Operating a Short-Term Rental in Hood River
Prior to operating a Hosted Homeshare or Vacation Home Rental, you will first need to obtain a short term rental operating license from the City of Hood River. Whether you would like to rent your spare bedroom or the entire home, we are here to assist you through the process.
Prior to submitting your application, please be aware of the following regulations:
Short-Term Rental Licenses and Code: An annual license, issued through the City of Hood River Planning Department, is required for all Hosted Homeshares and Vacation Home Rentals prior to advertising or operation. Applicable regulations for short-term rentals are detailed in the Hood River Municipal Code (HRMC) under Title 17.04.115 and Chapter 5.10 (Short-Term Rental Operating License).
- A property owner can only be issued one (1) license, and that license is valid for only one (1) property. HRMC 5.10.080.B.4
- Overnight occupancy (10:00pm – 7:00am) for any short-term rentals is limited to two (2) persons per bedroom plus 2 additional persons (a two-bedroom dwelling is permitted up to six (6) persons overnight). Daytime occupancy (7:00am – 10:00pm) is increased to permit six (6) additional persons. HRMC 5.10.070.A.2
- Short-term rentals are prohibited from hosting events including, but not limited to, weddings or rehearsal dinners, company retreats, receptions, parties, etc., and are subject to noise limitations. HRMC 5.10.090.D
- There are several grounds for immediate revocation of a short-term rental operating license including providing false information in the application or renewal process, and three or more violations within a 12-month period that result in fines. HRMC 5.10.110.C
- You must include your issued license number on all advertisements for rental of the property. HRMC 5.10.110
The City of Hood River’s municipal code defines and permits two (2) different types of short-term rentals: Hosted Homeshares and Vacation Home Rentals. HRMC 5.10.030
- A Hosted Homeshare requires the property owner to be present on days/nights that the home is rented.
- A Vacation Home Rental does not require an owner on premises, but does require neighborhood notices and assisted garbage services.
You can also apply to operate as both a Hosted Homeshare and Vacation Home Rental at the same property.
Your Hosted Homeshare and/or Vacation Home Rental must be registered with the Hood River County Assessors’ Office. Please contact the Assessor’s Office at (541) 368-4522 for information.
Land Use and Zoning: Short-term rental operation licenses cannot be issued in all zoning districts. Please contact the Planning Department (email@example.com or (541) 387-5210) to confirm the zoning of your property and whether Hosted Homeshares and Vacation Home Rentals are permissible.
- In the City’s residential zones (R-1, R-2, and R-3), zoning regulations specify that Hosted Homeshares and Vacation Home Rentals are permissible only when a dwelling is the primary residence of the property owner, and limit use to no more than 90 days/nights per calendar year.
- See also the City’s Map Viewer (under “Layers”, check the box for City Zoning) and HRMC 5.10 for license regulations for Hosted Homeshares and Vacation Home Rentals.
|X = Required||Zones R-1, R-2, & R-3||Zones C-1 & C-2|
|90 days/ year limit||X||N/A|
|Register with County Assessor||X||X|
24-Hour Responsiveness: While the rental property is occupied, a qualified person must be available to be contacted by phone about use of the rental property 24-hours a day, 7-days a week, and must respond to any contact requests including complaints within 30 minutes. HRMC 5.10.080.B.2
- The 24-hour contact representative may be a contracted property manager or other legal representative.
- Contact information for the 24-hour representative including their name, e-mail address, and phone number must be provided with the short-term rental operating license application and must be kept current at all times.
Changes in contact information must be given 14 days in advance of any changes taking effect by filling out the Change of Information Form.
Site & Parking Plan: During the application process for a short-term rental operating license, applicants must submit a site and parking plan. HRMC 5.10.080.F
- Plans must be drawn to-scale, with accurate property boundary line dimensions, detailing the size and location of structures and parking areas, distances to property lines, etc.
- One hard-surfaced off-street parking space (9′ x 18′) is required for every two (2) bedrooms.
- Required parking may be provided on a different lot located up to 250-feet away from the Hosted Homeshare or Vacation Home Rental property, provided a shared parking agreement or other proof of legal parking access is submitted with your application.
- If using a garage (attached or detached) to satisfy parking requirements, the applicant must provide a dated photograph of all interior parking spaces (to ensure the space is availible) along with the to-scale diagram of all other available parking spaces for the short-term rental.
Short-Term Rental Inspection: Prior to applying for a short-term rental operating license, applicants must pass a specific Short-Term Rental Inspection. HRMC 5.10.080.C
- This professional inspection confirms Hosted Homeshares and Vacation Home Rentals meet minimum standards for safety items, including fire and carbon monoxide alarms, egress access and proper ventilation.
- An inspector also must check for general safety such as, but not limited to, tip-over devices installed on the stove and other heavy appliances/shelving, proper settings on the hot water heater, visible street numbering, stair safety and proper separation of the garage from the living areas of the unit.
- All inspections must be completed by a licensed home inspection company.
