Short Term Rentals

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Short Term Rental (STR) Hosting Permit Application Process

1. Pre-registration	2. State & County Requirements	3. Primary residence form
Identify your STR Type and zone to determine eligibility. Please see "What you'll need to apply," information below. Do not skip this step!	Apply for a Sales and Use Tax Permit from the MT Department of Revenue. Here are examples of what each will look like. The license and account number will be needed for your Bozeman permit: Sales and Use Tax permit (EXAMPLE) Public Accommodations License (EXAMPLE)	All hosts of Types 1, 2A and 2B STRs are required to sign a form certifying the home is their primary residence (they reside there 70% or more of each calendar year). This form is required every year.

1. Pre-registration

2. State & County Requirements

3. Primary residence form

Identify your STR Type and zone to determine eligibility.

Please see "What you'll need to apply," information below.

Do not skip this step!

Apply for a Sales and Use Tax Permit from the MT Department of Revenue.

Here are examples of what each will look like. The license and account number will be needed for your Bozeman permit:

Sales and Use Tax permit (EXAMPLE)

Public Accommodations License (EXAMPLE)

All hosts of Types 1, 2A and 2B STRs are required to sign a form certifying the home is their primary residence (they reside there 70% or more of each calendar year).

This form is required every year.

4. sketch plan/floor plan	5. Obtain a Permit	6. renewal
Create an interior floor plan and exterior sketch plan of the property. See our sketch plan and floor plan examples.	Once steps 1-4 are complete, apply for your STR permit online. You will receive email confirmation upon the approval of your STR. Submit any questions to STR@bozeman.net.	Mark your calendar with STR Permit renewal date. Renew via STR Portal prior to expiration date.

4. sketch plan/floor plan

5. Obtain a Permit

6. renewal

Create an interior floor plan and exterior sketch plan of the property. See our sketch plan and floor plan examples.

Once steps 1-4 are complete, apply for your STR permit online. You will receive email confirmation upon the approval of your STR. Submit any questions to STR@bozeman.net.

Mark your calendar with STR Permit renewal date.

Renew via STR Portal prior to expiration date.

STR Types & Zoning

In order to qualify for a new STR, the host must occupy the dwelling unit as their primary residence (they reside there a minimum of 70% of the calendar year). This applies to Types 1 and 2A. A Type 2B STR must be on the same lot (if the 2B is an ADU) or within the same building (if the 2B is a second dwelling unit in a duplex, triplex, fourplex, or 5+ unit multi-dwelling/apartment/condo building).

STR Type Descriptions:
- Type 1: A short term rental of one or more bedrooms in a host's primary residence while the host is occupying the same dwelling unit for the entire short term rental period.
- Type 2: A Type-2 short term rental is the short term rental of a dwelling unit if the host is not occupying the dwelling unit during the entire short term rental period. Type 2 short term rentals include:
  - 2A: A short term rental of a dwelling unit if the host is not occupying the dwelling unit during the entire term of the rental period. The dwelling unit offered as a short term rental must be the host's primary residence.
  - 2B: A short term rental of an accessory dwelling unit (ADU) on the same lot as the host's primary residence, or a short term rental of no more than one additional dwelling unit in the same building as the host's primary residence regardless of whether host is present in the host's primary residence during the short term rental period.
- Type 3: As of December 14, 2023 new Type 3 STRs are prohibited in the City. A Type 3 STR in compliance with all City regulations, allowed in their Zoning District, and operating with an active City permit before December 14th, 2023 is considered a Legacy Type 3 STR (see drop down menu below for additional information). A Type 3 STR is the rental of an entire home that is not owner-occupied.
Zoning district – Short term rentals are only allowed in some zoning districts. Please use the STR Zoning Map to verify which type is allowed on your property.
Fire Inspection - If you have already received a fire inspection, please upload a digital file of the approved inspection. If you have not completed a fire inspection you will need to schedule one and pay the appropriate fee. Schedule appointments by calling 406-582-2350 8AM-5PM Mon. - Fri. or email fireschedule@bozeman.net.
- Please see the Short Term Rental Inspection Checklist in order to prepare for your inspection.
- Fire Inspections must be conducted every three years.
- If you have already received a fire inspection, please upload a digital file of the approved inspection. If you have not completed a fire inspection, the fire department will reach out to you during the review process.
Gallatin County Public Accommodation License
- Apply at https://www.healthygallatin.org/
- The Gallatin County Health Department will not conduct their inspection until AFTER your fire inspection
- This inspection is only for NEW STR Permits

Registration Fee - An annual registration fee of $250 is required.

Permit Application Questions

Number of bedrooms – How many locations in the home are you proposing for people to sleep?
Number of parking spaces – How many off-street parking spaces are available to guests? These can include spaces within a garage only if the guests will have access to the garage during their stay.
Maximum number of guests (occupancy) – A maximum of two guests per sleeping area are allowed.
State Dept of Revenue Account ID: After applying with the Montana Department of Revenue directly, you will be issued an Account ID number which ends in LFT. This is the number you must provide in the STR Permit Portal.
Accommodations License: A public accommodations license is issued by the Montana Department of Health and Human Services after inspection by the Gallatin City-County Health Department. Your license number must be entered in the STR Permit Portal.

