Daily Regulatory Notes 09/17/2025
Cities address STRs. Snowmass, CO explores new fees and regulations; Elmhurst, IL reviews enforcement; Cadillac, MI approves permit; Holmes Beach, FL discusses enforcement; Edgartown, MA; Greenport, NY; Newport News, VA; Citrus County, FL; Montgomery, AL; Granite Shoals, TX. READ MORE.
Snowmass is exploring new fees and stricter regulations for short-term rentals of single-family homes, currently governed by a $300 annual STR permit and an $85 business license.
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The Town Council discussed whether a new fee could incentivize landlords to convert properties back to long-term rentals, helping local residents find housing. Town staff will study the economic footprint of STRs, including employees they generate, and compare housing costs for workers to the median home price to determine a potential fee. Council also directed staff to revise the code so permits share a common expiration date and to improve enforcement against unpermitted listings on platforms like Airbnb and VRBO. Any fee revenue could be reinvested into affordable housing programs or incentives for converting STRs to long-term rentals.
Only one short-term rental host has applied for a license under Elmhurst’s new regulations, which take effect January 1. The city reached out to 39 Airbnb and Vrbo operators in July, requiring them to apply by October 16 to comply with the new system.
Hosts must register guests, carry $1 million in liability insurance, limit occupancy, and undergo fire and building inspections before receiving a license and certificate of occupancy. Violations carry escalating fines up to $1,000, with repeat offenders facing license revocation. City officials say they will send follow-up letters, emphasizing that the new rules aim to curb complaints about nuisance renters without imposing outright bans, unlike nearby towns such as Hinsdale and La Grange.
Cadillac City Council unanimously approves a short-term rental at 820 Mitchell Street, granting the owner a special land use permit after the planning commission denied his request to rezone the property.
City officials stress the move does not set a precedent for the entire general business district, with City Manager Marcus Peccia noting that any future applications will be reviewed individually.
Holmes Beach’s annual short-term rental stakeholders meeting on Sept. 10 centered on reinforcing cooperation between city departments and rental operators.
More than 50 attendees heard praise from Mayor Judy Titsworth and Police Chief Bill Tokajer for curbing noise and parties, though parking violations and hurricane evacuation compliance were flagged as continuing concerns. Building officials urged proper permitting for post-storm repairs to protect community-wide insurance benefits, and Fire Marshal Rodney Kwiatkowski stressed that required safety inspections are meant to prevent harm, not slow business. Waste Pro representatives also sought help with trash collection logistics.
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A proposed senior housing complex in Edgartown has stirred debate over whether it will help the Vineyard’s housing crisis or simply add to its short-term rental stock.
The Martha’s Vineyard Commission ended its hearing on the 60-unit Edgartown Gardens project, where members pressed developers on the lack of protections against short-term rentals and the limited scope of its affordability measures. Other sticking points included traffic congestion, environmental impacts, and limited accessibility for older residents.
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Trying to keep up with the main players in the STR game? Know your councilmembers, commissioners, committee chairs, and key staff that are part of the process.
North Fork leaders are moving closer to new short-term rental rules as Greenport Village readies a Sept. 18 public hearing on its latest code proposal while Southold Town prepares for a Sept. 30 code committee discussion.
Greenport’s draft would require permits, limit rentals to properties that remain primarily residential, and mandate that owners or tenants live on-site during guest stays, with penalties reaching $5,000 for repeat violations. The proposal also bans STR permits in accessory buildings and in the Commercial Retail district.
Newport News is moving forward with short-term rental enforcement after years of treating its rules as guidelines. Beginning September 1, the city issued 47 violation notices to operators who ignored earlier warnings, focusing largely on properties without zoning permits.
Officials note that 40 operators have since secured permits, while another 28 listings were deemed outdated or long-term rentals. The city is also finalizing a contract with Granicus to help track compliance more effectively. The shift follows a high-profile shooting at a rental property that prompted City Council to act, despite earlier assurances that its 2022 ordinance—limiting occupancy and requiring owner residency—would not be strictly enforced.
Citrus County takes a major step to close gaps in tourism tax collection by adopting GovOS, a new software designed to track short-term rentals more accurately.
The system will identify unregistered rentals across platforms like Airbnb and vacation homes, ensuring the county collects the full “bed tax” from all lodging types. Officials estimate more than $1 million in lost revenue could be recovered, boosting the tourism fund that supports infrastructure and event promotion.
Montgomery is weighing its first short-term rental ordinance after years of allowing operators to function with little more than a business license.
A City Council committee met Monday to begin drafting rules for Airbnb and PadSplit properties, following mounting neighborhood complaints over noise, overcrowding, and safety concerns. Residents in the Garden District told councilmembers that investor-owned homes are functioning like hotels, with cars lining streets and transient groups cycling in and out. Councilman Andrew Szymanski said the city is focused on gathering department recommendations before narrowing down a proposal, with a draft expected in the next few months.
Granite Shoals has tightened its fireworks ban by requiring short-term rentals to post signs reminding guests that only professional, authorized fireworks displays are allowed in the city.
The City Council unanimously approved the change on Sept. 9, amending its STR ordinance to mandate signage and include fireworks restrictions in guest instructions. Violations can result in misdemeanor charges and fines up to $1,000 per offense.
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