Boise City Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in Boise City

Starting a short-term rental (STR) business in Boise requires careful planning and compliance with the city's regulations. As of May 2022, all STRs in Boise must obtain an annual license from the city156. The license application requires detailed information about the property, its owners, safety equipment, and more36.

Some key steps to get started include:

• Check your property's zoning to confirm STRs are allowed. Boise classifies STRs as a residential land use subject to applicable zoning requirements111418.
• Register your STR business with the Idaho Secretary of State1420.
• Obtain required state and local permits, such as a Boise City STR license5614. The annual license fee is $80 plus a $1.50 processing fee13.
• Provide required information for the license application, including names and contact info for all property owners, the STR's address and description, listing numbers on rental platforms, proof of liability insurance, local representative within 20 miles (if owner lives further), parking details, and number of safety devices like smoke/CO detectors and fire extinguishers36.
• Ensure the STR meets Boise's operational requirements, such as occupancy limits, quiet hours 10pm-8am, parking and trash rules, and posting safety information inside the unit610.
• Determine your pricing strategy and create online listings on platforms like Airbnb and Vrbo. Boise requires the license number to be displayed on all advertisements612.
• Understand your tax collection and reporting obligations, including Idaho sales tax, travel and convention tax, auditorium district tax if applicable, and any relevant local taxes1314.

With the STR market's rapid growth in Boise, the city estimates only about 20% of STRs are currently licensed, with around 1,100-1,600 operating unlicensed as of September 2023417. Officials say they plan to step up enforcement efforts to bring more STRs into compliance4.

Short Term Rental Licensing Requirement in Boise City

Boise's STR ordinance, passed in March 2022, made it mandatory for all short-term rentals operating within city limits to obtain an annual license starting May 6, 202215612. The license costs $80 per year, with an additional $1.50 processing fee135.

To apply for the license, STR owners must provide the following information to the Boise City Clerk's Office36:

• Names, addresses, phone numbers, and email addresses of all property owners
• Address and description of the STR property
• Listing numbers on any rental platforms like Airbnb or Vrbo
• Proof of $1 million liability insurance or equivalent coverage through the rental platform
• Contact information for a designated local representative located within 20 miles of Boise city limits (if the owner resides further away)
• Details on available parking
• Number and type of safety equipment, including smoke detectors, carbon monoxide detectors, and fire extinguishers

Failing to comply with the licensing requirement may result in fines, suspension or revocation of the license, and potentially a misdemeanor charge610. However, the city has taken a relatively hands-off approach to enforcement so far, with an estimated 80% of STRs still unlicensed over a year after the ordinance took effect417.

Some Boise STR operators have expressed frustration with the licensing process, calling it overly burdensome, while others were unaware of the requirement until receiving a warning letter1517. But city officials say the goal is to ensure STRs meet basic safety standards and to collect data on the scale of the STR market to inform future policy decisions412.

Required Documents for Boise City Short Term Rentals

To obtain a short-term rental license in Boise, owners must submit an application to the City Clerk's Office with the following required documents and information356:

• Names, mailing addresses, phone numbers, and email addresses for all owners of the property
• Physical address of the STR property
• Description of the dwelling, including property type (single-family, condo, etc.), number of bedrooms, and whether it is owner-occupied
• Listing numbers or URLs for the property on any online rental platforms like Airbnb, Vrbo, etc.
• Proof of liability insurance coverage with a minimum limit of $1,000,000, or confirmation the rental platform provides equivalent or greater coverage

If the owner resides more than 20 miles outside Boise city limits - name, address, and 24/7 contact information for a designated local representative located within 20 miles

Description of the number and location of on-site parking spaces

Number of safety devices in the STR unit:

• Smoke detectors
• Carbon monoxide detectors
• Fire extinguishers

Signed acknowledgment the owner or designated agent will provide renters information on emergency evacuation routes, unit boundaries, trash collection, and quiet hours

$80 annual license fee + $1.50 processing fee

The city may require additional documentation as part of the application review process. Licenses must be renewed annually, with any changes to the required information submitted to the City Clerk.

