Overview: Are Short-Term Rentals Allowed in Richland, WA?

Yes, short-term rentals are explicitly allowed in Richland, WA. Washington State has established a comprehensive legal framework for short-term rentals under RCW 64.37, which permits short-term rental operations throughout the state, including in Richland. Short-term rentals are defined as lodging facilities offering accommodations for fewer than 30 consecutive nights, excluding hotels, motels, and bed and breakfast establishments.

How to Start a Short-Term Rental Business in Richland

1. Initial Assessment and Planning

• Property Qualification: Verify your property meets the definition of a dwelling unit under RCW 64.37.010(3), which includes single-family residences, apartments, condominiums, cooperative units, or rooms offered for less than thirty days.
• Zoning Compliance: Review Richland Municipal Code zoning requirements. While short-term rentals are permitted under state law, ensure your property complies with local zoning restrictions.
• Owner Occupancy Considerations: If you plan to occupy the property for at least six months during the calendar year and rent fewer than three rooms at any time, your operation may be exempt from certain regulations under RCW 64.37.010(9)(b)(i).

2. Legal Structure and Business Formation

• Business Registration: Register your short-term rental business operation
• Tax Registration: Obtain appropriate tax identification numbers for state and local tax remittance
• Insurance Assessment: Evaluate existing homeowner's insurance coverage as many personal policies exclude short-term rental activities

3. Safety and Compliance Preparation

• Carbon Monoxide Alarm Compliance: Ensure installation meets RCW 19.27.530 requirements and Washington State Building Code Council rules
• Safety Information Compilation: Prepare all required posting materials for guest safety
• Emergency Contact Setup: Establish reliable contact system for guest inquiries during stays

Required Documents, Permits, Licenses, and Guidelines

State-Level Requirements (RCW 64.37)

Mandatory Documentation:

1. Contact Information Document

   • Must be provided to all guests during their stay
   • Contact must be available to respond to inquiries throughout the rental period
   • Can be operator or designated representative

2. Safety Information Posting (Must be conspicuously displayed in each unit):

   • Short-term rental street address
   • Emergency contact information for police, fire, and emergency medical services
   • Floor plan indicating fire exits and escape routes
   • Maximum occupancy limits
   • Operator or designated contact information

3. Insurance Documentation

   • Primary liability insurance coverage of not less than $1 million aggregate, OR
   • Evidence that transactions are conducted through a platform providing equal or greater coverage
   • Documentation of insurance carrier and policy details

4. Tax Registration and Remittance Documentation

   • State tax registration where applicable
   • Local tax registration (Richland may impose lodging taxes)
   • Record-keeping system for tax remittance

Platform Registration (if using platforms like Airbnb, VRBO):

• Short-term rental platforms must register with Washington Department of Revenue
• Platforms must inform operators of tax responsibilities
• Platforms must provide safety requirement summaries
• Platforms must notify operators about potential insurance gaps

Local Requirements (Richland Municipal Code)

Potentially Applicable Permits:

1. Business License: Required for commercial operations within city limits
2. Special Use Permits: May be required depending on zoning district and specific use
3. Building Permits: For any structural modifications or additions
4. Home Occupation Permit: May be applicable for home-based short-term rental operations

Zoning Considerations:

• Accessory Apartments: If operating an accessory apartment, specific requirements apply including deed restrictions and owner occupancy covenants
• Bed and Breakfast Operations: If operating with more than four rental rooms, special use permits are required
• Home Occupation Compliance: Must comply with RMC 23.42.090 requirements if operating from residential property

Specific Regulations for Short-Term Rentals

State of Washington Regulations (RCW 64.37)

Tax Obligations:

• Comprehensive Tax Remittance: Must remit all applicable local, state, and federal taxes
• Tax Types: Includes occupancy, sales, lodging, and other taxes, fees, and assessments
• Platform Collection: If using platforms that collect and remit taxes on behalf of operators, ensure proper documentation

Consumer Safety Requirements:

• Carbon Monoxide Safety: Full compliance with RCW 19.27.530 and State Building Code Council rules
• Emergency Information: Comprehensive emergency contact information must be posted and accessible
• Fire Safety: Clear evacuation routes and maximum occupancy limits must be posted

Platform Regulations:

• Registration Requirements: All platforms operating in Washington must register with the Department of Revenue
• Operator Education: Platforms must inform operators of all safety and tax requirements
• Insurance Notifications: Platforms must notify operators about potential insurance coverage gaps

Enforcement and Penalties:

• Warning System: First violations receive warning letters from city or county attorneys
• Civil Infractions: Subsequent violations constitute Class 2 civil infractions under RCW 7.80
• Liability Insurance: Mandatory $1 million primary liability coverage or platform-provided equivalent

Richland Municipal Code Considerations

Zoning Compliance:

• Residential Districts: Home occupation requirements may apply to residential short-term rentals
• Commercial Districts: Different requirements may apply depending on specific zoning classification
• Special Use Permits: Certain residential uses may require special use permits depending on scale and impact

Operational Standards:

• Parking Requirements: Must meet parking requirements for the underlying zoning district
• Noise and Nuisance: Must comply with city noise ordinances and nuisance regulations
• Signage: Signage must comply with applicable zoning district requirements

Accessory Apartment Overlay (if applicable):

• Deed Restrictions: Owner occupancy covenants must be recorded with Benton County auditor
• Size Limitations: Maximum 800 square feet, not exceeding 40% of total floor area
• Owner Residency: Minimum six months occupancy requirement

Contact Information for Local Authority

Washington State Department of Revenue

• Short-Term Rental Platform Registration
• Phone: Contact through main Department of Revenue line
• Website: dor.wa.gov

City of Richland Planning and Development Services Division

• Business License Inquiries: For business registration requirements
• Zoning Questions: For zoning compliance and special use permit information
• Building Permits: For any construction or modification permits
• Address: Contact city hall for current contact information

Benton County Auditor's Office

• Deed Restriction Recording: For accessory apartment owner occupancy covenants
• Address: Contact county offices for current location and contact information

Emergency Services (for safety information posting)

• Richland Fire Department: For fire safety and emergency contact information
• Richland Police Department: For emergency contact protocols

Source Links and References

State Level:

• RCW 64.37 - Short-Term Rentals
• RCW 19.27.530 - Carbon Monoxide Alarms
• RCW 7.80 - Civil Infractions

Local Level:

• Richland Municipal Code Chapter 23.42 - General Provisions
• Richland Municipal Code - Accessory Apartments
• Richland Municipal Code - Home Occupations
• Richland Municipal Code - Bed and Breakfast

Additional Resources:

• Washington State Department of Revenue
• City of Richland Official Website
• Benton County Official Website

Important Note for Investors: While Washington State provides a clear framework allowing short-term rentals, ensure compliance with all local zoning requirements and consider consulting with local planning officials before establishing operations. The combination of state-level authorization and local zoning compliance creates the foundation for successful short-term rental investments in Richland.