Short Term Rentals

In early June 2022, all short-term rental property owners were notified that a permit application to allow short-term rentals was required by July 1. 

The city's third-party provider conducts daily monitoring of the STR platform. If you are operating your STR (actively renting or advertising) without a permit, you are in violation of Ketchum Municipal Code Chapter 5.09.

You can apply for a short-term rental permit or renewal of your short-term rental permit by clicking the green "Short-Term Rental Application" link below. The City does not accept paper applications. Everything can be completed via the online application, including submitting the required documentation and payment. 

Links to the online Short-Term Rental Permit Application and associated documents are listed below.

• Short-Term Rental Application - This is for both new applications AND renewal applications. 
• Declaration of Compliance - This form must be completely filled out, with all elements checked acknowledging you will follow / have all the elements in place. If the form is not completely filled out, your application, whether it's an initial or renewal, will be denied. 
• Life Safety Plan Requirements - This document provides the requirements your Fire Life Safety Plan should contain. This is a reference document only! ***DO NOT SUBMIT THIS WITH YOUR APPLICATION***
• Ketchum Map with Emergency Services Locations - This is for your convenience to add to your Fire Life Safety Plan. 
• Life Safety Plan Example - This is an example of what a Fire Life Safety Plan should look like. This is for visual reference only. You must draft up and submit your own Fire Life Safety Plan for your short-term rental. ***DO NOT SUBMIT THIS EXAMPLE WITH YOUR APPLICATION***

Idaho Code §67-6539 authorizes the city to “implement such reasonable regulations as it deems necessary to safeguard the public health, safety and general welfare in order to protect the integrity of residential neighborhoods in which short-term rentals or vacation rentals operate.”

The significant growth of short-term rentals within the city has created a need for reasonable regulations so as to protect the health, safety, and welfare of short-term rental guests, as well as neighboring property and the public.

The short-term rental ordinance will allow the city to improve its data collection. An accurate accounting of the number of units in town and their utilization will provide for consistent treatment for all short-term rentals and better compliance with Local Option Tax collection.

Information regarding Short-Term Rental Permit Renewals:

Once your Short-Term Rental Permit application is approved, it will be valid for one year. You can expect to receive an email 30 days prior to the expiration of your permit reminding you that your permit is due to expire. The email will provide a link to the renewal application (which can also be found via the application link above).

When you are ready to apply for the renewal of your short-term rental permit, you will be asked to provide your Short-Term Rental Permit number. Once you provide your permit number, the application will prompt you to confirm all details such as your property address, email contact, local representative, emergency contact information, etc. You will need the following documents for your renewal application:

• Copy of your Fire Life Safety Plan - This needs to be submitted every year. It can be a copy of the original Fire Life Safety Plan submitted with the initial application UNLESS there has been an update to the residence. In that case, a newly drafted Fire Life Safety Plan must be submitted. If you fail to submit your Fire Life Safety plan, you can expect a denial of your renewal application. 
• Newly Completed Declaration of Compliance - This needs to be filled / completed every year and submitted. It CANNOT be a copy of a previously completed Declaration of Compliance. If a previously completed Declaration of Compliance is submitted, you can expect a denial of your renewal application. 

If you fail to submit a renewal application for your Short-Term Rental Permit prior to the expiration date, there is a grace period. Please still try to apply for a renewal of your Short-Term Rental Permit, even if it's past the expiration date. If the system is unable to locate your Short-Term Rental Permit, that means you will need to submit a new Short-Term Rental Application as it is significantly past the expiration and grace period date. 

Please note, your property will be flagged as non-compliant if you are actively renting & advertising your short-term rental and have failed to submit a renewal application for your Short-Term Rental Permit. If your property is flagged as non-compliant, the City will proceed accordingly. 

FREQUENTLY ASKED QUESTIONS

What is the definition of a short-term rental?

Any individually or collectively owned single-family house or dwelling unit or any unit or group of units in a condominium, cooperative or timeshare, or Resident-occupied residential home that is offered for a fee and for thirty (30) days or less.

Can I short-term rent any property in the city of Ketchum?

No. STRs are not permitted in Light Industrial zones. STRs are limited and restricted in the same manner as any other rental in the Avalanche Zone District per Ketchum Municipal Code 17.92.010.

Any residence that has not been engineered to withstand avalanche forces consistent with this chapter shall not be leased, rented, or sublet from November 15 through April 15 of each year and any residence that has not been engineered to withstand avalanche forces that is being leased or rented or sublet after April 19, 1974 shall be deemed a zoning violation and shall be governed by chapter 17.156 of this title.