Legacy Type 3 STRs

Ordinance 2149, effective on December 14, 2023, prohibits Type 3 STRs within the City of Bozeman.

Existing, compliant Type 3 STRs with an active (non-expired) City hosting permit may continue to operate as a “Legacy Type 3” as long as their hosting permit remains valid and the STR otherwise remains code-compliant. If you did not have an active City of Bozeman STR Permit or a complete application submitted to the City of Bozeman by December 14, 2023, you are not considered a Legacy Type 3 STR and will be subject to code enforcement action if the City finds that you are operating one.

If a Legacy Type 3 STR permit expires, is revoked, or is forfeited by transfer of ownership of the property, the property is no longer eligible to operate as a Legacy Type 3 STR. If your STR is not eligible as a Legacy Type 3, please consider renting your property to long term tenants or converting your STR to a Type 1 or 2 STR.

2017 Grandfathered STRs

Ordinance 1974, effective on December 1, 2017, established the first short term rental standards. At that time, already legally operating STRs were allowed "grandfathered" status if they obtained a city license within 60 days. These STRs must keep their STR Permit valid by renewing on time each year in order to continue operating. If a grandfathered license (STR Permit) expires, it cannot be reinstated.

Additional Items to Consider

The City of Bozeman application process does not address every issue which may be applicable to operation of a short term rental, including but not limited to taxes, insurance, health code, and other legal issues outside of the City’s regulations.
Persons interested in having a short term rental should also check mortgage or lease/rental terms, homeowner covenants, and insurance policies as standard homeowner's insurance may not cover short-term rental use.
Check to make sure you have adequate home, personal property, and liability insurance. If you have tax, insurance, health code, or legal questions please consult an appropriate professional. The City of Bozeman does not advise on issues related to short term rentals other than its own regulations.

Platform Requirements

Effective August 11, 2023, the City of Bozeman has adopted affirmative obligations on short term rental (STR) hosting platforms. These provisions can be found in Sec 38.360.260.J. per Ordinance 2131.

Hosting Platform Obligations require all hosting platforms to:

List the active STR Hosting Permit Number on all publicly available STR listings
Provide a quarterly report to the City of Bozeman's Community Development Department. This report must include the name of the owner or responsible person associated the STR, and the address of the STR for which a booking transaction has been conducted.

To submit a quarterly report or if you have any questions or concerns, please contact STR@bozeman.net.

Documents

FAQs

What else should I consider before operating a STR?

The City of Bozeman registration process does not address every issue which may be applicable to operation of a short term rental, including but not limited to taxes, insurance, health code, and other legal issues outside of the City’s regulations. Persons interested in having a short term rental should also check mortgage or lease/rental terms, home owner covenants, and insurance policies as standard homeowner's insurance may not cover short-term rental use. Check to make sure you have adequate home, personal property, and liability insurance. If you have tax, insurance, health code, or legal questions please consult an appropriate professional. The City of Bozeman does not advise on issues related to short term rentals other than its own regulations.
What happens if I don’t register my short term rental?

Not registering a short term rental is a misdemeanor offense. A misdemeanor is subject to penalties established in Section 38.200.160 [CCS1] of the Bozeman Municipal Code including fines, imprisonment, and civil penalties
What terminates the approval of my grandfathered or legacy short term rental?

Short term rental registrations are for a term of one year. At the end of that year, the registration must be renewed. If you sell or otherwise transfer the property to another the registration terminates and a new application must be submitted. The Director of Community Development may revoke a registration if the regulations are not followed.

Some short term rentals that are in operation that would not be allowed today may have been allowed through the special grandfathering or legacy provisions of Ordinance 1974 or 2149. If the registration is allowed to lapse then that short term rental cannot be reestablished. If the property is transferred to another owner that will also terminate the registration and a new short term rental cannot be reestablished. It was the intention of the City Commission to use this approach to gradually remove short term rentals which exist in areas not authorized by the new regulations.
Can I transfer my approved short term rental to another person?

No, short term rentals are approved for the current host of the property. If the property is sold or otherwise transferred the approval terminates and a new application is required.
Can I get an accommodations license from the city?

No. The City of Bozeman does not issue public accommodation licenses. Please contact the Gallatin City-County Health Department or visit their Lodging Web Page for more information regarding this requirement for short term rentals.
Where do I get a public accommodations license?
A public accommodations license is issued by the Montana Department of Health and Human Services after inspection by the Gallatin City-County Health Department. Public accommodation licenses are required by state law, administrative rules of Montana, and local health department regulations.

The Health Department offices are at 215 W. Mendenhall, on the corner of 3rd St. and Mendenhall one block north of Main St. Forms can be obtained online and they can be reached at the number below.
- Gallatin City-County Health Department: (406) 582-3120
- ehs@gallatin.mt.gov
- Public Accommodations webpage - Healthy Gallatin website
How do I pay lodging tax?

You may register with the State of Montana Department of Revenue and find necessary forms and materials through their website https://revenue.mt.gov/home/businesses. The City of Bozeman does not charge or collect lodging taxes for the state.
What is required for my safety (fire) inspection?

