Executive Overview

Short-term rentals are permitted in Towson, Maryland as of 2024. Towson is an unincorporated community within Baltimore County, and therefore operates under Baltimore County regulations rather than municipal rules. Baltimore County currently allows short-term rentals but requires comprehensive registration, licensing, and compliance with housing standards. The county is actively developing more specific STR regulations based on peer jurisdiction analysis and legislative recommendations.

How to Start a Short-Term Rental Business in Towson

Step 1: Property Assessment and Preparation

• Ensure your property is a single-family home or condominium unit
• Verify the property meets zoning requirements for residential use
• Conduct a safety inspection of the property
• Confirm adequate parking (minimum one space per two guests recommended)
• For properties on septic systems, verify capacity limits with the Department of Environmental Protection and Sustainability

Step 2: Registration and Licensing

• Register the property with Baltimore County's Department of Permits, Approvals, and Inspections (PAI)
• Submit a rental license application before any tenant moves in
• Complete a comprehensive inspection by a state-licensed home inspector
• Obtain required certificates including lead inspection for pre-1978 properties

Step 3: Compliance Setup

• Establish systems for guest record retention (3-year requirement)
• Implement booking and reservation management
• Create emergency contact procedures
• Develop trash collection and waste management protocols
• Set up tax collection and remittance systems

Step 4: Ongoing Management

• Maintain active license status (renew every three years)
• Monitor compliance with all county regulations
• Respond to neighbor concerns and community complaints
• Keep detailed records of all guest transactions

Required Documents, Permits, Licenses, and Guidelines

Primary Licensing Requirements

1. Rental Housing License: Required for all rental properties including short-term rentals

   • Fee: $300 per unit (as stated on county website)
   • Alternative fee: $60 per unit (as mentioned in planning report recommendations)
   • Validity: Three years from effective date
   • Must be obtained before any tenant occupancy

2. Registration Application must include:

   • Names and contact information for all property owners
   • Designation of hosted vs. un-hosted rental status
   • Property type disclosure (single-family detached, attached, or semi-detached)
   • Number of parking spaces designated for guests
   • Septic system disclosure if applicable

Inspection Requirements

• Comprehensive Safety Inspection: Required for properties with six or fewer units
• Lead Inspection Certificate: Required for properties built before 1978
• Systems Check: Plumbing functionality, window operations, appliance venting, smoke detectors, carbon monoxide alarms

Additional Compliance Documents

• Emergency contact information posted in the rental unit
• Guest record retention system (3-year requirement)
• Property insurance verification
• Tax registration and collection systems

Zoning and Use Limitations

• Cannot operate in accessory dwelling units (ADUs)
• Cannot operate in properties with existing long-term rental licenses in apartment complexes
• Must comply with underlying zoning regulations
• Property must be residential in nature

Specific Regulations for Short-Term Rentals

Current Baltimore County Requirements (2024)

Based on the provided documentation, Baltimore County currently requires:

• Registration as rental housing (no distinction between short-term and long-term)
• Payment of rental license fees
• Compliance with housing codes and safety standards
• Response to public nuisance complaints

Proposed Regulatory Framework (Under Development)

The Baltimore County Planning Board has recommended the following framework (pending County Council approval):

Guest Limits

• Single-family detached dwellings: Maximum 8 guests, no more than 2 guests per bedroom
• Single-family attached/semi-detached dwellings: Maximum 4 guests, no more than 2 guests per bedroom

Rental Duration Limits

• Un-hosted units: Maximum 120 days per year
• Hosted units: Maximum 180 days per year

Host Requirements

• Host or representative must be able to respond within 30 minutes and be on-site within 60 minutes
• Prohibited from hosting private parties or special events
• Must comply with Social Host - Unruly Social Gatherings regulations (Bill 60-21)

Parking Requirements

• Minimum one parking space per two guests
• Designated parking spaces must be clearly identified

