Short-Term Rentals in Pampa, TX: Investor‑Ready Compliance Guide

Executive Overview: Are STRs Allowed in Pampa, TX?

• Short‑term rentals (STRs) are allowed in the City of Pampa. Based on the documents reviewed, there is no citywide prohibition on STRs, and the city’s permitting infrastructure (building permits, inspections, certificate of occupancy) applies when converting or operating a residential or commercial property for lodging.
• Texas Hotel Occupancy Tax (HOT) obligations apply to STRs that rent for 30 consecutive days or less. STR operators must collect and remit the state 6% HOT, and any applicable local HOT imposed by the City of Pampa (if any). The Texas Comptroller’s guidance applies statewide: short‑term rentals are subject to state and local HOT.
• County‑level (Gray County) STR‑specific rules are not identified in the provided materials. At the state level, the Texas Legislature debates preemption and reasonable local regulation of STRs (zoning, density, permitting), but no statewide prohibition exists.
• In practice: Before opening, ensure you meet the city’s permitting requirements (building/commercial permits as applicable, inspections, certificate of occupancy), register for HOT with the Texas Comptroller (state) and the City of Pampa (if local HOT applies), and confirm compliance with zoning (commercial lodging is typically not permitted in residential zoning without approval).

References

• Texas Hotel Occupancy Tax rules for STRs: Texas Comptroller guidance (see HOT reference below).
• City of Pampa permitting and CO requirements: City of Pampa Permit Manual 2.2 (Sept 2024) and City of Pampa contacts.
• State legislative context on STRs: THLA (Texas Hotel & Lodging Association) posts on the 2019/2023 Texas legislative sessions.

Links to Source Pages

• Texas Hotel & Lodging Association (THLA) – 2018 STR Update (context on local ordinances/preemption): texaslodging.com/short-term-rental-str-update-2018/
• City of Pampa Construction & Permit Manual 2.2 (Sept 2024): cms3.revize.com/revize/pampatx/Documents/Departments/Public%20Works/Code%20Enforcement/City%20of%20Pampa%20Permit%20Manual%202.2.pdf
• THLA – 2023 Texas Legislative Session Issues (statewide STR preemption and local regulation context): texaslodging.com/2023-texas-legislative-session-our-issues/
• Texas Comptroller – Hotel Occupancy Tax (state-level compliance): comptroller.texas.gov/taxes/hotel/

How to Start a Short‑Term Rental Business in Pampa, TX Follow these steps to open and operate a compliant STR:

1. Business Planning & Compliance Program

• Define your STR format:
  • Primary residence occasional hosting (fewer bookings) vs. non‑owner‑occupied investment STR.
  • Residential zoning vs. commercial zoning alignment; lodging use is typically a commercial use in most residential districts.
• Establish a compliance calendar:
  • Inspections scheduling.
  • HOT reporting cadence (monthly/quarterly).
  • Renewal tracking for business licenses/accounts (if applicable).
• Budget for:
  • City permits and inspections.
  • Compliance software (tax remittance, guest screening, safety, and noise monitoring).
  • Insurance adequate for lodging.
  • Ongoing maintenance and turnover operations.

2. Property Due Diligence

• Verify zoning:
  • Confirm lodging is an allowed use. If your parcel is zoned residential, you may need a zoning variance/special use or to operate in a commercial zoning.
• Validate structural conditions:
  • Review building code compliance (egress, fire safety, smoke detectors, carbon monoxide alarms).
• Confirm utilities and services:
  • Water, gas, sewer, and electrical meet standards for lodging occupancy.

