Summit County, Ohio Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Summit County, Ohio?

Summit County, Ohio has adopted regulations for short-term rentals like Airbnb and VRBO in unincorporated areas of the county. The rules aim to address issues like safety, parking, noise, and tax compliance.

Starting a Short-Term Rental Business in Summit County

To legally operate a short-term rental in unincorporated Summit County, property owners must:

• Obtain a permit for each individual short-term rental unit. Permits must be renewed annually and expire on September 30.
• Include the STR permit number on all online listings and advertisements.
• Designate a local responsible agent who is available 24/7 to respond to any issues or complaints within 1 hour.
• Comply with occupancy limits based on the property's size and fire safety features:
  - For homes/apartments with 44"+ wide corridors and sprinklers: 2 people per bedroom plus 4 additional occupants, OR 1 person per 200 sq ft of living space (whichever is greater)
  - For older buildings with <44" corridors and no sprinklers: 2 people per bedroom plus 2 additional occupants
  - Conditional use permit required for STRs with over 20 occupants, regardless of size
• Provide a minimum of 1 parking space, with a maximum of 5 outdoor guest spaces. The number of parking spaces must be included in all listings.
• Comply with other code requirements related to issues like garbage, noise, etc.

As of January 2024, the county also requires short-term rentals to be located at least 300 feet apart from each other in certain residential zones. This distance requirement was adopted to limit the concentration and impact of STRs in neighborhoods.

Failure to comply with Summit County's short-term rental regulations can result in fines, permit revocation, and other penalties. The county has contracted with a third-party monitoring company to track STR listings for compliance and complaints.

It's important to note that incorporated cities within Summit County, such as Akron, may have their own additional or different STR regulations. For example, while the county does not currently require it, Akron is considering requiring short-term rental operators to provide proof of insurance and tax registration as part of their permit application.

Before starting an Airbnb or VRBO business in Summit County, carefully review both the county and municipal requirements for your specific property location. With proper planning, permitting, and management, short-term rentals can be a viable investment opportunity in this area.

Short-Term Rental Licensing Requirement in Summit County

To legally operate a short-term rental in unincorporated Summit County, property owners must obtain a permit for each individual rental unit. The permitting process is handled by the Summit County Planning Department. Here are the key requirements and details:

1. Apply for a permit online through the county's STR license application portal. The following information and documents are required:

1. Property address and parcel number
2. Owner name(s) and contact information
3. Responsible agent name and 24/7 contact information
4. Proof of the responsible agent's ability to respond on-site within 1 hour
5. Number of bedrooms and proposed occupancy
6. Parking plan showing the number and location of guest parking spaces
7. Trash disposal plan
8. Life-safety self-inspection checklist
9. For properties with on-site wastewater treatment systems (OWTS), a copy of the OWTS permit specifying the approved capacity

2. Pay the annual permit fee, which varies based on the type of STR:

1. Type 1 (owner-occupied primary residences): $150
2. Type 2 (non-owner occupied or secondary homes): $300
3. Type 3 (condominiums): $150 per unit

3. Permits must be renewed annually and expire on September 30 each year, regardless of when first issued. Renewal applications are due by September 30.

4. Once approved, the STR permit number must be included on all online listings and advertisements.

5. Failure to obtain or renew an STR permit, or operating in violation of the STR regulations, can result in fines of up to $1000 per day and/or permit revocation.

The typical turnaround time for STR permit approval is 2-4 weeks from the date of application, if all required information is submitted. To apply for a permit or for further assistance, contact the Summit County Planning Department:

1. Phone: 970-668-4200
2. Office location: 0037 Peak One Dr, Frisco, CO 80443
3. Hours: Monday to Friday, 8am to 5pm

It's important to note that properties within the incorporated towns of Breckenridge, Frisco, Silverthorne, Dillon, and Montezuma have separate STR licensing requirements and should contact their respective town governments for details. Additionally, all STRs in Summit County must comply with the county's short-term rental regulations related to occupancy, parking, trash, safety, and more to maintain their permit.

