Overview: Are Short-Term Rentals Allowed in Boulder, CO?

Yes, short-term rentals are explicitly allowed in Boulder, CO, with specific regulations and requirements that vary between the City of Boulder and unincorporated Boulder County.

City of Boulder: Short-term rentals are permitted when the property serves as the owner's principal residence, defined as the dwelling unit where the owner resides for more than one-half of the year. Short-term rentals are defined as properties rented for 29 days or less at a time.

Boulder County (Unincorporated Areas): Two types of short-term dwelling rentals are permitted:

1. Short-Term Rental License: For primary residences with the owner/tenant present during rentals (except up to 45 nights annually when not present)
2. Vacation Rental License: For properties where the entire dwelling unit is rented to a single booking party for fewer than 30 days

How to Start a Short-Term Rental Business in This Market

City of Boulder Process

1. Verify Principal Residence Status: Confirm the property qualifies as your principal residence
2. Determine Eligibility: Ensure compliance with zoning, occupancy limits, and any HOA restrictions
3. Submit Application: Complete the Rental License Short-Term Application online or by mail
4. Pay Fees: Submit $190 rental license fee plus $25 business license fee
5. Obtain License: Receive your Rental Housing License (RHL) number
6. Annual Compliance: Submit Short-Term Rental Annual Affidavit each year by anniversary date
7. Maintain Business License: Ensure compliance with business licensing requirements

Boulder County Process

1. Identify Property Type: Determine if your property qualifies for Short-Term Rental or Vacation Rental
2. Review Zoning Compliance: Verify your property is in an eligible zone district
3. Complete Application Packet: Use appropriate checklist (STR or VR)
4. Schedule Inspection: Arrange required property inspection
5. Pay License Fees: Submit appropriate fees ($350-$500 initial)
6. Receive License: Obtain STR or VR license number
7. Maintain Compliance: Complete biennial renewals and ongoing requirements

Required Documents, Permits, Licenses, and Guidelines

City of Boulder Requirements

Primary Documents:

• Rental License Short-Term Application
• Proof of principal residence (deed with matching name)
• Business License application ($25 fee)
• Short-Term Rental Annual Affidavit (annually)

Permits and Licenses:

• Rental Housing License (RHL) - $190
• Business License - $25 (one-time)
• Short-Term Rental Annual Affidavit - $20 annually

Safety Self-Certification:

• Smoke detectors verification
• Carbon monoxide detectors verification
• Other safety equipment compliance

Boulder County Requirements

Short-Term Rental License:

• Completed application via County portal
• Short-Term Rental License Checklist
• Short-Term Rental Affidavit (primary residence proof)
• Property inspection with approved checklist
• Proof of insurance
• Proof of property tax payment
• Parking plan documentation

Vacation Rental License:

• Completed application via County portal
• Vacation Rental License Checklist
• Property inspection with approved checklist
• Proof of insurance
• Proof of property tax payment
• Parking plan documentation
• Zoning compliance verification

Additional Guidelines:

• Good Neighbor Guidelines
• OWTS (Septic) Safety Guidelines
• Wildlife Safety Guidelines
• Wildfire Safety Guidelines
• Wildfire Partners Assessment/Certification (for West Boulder County properties)

Specific Regulations for Short-Term Rentals

City of Boulder Regulations

Operational Requirements:

• Maximum unrelated occupancy must be displayed in all advertisements
• Rental Housing License (RHL) number required in all advertisements
• Property must remain owner's principal residence
• Annual affidavit submission mandatory for license maintenance

Usage Limitations:

• Short-term rentals defined as 29 days or less
• No limit on rental days for principal residence when renting entire house
• ADUs limited to 120 days per year (if legally established prior to Jan 3, 2019)
• No short-term rentals permitted for non-owner-occupied properties

Compliance Requirements:

• License valid for 4 years
• No physical inspections required (self-certification model)
• Conversion between short-term and long-term rental licenses permitted
• SmartRegs/energy efficiency requirements do not apply to short-term rentals

Boulder County Regulations

Short-Term Rental (STR) Requirements:

• Primary residence requirement
• Owner/tenant must be present during rentals
• Exception: Up to 45 nights annually when owner not present
• Allowed in all subdivisions and zone districts
• Historic Accessory Dwelling Units are only ADU type eligible
• Two on-site parking spaces required

Vacation Rental (VR) Requirements:

