STRs-A Balanced Approach
Transcript of STRs-A Balanced Approach
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Lisa Wesley, City of San Mateo Dennis Kauffman, City of Roseville Ryan George, HdL Lodging Tax
SHORT-TERM RENTALS A BALANCED APPROACHLeague of California Cities - 24 Sep 2021, 8am
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THE STR CHALLENGE
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A NEW MARKET EMERGES
FLIPKEY, iSTOP OVER, VRBO, ROOMORAMA, AIRBNB...
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They don't know what they don't know.
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PROBLEMS EMERGE WITH THE NEW MARKET
• market fairness
• you start getting complaints
• you can't find the hosts who are renting
• hosts are unresponsive
• hosts don't file taxes
• you are losing affordable housing
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THE STR OPPORTUNITY
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The Host Opportunity
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The Revenue Opportunity
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Tourism Uptake
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THE STR MARKET
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AirDNA Jamie Lane, https://www.airdna.co/blog/airdna-market-review-us-april-2021
U.S. short-term rental (STR) demand has now recovered to 2019 levels of demand. In April 2021, demand increased by 66.4% over 2020 levels and 5.4% over 2019 levels, marking the first month since March 2020 where demand exceeded 2019 performance.
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LODGING INDUSTRY REBOUND?
References: AirDNA: https://www.airdna.co/blog/2021-us-short-term-rental-outlook-report, HdL
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SHORT-TERM RENTALS A BALANCED APPROACH
WHAT IS THERE TO BALANCE?
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THE NEEDS OF THE CITY, COUNTY
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THE NEEDS OF THE NEIGHBORHOOD
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THE NEEDS OF THE HOTEL LODGING COMMUNITY
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THE NEEDS OF THE HOSTS
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DO YOU NEED TO CHANGE YOUR CODE? REQUIRE A PERMIT?
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THE SAN MATEO STORY
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• Organizational Focus
• Start the process
• STR Host issues
• Permitting Structure
• Support the process
The San Mateo StoryLisa Wesley
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THE ROSEVILLE STORY
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Dennis Kauffman• Code Change Addressing STRs
• Permit Requirements
• Parking Map
• Letter to Neighbors
• Complaints
• Friendly Neighbor Approach
• Publish STR Emergency Contacts
• Website Resource--TOT Links & FAQs
• https://www.roseville.ca.us/cms/one.aspx?portalId=7964922&pageId=15474393
The Roseville Story
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SHORT-TERM RENTALS A BALANCED APPROACH
WHAT TYPE OF MUNICIPALITY ARE YOU?
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WHAT TYPE OF MUNICIPALITY ARE YOU?
• STRs are Illegal
• STRs are Legal, Some Compliance Efforts Already Undertaken
• STRs are Legal, No Compliance Efforts Undertaken
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SHORT-TERM RENTALS A BALANCED APPROACH
WHAT IS MOST IMPORTANT TO YOU?
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STR CONSIDERATIONS revenue v compliance
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COMPLAINTS hosts v neighbors
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STR WORKLOAD staff v vendor
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THE LODGING MARKET hotels v hosts
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CONCLUSION THE BALANCED SOLUTION
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DECIDE YOUR PRIORITIESmunicipality, hotels, hosts, neighborhood
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UNDERSTAND WHAT STR COMPLIANCE
REQUIREScomplaints, identification, education, follow-up, tax admin
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CHOOSE FROM AVAILABLE OPTIONS
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to enforce or not to enforce
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do it yourself or hire a vendoridentification v full admin
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contract with advertisers or not
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partial compliance v full compliance
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Lisa Wesley, City of San Mateo Dennis Kauffman, City of Roseville Ryan George, HdL Lodging Tax
PANEL QUESTIONSLEAGUE OF CALIFORNIA CITIES - SEP 2021
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BONUS MATERIAL
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PROSCONTRACTING WITH ADVERTISERS TO COLLECT TOT
• 100% of that advertiser TOT would be collected.
• Very little effort on the city-side in collecting Airbnb TOT.
• Operator Convenience: for operators who advertise solely with on that platform, they no longer need to collect TOT from guests.
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CONSCONTRACTING WITH ADVERTISERS TO COLLECT TOT
• Only that advertiser's TOT collected. What about all the others?
• No property filing information; only a check.
• Shift in Tax responsibility unsupported by municipal code.
• TOT filing complicated for many operators.
• Property auditing severely limited.
• Cheating encouraged
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LESSONS LEARNEDWHILE ADMINISTERING STRs
• Complaints: Friendly Neighbor approach better than 24/7 hotline
• Back Taxes: Collecting back taxes makes people mad
• Non-Responsive: there's always one hold out
• Identity Theft: we are not a scam, you really owe $24k
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