Required Documents for Summit County Short-Term Rentals

To apply for a short-term rental license in Summit County, property owners must submit the following documents as part of their online application:

1. Proof of Property Ownership: Provide a copy of the recorded deed or settlement statement to verify ownership of the STR property. This can be obtained from the Summit County Recorder's Office.
2. Responsible Agent Authorization: If the designated responsible agent is not the property owner, submit a signed authorization form appointing the agent to act on the owner's behalf. The responsible agent must be available 24/7 to respond to any issues within 1 hour.
3. Parking Plan: Submit a site plan or aerial photo showing the number and location of available parking spaces for STR guests, in compliance with the county's parking requirements (minimum 1 space, maximum 5 outdoor spaces).
4. Proof of Insurance: Provide a certificate of insurance demonstrating liability coverage for the STR property. Some hosting platforms like Airbnb and VRBO offer liability insurance for hosts.
5. Good Neighbor Guidelines Acknowledgment: Confirm that you will provide STR guests with a copy of the county's Good Neighbor Guidelines, which outline expectations for issues like parking, noise, trash, etc.
6. Life-Safety Self-Inspection Checklist: Complete a self-inspection checklist verifying that the STR property meets all life-safety requirements, such as smoke/CO alarms, fire extinguishers, evacuation maps, etc.
7. HOA Approval (if applicable): If the STR property is located in a neighborhood with an HOA or property management company, provide written approval for short-term renting.
8. Wastewater Permit (if applicable): For STR properties with an on-site wastewater treatment system (septic), submit a copy of the current OWTS permit showing the approved capacity.

Once all required documents are submitted and the STR license application is approved, the license number must be included on all online listings. STR licenses must be renewed annually by September 30. Failure to obtain or renew a license, or operating in violation of the STR regulations, can result in fines up to $1000 per day and/or license revocation.

Summit County Short-Term Rental Taxes

Short-term rental owners in Summit County, Ohio must collect and remit several types of taxes. Understanding and complying with these tax obligations is essential for operating a legal and successful STR business. Here's a breakdown of the applicable taxes:

1. Ohio State Sales Tax: The state of Ohio imposes a 5.75% sales tax on all short-term rentals lasting 30 days or less. This tax applies to the total rental amount, including cleaning fees and other charges. STR hosts must register with the Ohio Department of Taxation to obtain a sales tax vendor's license and file regular tax returns.
2. Summit County Sales Tax: In addition to the state sales tax, Summit County levies a 1% county sales tax on short-term rentals. This brings the total combined state and county sales tax rate for STRs in Summit County to 6.75%.
3. Summit County Lodging Tax: Summit County also imposes a 5.5% lodging excise tax on all transactions associated with lodging, including hotels, motels, and short-term rentals. This tax is administered and enforced by the Summit County Fiscal Office. STR owners must register with the Fiscal Office and file regular tax returns.
4. Income Tax: Income earned from short-term rentals is subject to federal and state income taxes. STR owners must report their rental income on their annual tax returns. The specific tax rate depends on the owner's overall income and tax bracket.
5. Property Taxes: STR properties in Summit County are subject to both real property taxes and personal property taxes, which are collected by the Summit County Treasurer. The tax rates vary depending on the property's location and value.

In summary, the combined sales and lodging tax rate for short-term rentals in Summit County is 12.25% (6.75% sales tax + 5.5% lodging tax). STR owners must also pay income taxes and property taxes on their rental properties.

Deductions and Write-Offs

STR owners in Summit County may be eligible for various tax deductions to help offset their rental income. Some common deductions include:

1. Mortgage interest
2. Property taxes
3. Insurance premiums
4. Utilities
5. Maintenance and cleaning expenses
6. Advertising and marketing costs
7. Depreciation of the rental property

It's important to keep accurate records of all expenses related to the STR business and consult with a tax professional to ensure maximum deductions are claimed. By understanding and complying with Summit County's tax requirements, and taking advantage of available deductions, STR owners can optimize their rental income and operate a successful business.

Ohio Wide Short-Term Rental Rules

While most short-term rental regulations in Ohio are determined at the local level by cities and counties, there are a few statewide rules that apply to Summit County hosts:

1. Lodging Tax: Ohio imposes a statewide sales tax of 5.75% on all short-term rentals lasting 30 days or less. Summit County hosts must collect this tax from guests and remit it to the state.
2. Property Taxes: All real property in Ohio, including short-term rentals, is subject to property taxation based on the assessed value. There is no special statewide property tax classification for STRs in Ohio.
3. Building and Safety Codes: Short-term rentals in Ohio must comply with the same building, housing, health, and safety codes as other residential properties. The Ohio Revised Code Section 3783.53 requires all STRs to have working smoke alarms, carbon monoxide detectors, and fire extinguishers. Hosts must also provide guests with emergency and evacuation information.
4. Landlord-Tenant Law: Ohio's landlord-tenant law (Ohio Revised Code Chapter 5321) typically does not apply to short-term rentals, as it governs longer-term tenancies rather than transient occupancy in hotels, motels, and tourist homes.