Providing false or incomplete information on the application may result in denial, suspension, or revocation of the STR license. Operating without a valid license is subject to fines and potential legal action by the city.

Boise City Short Term Rental Taxes

Short-term rentals in Boise are subject to several state and local taxes that hosts are responsible for collecting from guests and remitting to the proper authorities1314.

At the state level, the taxes on STRs include:

• Idaho Sales Tax: 6% of the listing price including cleaning fees, for stays of 30 nights or less
• Idaho Travel & Convention Tax: 2% of the listing price including cleaning fees, for stays of 30 nights or less

STRs within the Greater Boise Auditorium District boundaries must also collect:

• Greater Boise Auditorium District Tax: 5% of the listing price including cleaning fees, for stays of 30 nights or less

Taxes are not owed on stays longer than 30 consecutive days in the same unit.Airbnb and some other STR platforms collect and remit these taxes on behalf of hosts in Idaho13. However, if a booking is made outside those platforms, the host is responsible for collecting the taxes from the guest and filing regular returns with the Idaho State Tax Commission.

Boise does not currently impose any additional local taxes specific to STRs, beyond the state lodging taxes13. Some other Idaho cities like McCall and Sandpoint have implemented local option taxes on STRs of up to 3%14.

STR income is also subject to federal and state income taxes. Hosts can typically deduct expenses like mortgage interest, property taxes, insurance, repairs, and depreciation to offset rental income, subject to IRS rules14.

Proper tax collection and reporting is a key requirement for complying with Boise's STR regulations. Failure to remit taxes can result in fines, interest, and potentially the loss of an STR license.

Boise City wide Short Term Rental Rules

Boise's short-term rental ordinance, effective May 2022, imposes several citywide rules hosts must follow to legally operate15610:

• License: All STRs must obtain an annual license from the Boise City Clerk's Office and renew it yearly. The license number must be displayed in all ads.
• Occupancy limits: STRs cannot exceed the occupancy limits for residential dwellings under Boise's Property Maintenance Code, based on the unit size.
• Parking: STR guests must use only the on-site parking spaces identified in the license application. Parking on landscaping is prohibited.
• Trash: Garbage and recycling containers cannot be stored within public view unless in approved receptacles on collection day.
• Quiet hours: STRs must comply with quiet hours between 10:00 p.m. and 8:00 a.m. to avoid noise disturbances.
• Safety information: The following must be posted in a conspicuous location inside the STR:
• Emergency contact for the owner or designated agent
• Emergency evacuation routes
• Property boundaries
• Trash collection days and instructions
• Quiet hours
• Insurance: STRs must maintain liability insurance coverage of at least $1,000,000 or equivalent coverage through the rental platform.
• Local contact: If the owner resides more than 20 miles outside city limits, they must designate a local representative located within 20 miles of the STR to respond to issues.
• Building codes: STRs must comply with applicable building, fire, health, and safety codes, including working smoke and carbon monoxide detectors, fire extinguishers, and adequate emergency exits.
• Tax collection: STR operators are responsible for collecting and remitting all required state lodging taxes from guests.

Violations are subject to fines, license suspension or revocation, and potentially misdemeanor charges. However, enforcement has been limited, with the city taking an education-first approach and only investigating complaints so far410.

Some have criticized Boise's ordinance as not going far enough to protect neighborhoods, while others argue it infringes on property rights712. But the city maintains the rules are necessary to ensure STRs are safe and to monitor their impact as the market rapidly expands.

Does Boise City strictly enforce STR rules?

Based on available information, Boise has taken a relatively hands-off approach to enforcing its short-term rental regulations so far. As of September 2023, the city estimated only about 20% of STRs were licensed, leaving 1,100 to 1,600 operating without a permit over a year after the requirement took effect417.

City officials say limited staffing makes it difficult to proactively identify non-compliant properties, so enforcement has been largely complaint-driven410. When the city receives a complaint about an unlicensed or problem STR, they typically start with a warning letter educating the owner about the rules before escalating to fines or legal action410.

