Short-Term Rental Guide: Escalante, Utah

Overview: Are Short-Term Rentals Allowed in Escalante, UT?

Yes, short-term rentals are explicitly allowed in Escalante, Utah. The city has established a comprehensive regulatory framework for vacation rentals and short-term rentals. As of the most recent ordinances, Escalante allows short-term rentals with licensing requirements and specific caps on the number of units permitted. The city transitioned from a moratorium system (which ended in February 2019) to a licensed system with quantitative limits based on active water meters in residential zones.

How to Start a Short-Term Rental Business in Escalante

Step 1: Determine Eligibility and Capacity

• Verify that your property falls within the city's cap system
• The city limits short-term rentals to 7% of existing active water meters in residential zones
• With 419 active water meters, this allows for a maximum of 30 short-term rental licenses total
• Existing conditional use permits are included in this cap, with approximately 25 currently authorized and 5 additional licenses available

Step 2: Obtain Required Documentation

The application process requires extensive documentation. Owners must complete the official Vacation Rental Application form available from the City Recorder and submit it along with:

Step 3: Submit Application and Pay Fees

• Submit complete application package to the City Recorder
• Pay non-refundable application fee of $100
• Ensure all required signatures (owner, property management company if applicable, and contact person)

Step 4: Maintain Compliance

• Maintain proper insurance coverage
• Collect and remit all applicable taxes
• Ensure 24/7 emergency contact availability
• Comply with ongoing operational requirements

Required Documents, Permits, Licenses, and Guidelines

Mandatory Documentation Checklist:

A. Core Application Documents:

• Completed and signed Vacation Rental Application
• Completed and signed Business License Application
• Vacation Rental Inspection Checklist (signed copy)
• Proof of Ownership documentation
• Utah State Tax Number (must be registered to Escalante City)

B. Property-Specific Documentation:

• Site Plan including parking area with each parking space mapped
• Proof of valid insurance for vacation rental
• Floor plan with dimensions
• Zone designation and street address
• Currently valid State Sales Tax Certificate copies (in owner's or property management company name)

C. Management Information:

• Name, address, and 24-hour contact phone number for Property Management Company, OR
• Name, address, and 24-hour contact phone number for local contact person (within 15 minutes of property)
• Email address for contact person

D. Compliance Documentation:

• Signed acknowledgment of having read all Town regulations pertaining to vacation rentals
• Certification of information accuracy and agreement to comply with all regulations

Permits and Licenses Required:

1. Vacation Rental License (city-issued)
2. Business License (city-issued)
3. State Sales Tax Certificate (state-issued, must be registered to Escalante)
4. Property Management Registration (if using management company)

Specific Regulations for Short-Term Rentals

City of Escalante Regulations:

Occupancy and Use Limits:

• Maximum occupancy specified by license
• Property must maintain appearance of single-family residence
• No external evidence of occupancy by more than one family

Operational Requirements:

• Collect appropriate Sales, Resort, and Transient Rental Taxes
• Prominently display all rules and regulations on the property
• Maintain 24/7 emergency contact availability

Required On-Site Notices: Each vacation rental must have a clearly visible notice within the unit (on or adjacent to front door) containing:

• Name and 24-hour contact phone number of property management company, agent, or local contact
• Maximum number of occupants permitted by license
• Maximum number of vehicles permitted and parking requirements
• Detailed fire escape plan
• Location of fire extinguisher
• Trash pickup day and all trash removal rules

Prohibited Activities:

• Occupancy beyond specified license amount
• Parking violations
• Outdoor sleeping exceeding permitted occupancy
• Noise that is out of character with surrounding residential neighborhood
• Disturbing peace after 10:00 PM (including shouting, loud music, racing, outside recreational activities)
• Interfering with surrounding residents' privacy
• Pet-related noise, roaming, or mess without cleanup
• Disorderly or illegal conduct

Maintenance Standards:

• Structural maintenance to preserve substantial code compliance
• Routine upkeep consistent with adjoining properties
• Trash collection ensuring containers not left curbside more than 24 hours
• Property free of accumulated garbage and refuse
• All large boxes collapsed and bagged for appropriate receptacles

Zoning and Development Standards:

Accessory Dwelling Units (ADUs):

• Critical Restriction: ADUs shall not be allowed as short-term rentals ( Ordinance 2024-05, Section B)
• Only one ADU per lot in single-family zones
• Maximum 3 bedrooms and 3 adults (plus children)
• Minimum lot size: 14,500 square feet for detached ADUs
• Must meet same setback requirements as primary residence plus 10-foot separation
• Architecturally compatible with principal dwelling
• Height limitations: one story, 20 feet maximum, or height of principal structure (whichever is less)
• Size limitations: greater of 50% of primary dwelling or 1,000 square feet, minimum 350 square feet

County-Level Regulations:

Note: The provided documents focus primarily on city-level regulations. For Garfield County-specific requirements, direct contact with county authorities is recommended.

State of Utah Regulations:

Utah state regulations require:

• State sales tax collection and remittance
• Transient room tax collection and remittance
• Compliance with general health and safety codes
• Proper business registration with the state

Contact Information for Local Authority

Escalante City Recorder

• Name: Stephanie Steed, MMC
• Office: Escalante City Recorder's Office
• Address: 56 North 100 West, Escalante, UT 84726
• Website: escalantecity-utah.com/
• Application Location: Applications available through City Recorder's Office

City Contact Information:

• Emergency Contact: Must be within 15 minutes of property and available 24/7
• Contact Hours: Contact City Recorder during business hours for licensing inquiries

Important Notes for Investors

Transferability:

• Vacation rental licenses are transferable upon sale to new property owners who meet licensing requirements

Application Process:

• Applications became available starting February 8, 2019 (following ordinance adoption)
• Applications must be complete to be accepted - no partial submissions

Financial Considerations:

• Non-refundable application fee: $100
• Additional business licensing fees may apply
• Insurance requirements must be maintained
• Tax collection and remittance obligations

Market Constraints:

• Limited availability due to cap system (30 total licenses)
• High demand due to proximity to Grand Staircase-Escalante National Monument
• Strong seasonal tourism patterns favor outdoor recreation periods

Source Links

1. Vacation Rental Application Form: escalanteutah.gov/wp-content/uploads/2019/02/vacation-rental-form.pdf
2. Ordinance 2024-05 (ADU Regulations): escalanteutah.gov/wp-content/uploads/2024/02/Ord_2024-05.pdf
3. News Coverage - Short-Term Rental Ordinance Adoption: www.insiderutah.com/articles/escalante-city-approves-new-short-term-rental-ordinance/
4. Public Notice of 2023 Ordinance Updates: www.utah.gov/pmn/files/1027129.pdf

This guide is based on the most current information available from official city documents. Regulations may change, and investors should verify current requirements with the Escalante City Recorder's Office before proceeding with any short-term rental venture.