Daily Regulatory Notes 09/24/2025
Cities address STRs. San Diego, CA reviews enforcement; Greenport, NY toughens rules; Atlas Township, MI bans STRs; Newberg, OR warns about scam email; Norfolk, VA prepares to vote; Reno, NV schedules meeting; Kearney, NE; Person County, NC. READ MORE.
San Diego’s long-standing ban on renting newly built accessory dwelling units (ADUs) short-term is facing fresh scrutiny after an investigation revealed that city officials have been granting licenses to properties that aren’t eligible.
Records show more than 170 ADUs hold active short-term rental licenses, with a third of them tied to code enforcement complaints, despite the City Council outlawing short-term vacation rentals in ADUs in 2017 to protect housing supply. While city staff say they’ve removed listings and fined violators thousands of dollars, a coordinated system to block ADU licenses only went into effect last month — more than seven years after the prohibition began.
Short-Term Residential Occupancy (STRO)
Greenport is moving toward a tougher short-term rental code that would mandate permits for all rentals, cap occupancy, and create distinct categories for hosted, owner-occupied, and resident STRs.
The package would also require off-street parking for each bedroom and carry penalties as high as $5,000, plus potential permit loss and repayment of unlawful rents. While officials describe the changes as necessary corrections to an overly lenient code, local rental owners warned at a Sept. 18 meeting that the new hoops could hurt business and frustrate property owners.
Atlas Township has banned short-term rentals after a split 3-2 board vote, redefining them as whole-house rentals of fewer than 30 days.
Supervisor Jim Busch said the move closes the door on commercial-style vacation rentals, while Trustee Pat Major voiced concerns about corporate operators driving up housing costs near Lake Shinanguag. Opponents, including Trustee Tracy Butcher, said the township risks appearing unwelcoming, calling it unfair to block STRs locally while residents benefit from them when traveling.
Newberg officials are warning short-term rental owners about a scam email circulating under the guise of a city permit notice.
The fraudulent message, which falsely claims to come from the planning department, directs applicants to pay an “invoice” before their STR applications can move forward — even though Newberg has no such process. The city stressed that all legitimate communications come only through its OpenGov system or by mail and urged residents to report suspicious emails.
Norfolk officials are preparing to vote on a proposal that would significantly change how the city taxes short-term rentals, shifting from a flat 3% nightly guest tax to a 3% charge per bedroom per night.
Supporters say the change would align STRs with hotels and funnel more money into beach replenishment, while hosts argue the plan unfairly treats private homes like commercial lodging. Operators note they already pay a 9% city occupancy tax and 6% state sales tax, with the city estimating $116,000 in STR revenue this year.
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Reno officials are set to consider expanded rental regulations on Sept. 24, including a licensing system that would bring short-term rentals under stricter oversight for the first time.
Staff note Reno’s 1,100 STRs currently avoid licensing, unlike in many cities where rentals face fees, inspections, and compliance standards. Advocates say regulation would raise accountability and protect neighborhoods, while city staff caution that the program could be costly and potentially affect tenants through fee increases or enforcement actions. The council will decide whether to move forward with drafting an ordinance and gathering community input or hold off for now.
The Kearney Planning Commission spent much of its Sept. 19 meeting debating new code amendments for short-term rentals, with city staff proposing a permit system to improve enforcement, track compliance with hotel occupation taxes, and create a fairer balance with hotels.
Commissioners acknowledged the growing number of STRs in the college town, with reports of a dozen properties skirting rules in the past year. The commission ultimately agreed to form a subcommittee to continue work on STR regulations and related downtown housing rules.
Person County Commissioners used their September 15 meeting to stress the importance of public involvement as they weigh changes to the Unified Development Ordinance, including rules for short-term rentals.
Commissioners agreed that both the planning board and the board itself should hold hearings so residents can share their views at multiple stages before a final vote. The board also acknowledged the ongoing challenge of enforcing certain STR provisions, noting that rules without effective enforcement may not be practical. The next step will be moving forward with public hearings to refine the proposed ordinance language.
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