3. City of Pampa Permitting (Required)

• Obtain applicable permits before renovation or operation:
  • Building Permit (as required for renovations/conversions).
  • Commercial Work may require licensed contractors; residential work may be done by the homeowner only if they own and occupy the home.
  • All work must meet the City’s adopted codes, inspections schedule, and final Certificate of Occupancy is required before occupying any structure.
• If changing occupancy classification or subdividing/altering floor plans, submit plans:
  • Site plan/plot plan (scale, setbacks, off‑street parking, drainage).
  • Foundation and structural plans.
  • Floor plans, roof framing plans.
  • Electrical, plumbing, and mechanical plans.
  • Elevations and wall sections.
  • Energy code compliance (Resi‑Check; energy assumptions/calculations).
  • Landscape and zoning compliance documentation.
• Required inspections must be passed before proceeding:
  • Footing/foundation, stem wall, building drain, building sewer, water piping/service, slab on grade, strap and shear, underground electrical, rough mechanical/plumbing/electrical, rough frame, masonry, insulation, wallboard/lath, gas piping, gas/electrical clearance, final inspection, and Certificate of Occupancy.
• Notes:
  • A City of Pampa permit is required before renovating or demolishing public or commercial buildings; an asbestos survey by licensed personnel is required for such work.
  • If signage is proposed, ensure sign ordinance compliance.
  • Manufactured homes require permits to set in the city limits.

4. Hotel Occupancy Tax Registration (State & Local)

• Register with the Texas Comptroller to collect and remit state HOT (6%) on bookings of 30 days or less.
• If the City of Pampa imposes a local HOT, register with the City and file HOT returns/remittances as required by City Finance/Tax.
• Establish your accounting:
  • Track nightly gross receipts, calculate HOT (state and local), file returns, and remit taxes on schedule.

5. Insurance, Safety, and Operations

• Maintain adequate insurance (general liability and property) for lodging operations.
• Install/maintain required safety equipment and post emergency procedures.
• Adopt guest rules and screening to minimize disturbances (noise, occupancy limits).

Required Documents, Permits, Licenses, and Guidelines

• City of Pampa Permits and Inspections:
  • Building Permit Application (for renovation, conversion, and new construction).
  • Plans and calculations:
    • Site/plot plan, foundation plan, floor plan, roof framing plan, structural plans, plumbing plan, electrical plan, mechanical plan, elevation plan, wall sections, energy code compliance (Resi‑Check).
  • Contractor Registration:
    • Commercial work must be performed by licensed contractors; residential work may be performed by the homeowner if they own and occupy.
  • Inspections:
    • Per schedule; must be completed and approved before concealment of work and before next stage.
  • Certificate of Occupancy:
    • Must be issued before occupying the structure for lodging.
  • Asbestos (for public/commercial buildings):
    • Asbestos survey and abatement as required by state law before renovation/demolition; City requires evidence of completion before issuing permits.
  • Signage:
    • Sign ordinance (Ordinance 1333).
  • Zoning:
    • Zoning compliance (Ordinance 690).
• Hotel Occupancy Tax:
  • Texas Comptroller registration for state HOT (6%).
  • City of Pampa registration for local HOT (if applicable) and filing procedures.
• Other:
  • Landscape compliance (Ordinances 1329, 1590).
  • Fence and setback compliance (per manual).
• Adopted Codes (City of Pampa):
  • 2018 International Residential Code; 2018 International Fire Code; 2020 National Electrical Code; 2018 International Building Code; 2018 International Fuel Gas Code; 2018 International Plumbing Code; 2018 International Mechanical Code; 2018 International Energy Conservation Code; 2017 Panhandle Residential Foundation Manual; NFPA 101 Life Safety Code.

