Daily Regulatory Notes 12/08/2025
Cities address STRs. Las Vegas, NV reviews enforcement; Independence, MO suspends restrictions; Ship Bottom, NJ receives backlash; Beaumont, TX; Carson City, NV; Annapolis, MD considers moratorium; New Orleans, LA; Moore County, NC; Monroe County, NY; Saguache County. CO. READ MORE.
Short-term rental owners in Las Vegas are pushing back as Clark County issues cease-and-desist notices to operators lacking licenses under rules that include a 1,000-foot spacing requirement many say makes legal operation nearly impossible.
At a GLVSTRA meeting, hosts argued that the county’s restrictive licensing framework prevents compliant operators from obtaining permits even if they want to. Airbnb representatives signaled plans to pursue legislative changes in 2027, while owners hope a federal court hearing will challenge what they view as unfair, hotel-driven policies.
Independence temporarily suspends most of its short-term rental restrictions for the 2026 World Cup, allowing unlimited STRs, no spacing rules, and no caps on bedrooms from June 1 to July 30, 2026.
Applications open Dec. 8 with expedited staff review instead of the usual planning commission process. The update aligns with similar temporary rollbacks in Liberty, Parkville, Belton, and Kansas City as the region prepares for major tourism demand.
Ship Bottom’s proposed overhaul of its short-term rental ordinance is triggering strong backlash as the borough moves to impose higher fees, stricter inspections, mandatory renter identification, and faster response requirements ahead of a Dec. 30 hearing.
Officials say the tighter rules are needed to address rising complaints tied to noise, parking, and trash as more investment properties enter the market. Many fear the new three-strike penalty system and added taxes will push renters to other nearby towns.
Beaumont has unanimously adopted new short-term rental regulations requiring annual safety inspections, zoning limits, and a 300-foot spacing rule to prevent clusters of STRs from changing neighborhood character.
City officials say the rise of more than 100 rentals made clearer standards necessary, especially as stays under 30 days now officially fall under the ordinance. The council also expanded the city’s 15% hotel occupancy tax to include STRs, aiming to level the playing field with hotels and support tourism.
Carson City supervisors took no formal action on STRs but directed staff to begin crafting a regulatory framework, including zoning guidance and community outreach ahead of a February retreat.
Discussions highlighted whether STRs should be treated like hotels and which residential districts, if any, should be eligible. Supervisors emphasized strong enforcement mechanisms, including higher penalties for repeat violations and lien authority.
STRisker Keyword Searching
Finding the right keywords shouldn’t feel like digging through endless text—STRisker’s Keywords Searching tool cuts through the clutter for you. It tracks the essential keywords and terms across thousands of documents, highlighting information that matter most to you at a glance.
Annapolis is considering a 12-month moratorium on new short-term rental licenses, proposed by Alderman Karma O’Neill with Mayor Jared Littmann’s backing.
The pause would exempt owner-occupied rentals and event-specific rentals while the city studies the effects of short-term rentals on housing, enforcement, and neighborhood quality. With about half of rentals currently unlicensed, the moratorium could result in an estimated $103,500 in lost fees and occupancy taxes.
A Fifth Circuit appeals panel questioned its jurisdiction in a New Orleans short-term rental case involving a property owner claiming “legal nonconforming use” after her STR permit expired under new zoning rules.
The dispute centers on whether long-standing STR operations can continue despite updated city ordinances that limit permits and block grandfathering. The court suggested a limited remand to clarify unresolved issues before addressing the merits, while the city maintains permits are time-limited privileges, not vested rights.
In 2026, several U.S. counties including Moore, San Diego, Eagle, Saratoga, Los Angeles, Chicago, and Miami-Dade are increasing tourism and lodging taxes, affecting short-term rental and hotel stays.
Moore County will double its room occupancy tax to 6%, while Eagle County and San Diego are implementing similar steep hikes. These increases aim to generate revenue for local tourism infrastructure and services, though they will also raise costs for visitors staying in STRs or hotels. Travelers should anticipate higher accommodation expenses and adjust budgets accordingly.
Monroe County is set to decide whether to participate in New York’s new short-term rental registry, with a vote scheduled for Tuesday.
County leaders, including Executive Adam Bello, support opting out to maintain flexibility and protect tax revenue from the longstanding Airbnb agreement. Critics, such as Legislator Rachel Barnhart, argue opting in would provide clearer data on housing impacts and improve transparency in tax collection.
Saguache County has adopted an updated Land Use Development Code that introduces new permitting requirements and a revised fee structure for short-term rentals, including a base $500 fee for small STRs.
County officials defended the fees as necessary to cover administrative and enforcement expenses, especially after a recent audit found more than 170 unpermitted lodging properties operating without required home-occupation or STR permits. Commissioners also discussed possibly prorating fees for seasonal operators after public pushback.
In case you missed it:
Genelaine Urbano
Crystel
Crystel
Stay Updated with STRisker
STRisker offers tools and features to keep you updated with the Short-Term Rental movement across the U.S.
👍 We’d love your feedback.
Which stories hit? Which ones missed?
We're constantly refining Daily Notes to make it even more useful for you.
✉️ Just reply directly to this email. We read and respond to every message!
-Will McClure
🙋 P.S.
Know someone else who should be reading Daily Notes? Feel free to forward this along. We’re opening a few more spots.