• Entire dwelling unit rental to single booking party
• Limited to Forestry (F) and Mountain Institutional (MI) zone districts
• Not allowed in subdivisions within Bald Mountain CCD
• Allowed in subdivisions within Upper St. Vrain CCD
• Not permitted in Plains CCD
• License caps: 194 in Upper St. Vrain CCD, 83 in Bald Mountain CCD

Universal Requirements:

• Maximum 8 occupants or septic system capacity (whichever is fewer)
• License numbers must be posted in advertisements
• Parking space numbers must be disclosed
• Property inspections required for all licenses
• Biennial license renewals required
• Individual/entity limited to one STR and one VR license maximum

State-Level Colorado Regulations

Accommodation Taxes:

• All short-term rentals subject to Boulder accommodation taxes
• Must file quarterly accommodations tax returns
• Annual sales and use tax filing required
• Use Boulder Online Tax System for all filings

Contact Information

City of Boulder

Planning & Development Services - Rental Housing Licensing

• Phone: 303-441-3152
• Email: RHL@bouldercolorado.gov
• Mailing Address:
  • Rental Licensing Program
  • P. O. Box 791
  • Boulder, CO 80306
• Website: bouldercolorado.gov/services/rental-housing-licensing-short-term

Tax & Licensing Division

• Email: salestax@bouldercolorado.gov
• Online Tax System: boulderonlinetax.gentaxcpc.net/

Code Violations

• Phone: 303-441-1880
• Online Reporting: Available through city website

Boulder County

Community Planning & Permitting

• Phone: 303-441-3930
• Email: planner@bouldercounty.gov
• STR Licensing Email: strlicensing@bouldercounty.gov
• Mailing Address:
  • Community Planning & Permitting
  • PO Box 471
  • Boulder, CO 80306
• Office Location:
  • Courthouse Annex Building
  • 2045 13th St.
  • Boulder, CO 80302
• Website: bouldercounty.gov/departments/community-planning-permitting/short-term-dwelling-vacation-rental-licensing/

Hours:

• Public Office: 8 a.m. to 3 p.m. (Mon, Wed, Thu), 10 a.m. to 3 p.m. (Tue)
• Virtual Service: 8 a.m. to 4:30 p.m. (Mon, Wed, Thu, Fri), 10 a.m. to 4:30 p.m. (Tue)

Wildfire Partners (West Boulder County Properties)

• Phone: 303-441-1420
• Email: info@wildfirepartners.org
• Website: wildfirepartners.org/

Source Links

• City of Boulder STR Regulations: bouldercolorado.gov/services/rental-housing-licensing-short-term
• Boulder County STR Regulations: bouldercounty.gov/departments/community-planning-permitting/short-term-dwelling-vacation-rental-licensing/
• Airbnb Host Guidance: www.airbnb.com/help/article/3586
• City Application Portal: beta.bouldercolorado.gov/rental-housing-licensing-short-term-application
• County Application Portal: accelapublic.bouldercounty.org/citizenaccess/customization/common/home.aspx
• Boulder Online Tax System: boulderonlinetax.gentaxcpc.net/
• Customer Self-Service Portal: bouldercolorado.gov/energovcss
• Licensed Properties Map: maps.bouldercolorado.gov/rental-inquiry
• County Licensed STR/VR Dashboard: bouldercounty.maps.arcgis.com/apps/dashboards/68f4fd280cef486b8c7446da11a9bae5
• Property Eligibility Tool: bouldercounty.maps.arcgis.com/apps/instant/lookup/index.html?appid=b871975faadf4328a86e5214358879ed

Important Notes for Investors

1. Market Differentiation: City and County regulations differ significantly; properties in incorporated areas follow City rules, while unincorporated areas follow County regulations.

2. Principal Residence Requirement: City properties must be owner-occupied as principal residence, limiting investment opportunities for non-resident investors.

3. County Vacation Rental Caps: Vacation rental licenses are capped by geographic area, creating potential supply constraints in popular mountain zones.

4. Inspection Requirements: County properties require physical inspections, while City properties use self-certification.

5. Fee Structure: County fees are higher ($350-$500) but licenses are valid for 2 years; City fees are lower ($190-$25) but require annual affidavits.

6. Tax Compliance: Both jurisdictions require accommodation tax filings through the Boulder Online Tax System.

7. Advertisement Compliance: All jurisdictions require specific information in online advertisements, including license numbers and occupancy limits.

8. Safety Requirements: County properties have additional wildfire, wildlife, and septic safety guidelines, particularly important for mountain properties.