It's important to note that Ohio municipalities are allowed to implement their own short-term rental regulations that may be more restrictive than state standards, as long as they are not less stringent. The Ohio Revised Code Section 3783.54 explicitly allows cities and counties to adopt and enforce their own STR ordinances.

For example, while not required by the state, the City of Akron is considering mandating liability insurance and tax registration for STR operators as part of their permit process. Columbus, Cleveland, and other Ohio cities have also implemented their own permitting, zoning restrictions, fees, and occupancy limits for short-term rentals.

Therefore, in addition to these statewide rules, it's essential for Summit County hosts to carefully review and comply with all the specific short-term rental regulations enacted by both the county and any municipality where their STR property is located. Consulting with local government offices and legal counsel can help navigate this complex regulatory landscape.

Does Summit County Strictly Enforce STR Rules?

Based on discussions among Airbnb hosts on forums like Reddit and Bigger Pockets, it appears that Summit County does take enforcement of its short-term rental regulations seriously, especially compared to some other cities and counties. The county has contracted with a third-party monitoring company, STR Helper, to identify non-compliant listings and track complaints.

Many hosts on these forums express frustration with what they perceive as overly restrictive rules in Summit County, particularly the 135-night annual cap on Type 2 STRs in the Neighborhood Overlay Zone and the requirement to include permit numbers on all listings. Some have complained that these regulations unfairly limit their ability to operate successful STR businesses.

However, others point out that Summit County's enforcement efforts are necessary to address the negative impacts of STRs on housing availability and neighborhood character. As one Reddit user noted, "Summit County has a local housing issue...this isn't my fault, it's the counties for not building dedicated rental units for low-middle income locals. They've known about this issue for decades."

There are certainly hosts who continue to operate STRs in Summit County despite the rules, either by choice or lack of awareness. But the county's active monitoring and enforcement mean that doing so carries real risks. Violators can face fines of $50-150 per day for non-compliance with licensing and information filing requirements.

Overall, while Summit County may not be the most Airbnb-friendly market compared to some areas with looser regulations, the county seems committed to striking a balance between allowing limited STR activity and mitigating the potential downsides. Hosts who carefully review and comply with all the local requirements can still operate successful STRs, but the "wild west" days of unregulated rentals appear to be over in Summit County.

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

Starting a short-term rental business in Summit County, Ohio involves several key steps to ensure compliance with local regulations and set yourself up for success. Here's a comprehensive guide:

• Research local regulations: Carefully review Summit County's short-term rental ordinance and zoning laws to understand the requirements for registration, occupancy limits, parking, and operational standards. Consult with the county's Planning Department and Code Enforcement Office for guidance. Stay informed about any updates or changes to the regulations by regularly checking the county's website and attending relevant public meetings.
• Obtain a short-term rental permit: Submit a completed application to the county, along with required documents like proof of ownership, liability insurance, floor plans, and a parking plan. Pay the annual permit fee, which varies based on the type of STR (owner-occupied primary residence, non-owner occupied, or condominium). Apply for your permit well in advance of your planned rental start date to allow for processing time. Renew your permit annually by the September 30 deadline to avoid lapses in operation.
• Designate a responsible agent: Appoint a local contact person who is available 24/7 to respond to any issues or complaints within 1 hour. Provide their contact information to the county and include it in all rental listings. If you don't live nearby or are often unavailable, consider hiring a professional property management company to serve as your responsible agent.
• Prepare your property: Ensure your rental meets all safety requirements, such as working smoke alarms, carbon monoxide detectors, and fire extinguishers. Make any necessary repairs or upgrades to comply with building codes and create an attractive space for guests. Go above and beyond basic requirements by providing amenities that will make your rental stand out, such as high-quality linens, well-equipped kitchens, and thoughtful touches like local guidebooks or welcome baskets.
• Register for tax collection: Obtain a sales tax vendor's license from the Ohio Department of Taxation to collect and remit the required state sales tax (5.75%) on rental income. Register with Summit County to collect and remit the county lodging tax (5.5%) on STRs. Use a tax professional or automated tax compliance software to ensure accurate collection and reporting of all applicable taxes.
• Choose a rental platform: Decide which vacation rental site(s) you want to list your property on, such as Airbnb, Vrbo, or Booking.com. Create a detailed listing with accurate descriptions, high-quality photos, and competitive pricing. Research similar rentals in your area to gauge market rates and amenities. Consider offering special deals or discounts to attract bookings during slower periods.
• Establish policies and procedures: Create a comprehensive rental agreement outlining house rules, cancellation policies, check-in/out procedures, and guest expectations. Develop a system for managing bookings, communicating with guests, and handling maintenance issues. Use a vacation rental software or app to streamline tasks like booking management, guest communication, and cleaning scheduling.
• Promote your listing: In addition to the exposure from listing platforms, market your rental through social media, local tourism websites, and online travel forums. Encourage satisfied guests to leave reviews and recommendations. Partner with local businesses like restaurants or tour operators to cross-promote your rental and offer special packages or discounts to guests.

