Aspen Council amends short-term rental regulations

At a Nov. 18 Aspen City Council meeting, councilors voted to amend their policy on short-term rentals, or STRs, which are rentals that last less than 30 days.

The amendments are intended to make the existing permit process more efficient by easing some paperwork requirements for STR permit renewal applications, easing regulations on in-process applications, and allowing for permit transference in some limited cases, among other things. 

“The amendments are proposed to streamline application process to enhance customer experience account for scenarios not included in the initial update of the STR code and increase compliance with existing requirements for STR advertisements,” Emmy Oliver, lodging and commercial core program manager, told the councilors on Tuesday.

According to the city, these changes were made after a review of data from the current STR program, public input, and analysis from city staff. 

The current STR policy leaves in place several different types of STR permits that Aspen makes available to would-be operators. These include owner-occupied permits, which have a maximum 120 cap on days the unit can be rented, lodge permits for units that could be considered “lodges” under Aspen Land Use codes, and “classic” permits that are available to owner-occupied units and non-owner occupied units and can be operated beyond 120 days per year. 

There is a cap on the number of “classic” permits that can be issued in different districts within the city, and the annual permit cost is almost $400 compared to the owner-occupied, 120-day maximum permit that costs short of $150 for a permit. 

The amendments approved in Tuesday’s meeting do not change those permit types but do add a new “temporary” permit that allows for new property owners to accommodate “limited pre-existing reservations” made before the sale of the property in the case that the unit already had an active permit. 

“The creation of a temporary STR permit type would allow new property owners to fulfill short term rental contracts that were created by the previous owner,” Oliver said. “The temporary permit would only be valid for 90 days, and it would cover reservations that were confirmed before the sale of the property.”

Additionally, if an STR is owned by an individual who dies or becomes divorced during their ownership, the permit can be transferred with the proper legal documents.

The amendments also change a requirement that a home-owner’s association affidavit be submitted each year and active STR-permit seek renewal. 

“These updates demonstrate the city’s commitment to taking meaningful action in response to community feedback,” Oliver said in a press release. “The revised regulations provide flexibility and clear expectations for program participants while supporting a balanced approach that serves both STR stakeholders and our community members.”

The measure was unanimously approved by the city council.