City, County, and State Regulations Governing STRs

• City of Pampa (no STR‑specific ordinance found in provided sources):
  • STR operators must follow general city codes and permitting requirements; STRs are a form of lodging and typically fall under commercial occupancy rules where applicable.
  • If operating in a residential zoning district, zoning compliance and potential approvals may be necessary.
• Gray County (no STR‑specific regulations identified in provided materials):
  • Local STR rules are not detailed; contact county offices if additional local taxes or health regulations may apply (county HOT may apply in some Texas counties).
• State of Texas (hotel occupancy tax applies to STRs):
  • 6% state HOT applies to STRs renting for 30 consecutive days or less (Tex. Tax Code ch. 156).
  • STRs must collect and remit state HOT via the Comptroller’s online portal.
  • Texas municipalities may levy additional local HOT (Ch. 351) and counties may levy local HOT (Ch. 352), generally subject to voter approval and statutory caps; local rates vary by jurisdiction and use categories.
  • Legislative context: State preemption of local STR regulation has been debated but not adopted in a way that eliminates local zoning/permitting authority. Cities generally retain powers related to reasonable zoning, density, and permitting; litigation in Texas courts (e.g., Zaatari v. City of Austin) underscores constitutional limitations on retroactive deprivation of property rights in STR contexts.

Contact Information (Local Authority in Charge of STRs)

• City Administration / Public Works (General City Information): 806-669-5750
  • City Manager: Shane Stokes
  • Director of Public Works: Gary Turley
  • Planning and Zoning: Luke Raber
• Code Enforcement, Health & Building Safety (Permits and Inspections): 806-669-5740
  • Building Official / Health Inspector / Code Enforcement Officer: Cary Rushing
  • Administrative Assistant: Alyssa Morales
  • Fax: 806-669-5748
• Fire Marshal (Fire Code compliance, inspections): 806-669-5800
  • Fire Marshal: Jason Roberts
• City Hall / Administration (City of Pampa)
  • Address: 1600 W. Ellis St., Pampa, TX 79065
  • Website: www.cityofpampa.org
  • For building department online permits/forms: Building Permits portal may be accessed via the City website’s Code Enforcement/Public Works section (see Permit Manual for inspection scheduling and department contacts).
• Texas Comptroller – Hotel Occupancy Tax registration/help:
  • comptroller.texas.gov/taxes/hotel/

Key Pointers and Practical Notes for STR Investors

• Do not operate without a Certificate of Occupancy; it is illegal to occupy any structure before final approval and CO issuance.
• Confirm zoning early: lodging is often not permitted as‑of‑right in residential zoning; plan for variance/special use or choose commercially zoned property.
• Engage licensed contractors for any commercial work; many inspections must be done with work exposed and accessible.
• File state HOT immediately upon beginning bookings; consider booking platforms’ tax collection arrangements versus your direct booking pipeline.
• Maintain strict compliance documentation:
  • Permit records, inspection reports, CO, tax registrations, and remittance histories.
• Monitor legislative changes and city/county updates: Texas rules evolve through legislative sessions and local ordinances; check THLA updates and city bulletins.
• Advertising:
  • Follow state law and local ordinances regarding advertising and registration; while no local registration fee is cited in the provided materials, verify if the City has adopted any new ordinances post‑2024.

Source Page Links (Consolidated)

• THLA – 2018 STR Update: texaslodging.com/short-term-rental-str-update-2018/
• City of Pampa Permit Manual 2.2 (Sept 2024): cms3.revize.com/revize/pampatx/Documents/Departments/Public%20Works/Code%20Enforcement/City%20of%20Pampa%20Permit%20Manual%202.2.pdf
• THLA – 2023 Texas Legislative Session Issues (statewide STR preemption and local regulation context): texaslodging.com/2023-texas-legislative-session-our-issues/
• Texas Comptroller – Hotel Occupancy Tax: comptroller.texas.gov/taxes/hotel/

Summary

• STRs are allowed in Pampa, TX, subject to standard building, zoning, and occupancy requirements; there is no ordinance in the provided materials specifically banning STRs.
• Mandatory steps include securing city permits and inspections, obtaining a Certificate of Occupancy before opening, and registering to collect/remit Texas HOT (and any local HOT adopted by the City).
• No STR‑specific county rules are provided for Gray County; state law governs HOT and underpins general compliance.
• Maintain a proactive compliance program with documented permitting, inspections, and tax remittance to protect your investment and avoid enforcement actions.