Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals are explicitly allowed and regulated in Tillamook County, Oregon. The county operates a comprehensive licensing and regulatory program for short-term rental properties. However, specific capacity limitations apply to certain coastal subareas, with several popular areas maintaining waitlists for new applications.

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

Initial Steps for Investment Success

1. Verify Property Eligibility

   • Ensure your property is located in an area where STRs are permitted
   • Check if the subarea has available capacity or requires joining a waitlist
   • Popular coastal areas with capacity limitations include Nehalem, Bar View/Twin Rocks/Watseco, Tierra Del Mar, Neskowin, Oceanside, Netarts, Rockaway Beach UGB, and Pacific City/Woods

2. Schedule an Appointment

   • Due to staffing constraints, the county strongly recommends scheduling appointments for license inquiries and document submissions
   • Call (503) 842-3408 to arrange a meeting with Community Development staff

3. Complete Comprehensive Application Process

   • Submit complete application package with all required documentation
   • Include all fees and supporting materials
   • Ensure all forms are completed accurately to avoid processing delays

4. Pass Required Inspection

   • Your property must undergo and pass a detailed fire and life safety inspection
   • The inspection covers all safety and operational standards required under county ordinances
   • Contact the Inspection Line at (503) 842-1815 to schedule

5. Register for State Tax Compliance

   • All STR operators must register with the Oregon Department of Revenue for transient lodging tax collection
   • This registration is mandatory regardless of property location within the county

Required Documents, Permits, Licenses, and Guidelines

Primary Application Documentation

Essential Forms and Applications:

• Short Term Rental Application (New applications)
• Application Information Sheet (New STR License)
• Site Plan with Dimensions (detailed property layout showing parking areas)
• Floor Plan with Dimensions (interior layout with room measurements)
• Fire & Life Safety Checklist (comprehensive safety compliance documentation)
• Hold Harmless Agreement (legal liability protection document)
• Transient Lodging Tax Registration Form (required for tax compliance)
• Parking Verification Application (demonstrating adequate off-street parking)
• Proof of Liability Insurance Coverage (must remain active throughout license period)
• Tillamook Coast Pledge (commitment to responsible hosting practices)

Additional Requirements:

• Emergency Information Posting (required emergency response information for guests)
• Contact Information (24/7 accessible owner or local agent information)
• Inspection Preparation (property must meet all safety and operational standards)

Annual License Structure

• License Period: July 1 - June 30 annually
• Annual License Fee: $250 (non-refundable, non-prorated)
• License Transfer: Not permitted with property sale
• Renewal: Required annually with continued compliance verification

Specific Regulations for Short-Term Rentals

Operational Requirements

Property Identification Standards:

• Visible house number or address identifier from the street
• Identification sign listing license number, contact information (93.5-154 square inches)
• For condominiums: signage on main entrance door visible to other occupants

Parking Requirements (By Construction Date):

• Properties constructed prior to July 30, 1974: No off-street parking requirements
• Properties from July 30, 1974 – March 24, 1980: One off-street space per dwelling unit
• Properties on/after March 25, 1980: Two off-street spaces per dwelling unit
• Space Requirements: Minimum 9' x 18' measurements
• Garage Spaces: Count if available to renters at all times
• Parking Plan Map: Must be posted conspicuously within rental unit

Waste Management Compliance:

• Adequate covered and secured garbage containers required
• Weekly garbage removal minimum
• Evidence of garbage service must be provided to county
• Containers must be secured against animals

Noise Regulations:

• No offensive noise between 10:00 PM - 7:00 AM weekdays
• No offensive noise between 10:00 PM - 10:00 AM weekends
• Noise restrictions measured at property line

Safety and Emergency Requirements

Fire and Life Safety Compliance:

• Comprehensive fire and life safety checklist compliance
• Proper smoke alarm and carbon monoxide detector installation
• Adequate egress requirements per county standards
• Proper handrail and guardrail installation where required

Emergency Preparedness Standards:

• Posted emergency information for natural disasters, power outages
• Emergency contact information available 24/7
• Owner/agent must respond within 30 minutes to complaints
• In-person response required within 30 minutes if phone resolution fails

Prohibited Activities and Restrictions

• No recreational vehicles as STRs unless properly permitted as dwelling units
• No temporary shelters used in conjunction with STRs
• No operation without valid license
• No license renewal with outstanding fines or violations

Compliance and Enforcement Framework

License Conditions:

• Annual renewal required with continued compliance verification
• Outstanding fines prevent license renewal or new applications
• Third violation within 12 consecutive months results in 12-month license revocation

Penalties and Enforcement:

• Civil penalties up to $500 per violation
• Each day of continuing violation constitutes separate violation
• Enhanced enforcement through agreements with Oregon Department of Revenue

Capacity Limitations and Waitlist System

Areas with Capacity Limits

Several popular coastal subareas have reached capacity limits and maintain waitlists:

• Nehalem
• Bar View/Twin Rocks/Watseco
• Tierra Del Mar
• Neskowin
• Oceanside
• Netarts
• Rockaway Beach UGB
• Pacific City/Woods

Waitlist Process:

• Prospective operators must join appropriate waitlist using the STR Subarea Waitlist Form
• Waitlist position does not guarantee future license issuance
• Regular capacity reviews may affect waitlist priority

Contact Information for Local STR Authority

Tillamook County Community Development Department

Primary Contacts:

• Short-Term Rental Program Inquiries: (503) 842-3408 x 3315
• Short-Term Rental Inspection Line: (503) 842-1815
• Short-Term Rental Non-Emergency Hotline: (503) 850-0402

Staff Contacts:

• Lynn Tone, Accounting Technician: (503) 842-3408 ext. 3315
• Paige Nearman, Permit Technician: (503) 842-3408 ext. 3122

Physical Address:

• Office Location: 1510-B Third Street, Tillamook, OR 97141
• Mailing Address: 201 Laurel Ave, Tillamook, OR 97141
• Office Hours: Monday through Friday, 8:00 AM - 4:00 PM

Online Services:

• Online Payment Portal: Oregon Accela Portal
• Online Complaint Portal: Host Compliance Portal

City-Specific Information: Rockaway Beach

Rockaway Beach STR Regulations

City-Specific Requirements:

• Property owner must hold title or recorded land sale contract
• License application must be submitted by legal property owner (not management company)
• Each dwelling unit requires separate license
• License does not transfer with property sale
• License period runs from July 1 to June 30 annually
• All applications must be complete; incomplete applications expire after 30 days

Rockaway Beach Fees:

• Annual license fee: $250 (non-refundable, non-prorated)
• Payment required prior to license issuance or renewal

City Contact Information:

• Email: Cityhall@corb.us
• Phone: (503) 374-1752
• Mailing Address: City of Rockaway Beach, PO Box 5, Rockaway OR 97136
• Website: www.Corb.us

State-Level Regulations for Oregon

Transient Lodging Tax (TLT)

• All STR operators must register with Oregon Department of Revenue for TLT collection
• TLT is administered by the state Department of Revenue on behalf of local jurisdictions
• Registration must be completed before operations begin
• Regular reporting and remittance required under Oregon statutes

Oregon Revised Statutes (ORS) Compliance

• Operations must comply with ORS 320.365 (transient lodging tax administration)
• Tax enforcement through Oregon Department of Revenue agreements
• Local tax administration, auditing, and collection procedures apply

Source Pages and Additional Resources

Primary County Resource Pages:

• Short Term Rental License Requirements
• Lodging/Short Term Rental Resources

Key Regulatory Documents:

• Ordinance #84 Amendment 2
• Board Order #25-002: Establishing Limits on STRs
• Ordinance 86 STR Operator License Fee Amendments

Essential Forms and Applications:

• New STR License Application
• STR Subarea Waitlist Form
• Transient Lodging Tax Registration Form
• Fire & Life Safety Checklist

Supporting Documentation:

• Inspection Preparation Checklist
• Hold Harmless Agreement
• Parking Verification Application

Investment Considerations

Market Reality:

• Several popular coastal areas have reached capacity limits
• Waitlists exist for high-demand areas
• Existing licensed properties may transfer licenses (with restrictions)
• New license issuance varies by subarea capacity and regulatory status

Compliance Priority:

• Strong enforcement framework with significant penalties for violations
• Annual license renewal required with continued compliance verification
• Third violation within 12 months results in 12-month license revocation

Financial Planning:

• Annual license fee of $250 (non-refundable)
• Additional operator license fees may apply
• Tax obligations through Oregon Department of Revenue
• Insurance requirements must be maintained throughout license period

This comprehensive regulatory framework demonstrates Tillamook County's commitment to balancing tourism revenue with community livability concerns. Investors should carefully review all requirements, verify capacity availability in desired areas, and maintain strict compliance with all operational standards to ensure successful STR operations in this market.