Record Keeping

• Must retain electronic guest records for three years
• Provide records to County upon written request
• Registration number must be displayed in all advertisements and within the property

Enforcement and Compliance

• Code Enforcement can revoke or suspend licenses for violations
• Two documented complaints within 6 months may trigger enforcement action
• Administrative Law Judge handles appeals and license actions
• Violations may result in fines and license suspension or revocation

Tax Obligations

• Property owners must register for tax collection
• Collect and remit occupancy taxes (approximately 9.5%)
• File regular tax returns detailing rental income and taxes collected

State-Level Regulations (Maryland)

While Baltimore County has primary jurisdiction over Towson, Maryland state law provides additional framework:

• Property Rights: State law allows local jurisdictions to regulate STRs while protecting reasonable investment-backed expectations
• Zoning Authority: Municipalities and counties have authority to establish STR regulations that serve public health, safety, and welfare
• Tax Collection: State law enables local jurisdictions to require tax collection and remittance
• Non-Discrimination: STR operations must comply with state fair housing laws

Contact Information for Local Authority

Baltimore County - Permits, Approvals, and Inspections (PAI)

Primary Contact for STR Licensing

Address: County Office Building, Room 216
111 West Chesapeake Avenue
Towson, Maryland 21204

Phone: 410-887-6060
Fax: 410-887-3970
Email: pairentalregistration@baltimorecountymd.gov

Hours:
Monday through Friday, 8:30 a.m. to 4:30 p.m.

Director: C. Pete Gutwald

Online Resources:

• Rental Registration Property Search: https://bc-gis.maps.arcgis.com/apps/webappviewer/index.html?id=40035f16e2dc4f608461dec4429acac7
• Rental License System: https://citizenaccess.baltimorecountymd.gov/CitizenAccess/Cap/Caphome.aspx?&Module=License

Additional County Departments

Code Enforcement: For complaint reporting and violation management
Police Department: For public safety and unruly gathering issues
Department of Environmental Protection and Sustainability: For septic system capacity verification

BALTCOGO 311:
Report problems online or call 311
App available on iOS and Android

Important Notes and Disclaimers

1. Towson vs. Baltimore City: Towson is in Baltimore County, not Baltimore City. Baltimore City STR regulations do not apply to Towson properties.

2. Evolving Regulations: Baltimore County is actively developing specific STR regulations. The current framework may change based on County Council action.

3. Platform Compliance: Hosting platforms like Airbnb and VRBO may have additional requirements beyond county regulations.

4. Insurance: Property owners should obtain short-term rental liability insurance with minimum $1 million coverage.

5. Legal Consultation: Given the evolving regulatory landscape, property owners should consider consulting with local real estate attorneys familiar with Baltimore County regulations.

Source Links and References

Primary Government Sources

1. Baltimore County Planning Board Report (2023): https://www.baltimorecountymd.gov/files/Documents/Planning/planningboard/2023%20Miscellaneous%20Documents/Short_Term_Rentals_Report_for_Resolution_No._1323_As_Approved_by_Planning_Board_11.16.2023.pdf

2. Baltimore County Rental Registration: https://www.baltimorecountymd.gov/departments/pai/rental-registration

Additional Resources

3. Wright, Constable & Skeen Legal Analysis: https://www.wcslaw.com/resources/weekly-wright-report-june-12-2024/

4. Baltimore City STR Information (for comparison only): https://dhcd.baltimorecity.gov/short-term-rentals-0

Relevant Legal Documents

5. Baltimore County Code: https://www.municode.com/library/md/baltimore_county/codes/code_of_ordinances

6. Exemption Affidavit: https://www.baltimorecountymd.gov/files/departments/permits-approvals-and-inspections/documents/exemptionaffidavitrentalreg.pdf

Disclaimer: This guide is based on information available as of June 2024. Regulations may change, and property owners should verify current requirements with Baltimore County authorities before establishing or operating a short-term rental.