Compared to other Idaho cities like McCall and Ketchum that have implemented stricter regulations on the location, density, and operation of STRs, Boise is generally considered more friendly to Airbnb-style rentals59. The city's ordinance focuses mainly on basic licensing and safety requirements rather than zoning restrictions.

This has led some Boise STR owners to continue operating without a license, betting the risk of getting caught is low1517. On forums like Bigger Pockets and Reddit, several hosts report receiving warning letters but not facing any actual penalties yet15.

However, city leaders have expressed intent to step up enforcement, with plans to use third-party data to identify unlicensed STRs and send more targeted non-compliance notices4. Violating the ordinance could ultimately lead to thousands of dollars in fines and criminal misdemeanor charges, although that appears rare so far610.

At the state level, proposed legislation could further limit Boise's ability to regulate STRs by only allowing restrictions based narrowly on health and safety, not neighborhood character278. Some argue this would make Boise even more of an "Airbnb-friendly" city.

Overall, while Boise's STR enforcement has been lax initially, the city seems to be pivoting toward at least attempting to rein in the booming market and push the many unlicensed operators to come into compliance. But for now, it remains a relatively easy place to start an STR business compared to other cities in Idaho and nationwide.

How to Start a Short Term Rental Business in Boise City

Here are the key steps to legally start an STR business in Boise:

Confirm your property is zoned to allow STRs. Check with the Boise Planning & Development Services Department1114.

Register your STR business with the Idaho Secretary of State1420.

Obtain a Boise City STR license56:

• Complete the application on the City Clerk's website
• Provide required info like owner contact details, property address and description, listing numbers, parking, safety devices, etc.
• Designate a local representative within 20 miles if you live further
• Provide proof of $1M liability insurance or equivalent platform coverage
• Pay the $80 annual fee + $1.50 processing fee

Ensure your STR complies with city operational rules610:

• Cap occupancy per Boise's Property Maintenance Code
• Provide on-site parking, proper trash disposal, quiet hours 10pm-8am
• Post required safety info inside the unit

Determine your nightly rates and create online listings, including your Boise STR license number612.

Obtain any additional permits and licenses required for your specific STR setup and location14.

Set up a system to collect and remit state lodging taxes (sales, travel, auditorium) and any other applicable taxes1314.

Implement guest screening, check-in, cleaning, and maintenance procedures to ensure a quality rental experience and comply with Boise's standards.

Keep accurate records of STR income and expenses for tax purposes. Consult a tax professional on allowable deductions14.

Maintain your Boise STR license by renewing annually and keeping contact and property information up to date56.

By following these steps and staying informed on Boise's evolving STR regulations, you can launch a compliant and successful short-term rental business in the city. However, be aware that enforcement may increase in the future as Boise tries to get more STRs licensed.

Who to contact in Boise City about Short Term Rental Regulations and Zoning?

For questions about Boise's short-term rental ordinance, licensing process, and enforcement:

City Clerk's Office

• Address: 150 N Capitol Blvd, Boise, ID 83702
• Phone: (208) 608-7040
• Email: cityclerk@cityofboise.org
• Website: https://www.cityofboise.org/departments/finance-and-administration/city-clerk/

The City Clerk handles STR license applications, renewals, updates to owner and property information, and general inquiries about the program516.

For questions about zoning regulations, building codes, and land use related to STRs:Planning and Development Services

• Address: 150 N Capitol Blvd, Boise, ID 83702
• Phone: (208) 608-7100
• Email: zoninginfo@cityofb

What do Airbnb hosts in Boise City on Reddit and Bigger Pockets think about local regulations?

On the Bigger Pockets forums, several Boise hosts have expressed frustration with the city's licensing process, calling it overly burdensome for small operators. Some have chosen to operate "under the radar" to avoid the hassle15.

Reddit discussions indicate many Boise STR owners weren't aware of the licensing requirement until receiving a warning letter from the city. Hosts seem split between complying and risking operating without a license15.

Overall, the consensus is that Boise's regulations, while inconvenient, are less restrictive than other cities in Idaho and nationwide. However, there is concern that the city may tighten its STR rules in the future as the market grows59.