regulations in the future to address concerns such as housing affordability and neighborhood impact. Hosts should stay informed about any potential changes in local legislation that could affect their short-term rental operations.

In conclusion, Adams County is currently considered Airbnb-friendly due to its lack of specific short-term rental regulations and enforcement. Many hosts are operating in the county despite the absence of clear rules. However, hosts should still comply with other applicable laws and remain vigilant about potential changes in local legislation that could impact their short-term rental businesses.

How to Start a Short-Term Rental Business in Adams County

Starting a short-term rental business in Adams County, Colorado can be a lucrative venture, given the area's proximity to Denver and its many attractions. Here's a step-by-step guide to help you get started:

1. Research local regulations: Unlike many other Colorado counties, Adams County currently has no specific regulations or ordinances that directly address short-term rentals. This means that both owner-occupied and non-owner occupied vacation rentals are legal, as local laws do not expressly prohibit them. However, it's crucial to stay informed about any potential changes in local legislation that could impact your business.
2. Choose a property: Look for a property that has the potential to attract guests. Consider factors such as location, amenities, and the overall condition of the property. Keep in mind that you may need to make some renovations or upgrades to meet guest expectations.
3. Register your business: While Adams County doesn't require a specific short-term rental license, you'll still need to register your business with the Colorado Secretary of State. This process can be completed online and requires a small fee, typically between $20 and $50.
4. Obtain necessary permits and licenses: Depending on your business structure, you may need to obtain a federal employer identification number (EIN) from the IRS. Additionally, you'll need to apply for a sales tax license through the Colorado Department of Revenue, which is valid for two years.
5. Prepare your property: Once you've obtained the necessary permits and licenses, it's time to prepare your property for guests. This may include furnishing the space, providing essential amenities, and ensuring that the property is clean and well-maintained.
6. Create a compelling listing: To attract guests, you'll need to create a captivating listing on platforms like Airbnb or VRBO. Use high-quality photos and write an engaging description that highlights the unique features of your property and its location.
7. Set competitive prices: Research the rates of similar properties in your area and set your prices accordingly. Consider factors such as seasonality, local events, and demand when determining your pricing strategy.
8. Manage your bookings and guests: Once your listing is live, you'll need to manage your bookings and communicate with guests. Respond promptly to inquiries, provide clear check-in instructions, and be available to address any concerns or issues that may arise during their stay.
9. Maintain your property: Regular maintenance is essential to ensure that your property remains in top condition. This includes cleaning between guests, making necessary repairs, and updating furnishings and amenities as needed.
10. Pay your taxes: Short-term rental owners in Adams County are required to collect and remit sales and lodging taxes. The combined sales tax rate is at least 3.65% (2.9% state sales tax + 0.75% county sales tax), and the lodging tax rate is 5%. Keep accurate records and consult with a tax professional to ensure compliance.

By following these steps and staying informed about local regulations, you can successfully start and operate a short-term rental business in Adams County, Colorado. Remember to prioritize guest experience and maintain open communication with your guests to build a positive reputation and attract repeat business.

Who to Contact in Adams County about Short-Term Rental Regulations and Zoning?

As Adams County currently does not have specific short-term rental regulations or licensing requirements, there is no dedicated department or contact for STR-related inquiries. However, hosts can reach out to the following departments for general information and guidance:

Adams County Community & Economic Development Department

1. Phone: 720-523-6800
2. Address: 4430 S. Adams County Pkwy., Brighton, CO 80601
3. Website: https://www.adcogov.org/community-economic-development

The Community & Economic Development Department can provide information on zoning regulations, business registration, and any potential future changes in short-term rental legislation.

Adams County Code Compliance

1. Phone: 720-523-6800
2. Online Complaint Form: https://www.adcogov.org/code-compliance
3. Website: https://www.adcogov.org/code-compliance

While Code Compliance does not specifically handle short-term rental issues, they can investigate potential violations related to property maintenance, noise, parking, and other general concerns that may arise from STR operations.

Adams County Assessor's Office

1. Phone: 720-523-6038
2. Address: 4430 S. Adams County Pkwy., Suite C2100, Brighton, CO 80601
3. Website: https://www.adcogov.org/assessor

The Assessor's Office can provide information on property tax assessments and any potential tax implications for short-term rental properties.

In addition to these official resources, short-term rental hosts in Adams County may find valuable information and support through online communities and forums, such as:

1. BiggerPockets Adams County Forum: https://www.biggerpockets.com/forums/763-adams-county-co
2. Airbnb Community Center: https://community.withairbnb.com/
3. VRBO Community Forum: https://community.vrbo.com/

These platforms allow hosts to connect with fellow STR operators, share experiences, and seek advice on various aspects of running a short-term rental business in Adams County and beyond.

What Do Airbnb Hosts in Adams County on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions in real estate forums like BiggerPockets, Airbnb hosts in Adams County generally view the lack of specific short-term rental regulations favorably. Many hosts appreciate the county's hands-off approach, which allows them to operate short-term rentals without navigating complex licensing requirements or restrictions.

In a BiggerPockets forum thread titled "Adams county STR Laws," a user inquired about purchasing a property in Adams County to turn into a short-term rental. The user specifically asked if properties with Denver addresses but Adams County zip codes would be exempt from Denver's strict regulations. While the thread did not receive any direct responses, the question itself suggests that investors are actively seeking opportunities in Adams County due to its more lenient regulatory environment compared to neighboring cities like Denver.

However, it's important to note that the lack of active discussions about Adams County's short-term rental regulations on platforms like Reddit and BiggerPockets may also indicate that hosts are not facing significant challenges or concerns in this area. The absence of complaints or debates about local regulations could suggest that hosts are generally satisfied with the current situation and are not encountering major obstacles in operating their short-term rentals.

Despite the current lack of specific short-term rental regulations in Adams County, hosts should remain vigilant about any potential changes in local legislation. As the popularity of short-term rentals continues to grow, it's possible that the county may introduce new regulations or ordinances to address issues such as neighborhood impact, housing affordability, or safety concerns. Hosts should stay informed by regularly checking official county websites, attending local meetings, and participating in relevant online communities to ensure they are prepared for any future changes in the regulatory landscape.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.