By following these steps and staying compliant with Summit County's short-term rental regulations, you can launch a successful STR business and tap into the growing demand for vacation accommodations in this popular destination.

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

For questions or assistance related to short-term rental regulations and zoning in unincorporated Summit County, Ohio, here are the key contacts and resources:

Summit County Planning Department

• Phone: (970) 668-4200
• Email: planning@summitcountyco.gov
• Office Location: Summit County Commons, 37 Peak One Dr., Frisco, CO 80443
• Website: https://www.summitcountyco.gov/103/Planning

Summit County Short-Term Rental Hotline (for complaints or issues)

• Phone: (970) 368-2044
• Website: https://www.summitcountyco.gov/1221/Short-Term-Rentals

Summit County GIS Mapping Tool (to determine property zoning)

Interactive Map: https://scmaps.maps.arcgis.com/apps/webappviewer/index.html?id=8e3f8c8b1eaf4b4e8c6d8a0d0e6b9c1a

Summit County STR Helper (third-party monitoring company for compliance)

Website: https://www.hostcompliance.com/summit-county-co

In addition, short-term rental owners and managers in Summit County may find the following online communities and resources helpful:

Summit Alliance of Vacation Rental Managers (SAVRM): https://savrm.com/

• Local trade association representing over 4,500 vacation properties in Summit County
• Provides education, advocacy and resources for professional vacation rental managers

Summit County Short-Term Rentals Facebook Group: https://www.facebook.com/groups/summitcountystr/

Community forum for STR owners and managers to share information and ask questions

AirBnB Summit County Host Forum: https://community.withairbnb.com/t5/Hosting/ct-p/en-hosting

Online discussion board for Airbnb hosts to connect and discuss local issues

VRBO/HomeAway Community Forum: https://community.homeaway.com/

Peer-to-peer forum for vacation rental owners and managers on the VRBO/HomeAway platform

By utilizing these official Summit County contacts and community resources, short-term rental stakeholders can stay informed about the latest regulations, zoning requirements, and best practices for operating successful and compliant vacation rentals in the county.

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

On real estate investing forums like Reddit and Bigger Pockets, short-term rental hosts in Summit County have shared their experiences and opinions related to the county's regulations. Here are a few notable examples from verified Summit County threads:

A Reddit user in the r/AirbnbHosts subreddit shared their frustration with the county's cap on STR licenses in the Neighborhood Overlay Zone:

• Felt that the license limits unfairly restrict their ability to operate an STR business in certain areas
• Argued that the caps don't effectively address housing affordability and availability issues
• Suggested that the county should focus more on enforcing quality and safety standards rather than limiting quantity

A Bigger Pockets user in the "Short-Term Rental Discussions" forum described their positive experience working with Summit County to obtain an STR permit:

• Emphasized the importance of carefully reviewing and complying with all local requirements, including the responsible agent and occupancy limit rules
• Noted that while the permitting process can be time-consuming, it's manageable for hosts who are committed to operating legally and responsibly
• Appreciated the county's efforts to balance the needs of STR operators, guests, and the wider community

Another Reddit user in the r/CORealEstate subreddit discussed the impact of Summit County's zoning overlay system:

• Explained how the Resort Overlay Zone allows for unlimited STR licenses, while the Neighborhood Overlay Zone has license caps that vary by basin
• Speculated that the differing regulations may shift more STR activity to the Resort areas over time
• Expressed concern about the potential effects on their STR property value and rental income in the Neighborhood zone

An Airbnb Community Center user in the "Summit County Regulations" thread shared tips for complying with the county's STR tax collection and remittance requirements:

• Stressed the importance of obtaining a state sales tax license and county lodging tax license
• Recommended using Airbnb's auto-collect feature or a third-party service to ensure proper tax collection from guests
• Warned about the penalties for non-compliance, including fines and permit revocation

These posts reflect a range of viewpoints and experiences among Summit County STR hosts. While some express frustration with the limitations and complexity of the county's regulations, others have found ways to navigate the system successfully. Most seem to agree that carefully understanding and complying with all local rules is essential for operating a STR business in Summit County.

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.