STRs in residential zones must have a minimum two- (2) night stay and are limited to one STR per parcel.

How do I legally rent my property short-term?

A Short-Term Rental Permit is required in order to rent a dwelling unit for short-term occupancy. The application for a Short-Term Rental Permit can be found at the application link above. The standards for a short-term rental permit is provided by the City on the Declaration of Compliance. The permit will be valid for one year and can be renewed annually. It will be applicable to the designated dwelling unit to be used as a STR and issued to and in the name of the resident. A change in resident requires a new permit. If the permitee is a renter, then consent of the property owner must be provided.

How much is the permit application fee?

The STR permit application fee for new applications and renewal applications is $504. The fee will reimburse the city for expenses related to the permitting process.

What standards are required for short-term rentals?

When you apply for a new, or renewal, STR permit, you must submit an affidavit affirming compliance with city standards along with completing a city provided self-inspection checklist. This is completed through the Declaration of Compliance document, found above. The city may require an inspection to verify compliance with standards upon application, compliance or non-compliance, or in relation to other permit enforcement action. Following is a list of minimum standards:

• Bedroom windows shall be operable to allow for emergency egress in accordance with the most recent building and fire codes.
• Single or multiple-station smoke alarms shall be installed and maintained in accordance with manufacturers specification and an approved Fire Safety Plan.
• A carbon monoxide detector is required on each floor if there is a garage, solid fuel appliance, or gas appliance, and as otherwise required in an approved Fire Safety Plan.
• One 2A:10BC type fire extinguisher shall be equipped per floor and as otherwise required in an approved Fire Safety plan.
• Improved surface areas on the site shall be the minimum necessary to provide adequate parking for the occupancy.
• Access and ingress to the site shall maintain safe conditions for pedestrians and vehicles and shall be adequately sized and designed so that access to other properties is not impacted or unsafe conditions on public streets created.
• loud music, outdoor activities or any other source of noise that can be heard beyond the perimeter of the STR premises shall not be generated during the hours of 10:00 p.m. to 8 a.m. the following day.
• No exterior changes shall be made to the structures or site conditions that would eliminate its appearance or use as a dwelling unit for long-term residency.
• Each STR shall designate and list a local representative who resides within two (20) vehicular miles of the city limits.
• Fire Safety Plan, reviewed and approved by the Ketchum Fire Department
• STR permit and Fire Safety Plan shall be posted within the dwelling unit adjacent to the front door containing, at a minimum, the following:
  • name and phone number of local representative
  • name and phone number of permittee
  • website address and phone number of the City of Ketchum
  • maximum number of occupants permitted to stay in dwelling unit
  • solid waste and recycling collection day o city snowplowing and parking regulations (www.ketchumidaho.org/parking)
• STRs with proposed occupancy of 20 or more guests shall require a conditional use permit. High Occupancy STR permit shall have additional on-site permit posting requirements to further notify guests of the applicable conditions of approval that may be imposed in the conditional use permit process.

Do I have to pay sales tax?

Yes. STRs must comply with the requirements of Ketchum Municipal Code 3.12.030, Imposition and Rate of Certain Nonproperty Sales Taxes.

• B. An additional one percent hotel-motel room occupancy sales tax on receipts from all short-term rental (30 days or less) charges for hotel rooms, motel rooms, condominium units, tourist homes and the like;

Note: Property owners renting short-term rentals through on-line marketplaces (such as Airbnb, VRBO, Expedia, etc.) do not need to remit taxes to the City of Ketchum. The online platforms are obligated to collect, report and remit LOT to the City for the rentals they manage.

When did the new Short-Term Rental Ordinance go into effect?

The ordinance went into full force and effect as of April 1, 2022. 

What happens if I short-term rent without a permit?

If you have not obtained a permit or submitted an application, you shall be deemed guilty of an infraction and subject to a fine of one-hundred dollars ($100) on each day the violation occurs or continues. In addition, a one-year waiting period to become eligible will be enforced.

What happens if I violate the ordinance?

The following penalties and sanctions will be imposed for violation of the STR ordinance:

• a warning will be issued for the first two (2) violations within a twelve (12) month period
• permit will be revoked if a third violation occurs within a twelve (12) month period
• additional penalties may be incurred for violation of other sections of city code

Where can I find the Short-Term Rental Ordinance #1230?

Click here to read the full ordinance.

Who can I contact if I have additional questions?

Please send questions and comments to participate@ketchumidaho.org.