A checklist of required home features and equipment will be evaluated by a fire inspector. A fire-safety inspection must be scheduled by calling 406-582-2350 8AM-5PM Mon. - Fri. or email fireschedule@bozeman.net. If the fire inspector finds that the home does not pass inspection, they will identify necessary corrections. A follow up inspection will need to be scheduled. Additional inspection fees may apply.

If you have already received a fire inspection, please upload a digital file of the approved inspection. If you have not completed a fire inspection, the fire department will reach out to you during the review process.
How many people can stay in my short term rental?

There is a maximum capacity that is determined by the type of short term rental you have and the number of sleeping areas.

The owner of a Type-1 short term rental may rent or offer for rent up to two bedrooms in the dwelling, except that in a two-bedroom dwelling, only one bedroom may be rented or offered for rent. No other area of the dwelling may be rented or offered for rent.

The maximum occupancy of a Type-2 or existing Type-3 short term rental is two persons per bedroom plus two additional persons, except that this number may be reduced by the city based on available parking spaces.
What documents do I need to apply for a short term rental hosting permit?
You will require five documents when you apply:
1. State lodging tax registration number from the State of Montana Department of Revenue
2. Fire-Safety Inspection Form
3. Application for public accommodation license through the Gallatin City-County Health Department
4. Sketch Plan or Site Plan (exterior)
5. Floor Plan (interior)

What kind of short term rental is allowed in each zoning district?

Types of STR's	Authorized Uses in residential Districts
	R-S	R-1	R-2	R-3	R-4	R-5	R-O	REMU	RMH
Short Term Rentals (Type 1)	A	A	A	A	A	A	A	A	—
Short Term Rentals (Type 2)	—	—	A	A	A	A	A	A	—
Short Term Rentals (Type 3)	—	—	—	—	—	—	—	—	—

Types of STR's	Authorized Uses in Non-residential Districts
	B-1	B-2	B-2M	B-3	UMU	HMU
Short Term Rentals (Type 1)	—	A	A	A	A	A
Short Term Rentals (Type 2)	—	A	A	A	A	A
Short Term Rentals (Type 3)	—	—	—	—	—	—

**Other districts not listed do not allow short term rentals. These districts are shown on the Short Term Rental Map Viewer**

Authorized Use Key:

Accessory uses are indicated with a "A,"
Uses which are not permitted with the district are indicated by a " — "

Geocode issues or errors at registration

If you are unable to register with the geocode you have, please email planningtech@bozeman.net with the STR address, and the geocode for which you’re receiving an error. Staff will work with our software vendor to add geocode to system, as there can be delays when new addresses are assigned or parcels are subdivided.
What are the new types of short term rentals under Ordinance 2149?
- Type 1 – One or more bedrooms in Host’s Primary Residence (Host present during rental period.)
- Type 2A – Dwelling unit that is Host’s Primary Residence (Host not present during rental period.)
- Type 2B – ADU on same lot; or one additional dwelling unit in same building as Host’s Primary Residence.
- Type 3 (Legacy) – Available only with complete STR permit application submitted prior to December 14^th, 2023. Only allowed in non-residential zones.
What happens if I don’t reside in my residence 70% of the year?

A property that is not occupied by the host at least 70% of the calendar year is not eligible for STR Types that require primary residence (Types 1 and 2A, while 2B requires the host’s primary residence to be on the same lot or the same building as the STR unit). Only Legacy Type 3 rentals do not require the dwelling to be the primary residence of the host, and must have submitted a complete STR permit application before December 14, 2023.
What if I already have a registered Type 3 STR in residential zoning?

As long as you have and maintain an active registration prior to December 14^th, 2023, your legacy Type 3 STR will be permitted to continue. It’s very important that you do not allow your annual City STR permit to expire at any point in the future. Each annual renewal must be submitted before your expiration date every year.
What is considered a complete STR application for the December 14th, 2023 deadline for registering a Legacy Type 3 STR?
5 items are required for your application to be complete enough for review:
1. Proof of application with Gallatin County Health Department for a Public Accommodations License. This could be a copy of the application along with a payment receipt, or a copy of the inspection signed by a County official.
2. STR Lodging tax registration with the MT Department of Revenue
3. STR Property Sketch Plan – aerial view of site with property lines and parking spaces identified
4. Floor plan of rental identifying bedrooms or sleeping areas
5. Signed Primary Residence Acknowledgement form from host, confirming understanding of primary residence requirements
When do I need a new fire inspection?
Fire inspections are completed on a 3 year schedule, but there are changes that could prompt the need for an additional inspection:
- New Host (requires new permit application in addition to inspection.)
- Changing of STR use area – adding or removing bedrooms.
- Permitted residential alteration affecting STR use area (remodel.)
Why is an STR permit number required for hosting platforms such as Airbnb, VRBO, etc.?

In order to improve compliance with short term rentals within the city, Ordinance 2131 was passed to ensure that hosting platforms confirm a property meets the local permitting requirements. If you are hosting a long term rental (28 or more days), the platform will have to reclass your rental so that it cannot be reserved as a short term rental.

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