Mandatory Postings and Good Neighbor Guidelines: A short-term rental operating license issued by the City (or a copy thereof) must be displayed in a prominent location within the interior of the rental unit adjacent to the front door. HRMC 5.10.080.D & HRMC 5.10.050.A.6
- Renters must have access to: the City’s “Good Neighbor Guidelines“, the approved off-street parking plan, maximum occupancy limits, garbage collection day(s), and a notice of the prohibition of unattended pets or any noises exceeding the Hood River Noise Ordinance.
- For Vacation Home Rentals, property owners must display an approved placard, placed on the property and visible from the street, that displays the contact information for the 24-hour representative and the operating license number. Alternatively, owners may provide an annual flier with the required information (mailed or hand delivered) to all addresses within a 250-foot radius of the rental property. Sample placard and notice letter.
An Affidavit of Completion must be submitted to the City after neighborhood notices have been provided.
Transient Lodging Tax Reporting
Owners of a Hosted Homeshare / Vacation Home Rental are responsible for maintaining accurate records and filing Transient Lodging Taxes (TLT) with the City of Hood River each month, even if no gross rent was received. HRMC 5.10.080.E
- A standard TLT Remittance Form must be filled out by property owners or their management company and submitted with TLT payment to the City of Hood River on or before the 15th of each month.
- Those who take responsibility for reporting multiple properties, such as property management firms, must complete a Multi-Property Addendum Reporting Form as well as TLT Remittance Standard Forms.
- For questions about TLT reporting, please call City staff at (541) 387-5260 or email firstname.lastname@example.org
New to the City of Hood River’s online bill pay? Follow this link for a step-by-step guide to setting up your account.
Transient Lodging Tax Remittance Details
Intermediaries• All booking intermediaries that are not already remitting local City of Hood River taxes on behalf of their customers are now jointly and severally liable for remitting tax on the reservations made through their online platforms. HomeAway.com/VRBO began collecting and remitting in 2018. AirBnB has registered to begin tax collection and remittance on the 24th.
TLT• All transient lodging tax certificate holders (or their authorized property managers acting on their behalf) must continue to file monthly tax returns. If a booking intermediary has remitted on behalf of the property, the taxable revenue from the intermediary is reported in box 2c of the tax return and detailed on the second page of the return titled, “Report of Gross Receipts from Transient Lodging Intermediaries”. This is how local hotels that use booking intermediaries like Expedia, Hotels.com, and Priceline have always reported.
• There is no change for HomeAway.com/VRBO customers associated with Ordinance 2055 as this company has been remitting local tax since 2018
Often overlooked details to have with you when you apply:
Proof of Residency and Garbage Services: A short-term rental operating license will be issued in the City’s R-1, R-2, and R-3 Zones only if the property is the owner’s primary residence. HRMC 5.10.050.A
- During the application process, applicants must provide copies of two of the three acceptable residency documents: Voter Registration, Oregon Driver’s License / Identification Card, or Las Year’s Federal Income Tax Return Form (page 1 only, with financial data redacted).
- If the application is not for a Hosted Homeshare, proof must be provided of weekly solid waste collection service with assisted pick-up provided by the solid waste provider. A copy of the most recent bill is sufficient.
Renewal or Re-Application: A short-term rental operating license must be obtained annually for Hosted Homeshares and Vacation Home Rentals. HRMC 5.10.070
- City regulations allow a license holder to renew their license four times (operating years 2, 3, 4 and 5) with fewer application documents.
- Property owners must re-apply for a short-term rental operating license prior to the start of their 6th operational year. All re-applications require a complete set of updated documentation. (short-term rental inspection, site & parking plan, Hood River County Assessor’s registration, proof of garbage service for Vacation Home Rentals, proof of residency for property in the City’s R-1, R-2, and R-3 zones, and an affidavit of notice/placard.)
Construction: If construction or renovation is expected for a Hosted Homeshare or Vacation Home Rental, it may be necessary to contract with a licensed builder, engineer, or architect.
- The City of Hood River’s Building Department issues building permits. The Building Official may identify specific requirements that need to be met before occupancy. Please note: Plumbing and Electrical Permits are issued through the Hood River County Building Department.
- Right-of-Way Permits are required for any work in the public right of way, such as construction of driveways and repair of utilities. Contact the City’s Engineering Department for questions regarding site and right-of-way permitting.
- Depending on the nature of any renovations, applicants may be responsible for paying System Development Charges (SDCs). SDCs are are one-time fees to help fund capacity upgrades to city infrastructure necessary to accommodate growth and new development. Requirements for SDCs are confirmed prior to issuance of building permits. More information about SDCs is available on the City’s Engineering Department webpage.
- Many buildings in Hood River were constructed prior to adoption of the Americans with Disabilities Act (ADA). An application for a short-term rental operating license does not specifically require adherence to ADA, however, compliance with ADA is addressed in association with building permit applications. Contact the City’s Building Department with questions.