Longview Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in Longview

Currently, short-term rentals (STRs) like Airbnb and VRBO are not explicitly permitted in most residential areas of Longview. The city's Unified Development Code prohibits "vacation (short-term) rental, transient accommodation, and/or lodging" in accessory dwelling units or single-family dwellings in residential zones814. This means operating an STR out of a home or secondary unit on a residential property is generally not allowed under the current zoning rules.

Some homeowners have subtly opened bed and breakfasts in residential neighborhoods despite the restrictions, taking advantage of online platforms like Airbnb to market their rentals16. However, these STRs are operating illegally under Longview's existing ordinances. The city is aware of the growing trend of unauthorized short-term rentals and has taken initial steps to identify properties violating the zoning code19.

Short Term Rental Licensing Requirement in Longview

Longview does not have a specific licensing or registration process for short-term rentals at this time, as they are generally prohibited in residential zones under the Unified Development Code81418. There is no legal path to obtain a permit to operate an STR out of a house or apartment in areas zoned for residential use.

The city has indicated it may consider potential zoning changes in the future to allow and regulate short-term rentals, in response to the increasing number of illegal STRs operating without oversight19. However, as of now, Longview has not established a system to formally license or register STRs, since they are not permitted in most of the city.

Required Documents for Longview Short Term Rentals

Since short-term rentals are not officially permitted in Longview's residential areas, there are no specific documents required by the city to legally operate one81418. STR owners are not obligated to submit any registration forms, inspection reports, or tax documents to the city, as the use is prohibited under the zoning code in neighborhoods.

Property owners interested in potentially running a short-term rental should closely monitor any upcoming changes to Longview's ordinances that may establish a permitting process and documentation requirements for STRs in the future. Until the Unified Development Code is amended to allow vacation rentals in residential zones, no city paperwork is necessary, as the use remains illegal.

Longview Short Term Rental Taxes

The City of Longview does not currently collect hotel occupancy taxes on short-term rentals operating illegally in residential areas, as they are prohibited under the zoning regulations1418. If the city amends its ordinances in the future to allow STRs, it would likely impose the applicable hotel occupancy tax of 7% at that time, similar to other cities in Texas217.

Short-term rental operators should be prepared to collect and remit these taxes to the proper state and local authorities if Longview's STR laws change. The Texas Comptroller's Office requires all STRs to collect the 6% state hotel occupancy tax from guests for stays of less than 30 days, even if the local jurisdiction does not allow the use17.

Hosts are responsible for registering with the Comptroller and filing regular tax reports for their rentals17.

Longview-wide Short Term Rental Rules

The primary restriction on short-term rentals in Longview is that they are not permitted in areas zoned for residential use, including in accessory dwelling units or regular single-family homes814. The city's Unified Development Code clearly states that "vacation (short-term) rental, transient accommodation, and/or lodging" is prohibited in these districts14.

There are no other specific operating rules for STRs since the use is banned across the board in Longview's neighborhoods under the current zoning. The city has not established any regulations on issues like occupancy limits, parking requirements, safety inspections, or noise levels for short-term rentals, as they are not officially recognized in the code.

The only path to legally operating an STR in Longview is to locate in a commercial zone that allows hotels and lodging uses, like along a highway or in a business district. However, this option is not practical or desirable for most hosts looking to rent out a residential property on a short-term basis.

Does Longview strictly enforce STR rules?

Based on discussions among hosts on forums like Bigger Pockets and Reddit, it appears Longview does not currently prioritize aggressive enforcement against short-term rentals operating illegally in residential areas1113. Some hosts have reported running STRs in neighborhoods for extended periods without facing any penalties or cease and desist orders from the city.

However, Longview seems to be taking initial steps to address the growing issue of illegal short-term rentals. In 2017, the city hired a company to identify and map all STRs operating without authorization in residential zones19. This data collection effort could lay the groundwork for future enforcement action against noncompliant properties.

Most hosts agree that Longview is not as friendly or permissive towards Airbnb and VRBO rentals compared to other major cities in Texas1013. The zoning code unambiguously prohibits STRs in residential areas, putting hosts at risk of violations. While some owners continue to operate under the radar, the city's position is clear that short-term rentals are not allowed in Longview's neighborhoods.

How to Start a Short Term Rental Business in Longview

Under Longview's current zoning and development codes, the only fully legal path to operating a short-term rental is to:

• Locate a property in a non-residential zone that allows hotels, motels and other lodging uses. This likely means a commercial area like a highway corridor or business district.
• Acquire or lease the property and confirm STRs are permitted at that specific location with the city zoning department.
• Obtain any necessary permits for remodeling or occupancy from the city's building inspection division.
• Outfit and furnish the property to be suitable for short-term rental guests. Acquire all essential amenities and safety features.
• Create a listing on a platform like Airbnb or VRBO and begin marketing the property. Utilize attractive photos and an informative description.
• Once bookings start, ensure the property is cleaned and restocked between each guest. Provide attentive customer service and maintain the unit to a high standard.
• Comply with the state hotel occupancy tax and any other business licensing requirements. File regular reports with the Texas Comptroller's Office.

However, this process is not feasible for the vast majority of aspiring short-term rental hosts in Longview. Most STRs are located in residential properties that are off-limits under the city's current zoning code81418. Operating a successful STR business is very difficult when limited to commercial and mixed-use zones.

Prospective short-term rental operators should pay close attention to any future changes to Longview's ordinances that may establish a path to legally register and run STRs in neighborhoods. The city appears to be evaluating the issue and may consider amendments to allow and regulate the use in response to market demands19. Until then, hosts face significant barriers and risks in starting an STR in Longview.

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

For the most current information on short-term rental rules and zoning in Longview, contact:

Longview Development Services Department
Planning and Zoning Division
903-237-1072
developmentservices@longviewtexas.gov12

This department oversees the city's Unified Development Code and can provide details on where STRs are allowed or prohibited based on the zoning of a particular property. They can also share any pending ordinance changes that may affect the legal status of short-term rentals in Longview.

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

On the Bigger Pockets forums, some Longview hosts have expressed frustration with the city's restrictive zoning rules that prohibit short-term rentals in all residential areas1011. They feel the current code is overly burdensome and stifles their ability to earn income from their properties. A few hosts have reported operating STRs illegally in neighborhoods, noting that enforcement seems to be limited so far13.

However, these hosts recognize they are taking a risk by defying the city's clear ban on STRs in residential zones. Many are closely watching for any zoning changes that may legalize the use and provide a path to compliance11. Hosts are wary of making long-term investments in illegal STRs that could be shut down at any time.

Reddit discussions indicate most hosts feel Longview is not very welcoming or accommodating to Airbnb and VRBO operators compared to other cities in Texas713. The zoning code leaves little ambiguity that STRs are prohibited in neighborhoods, and the city seems to be paying more attention to the underground market19.

Some longer-term Longview residents on Reddit have actually welcomed the restrictions, arguing that short-term rentals are disruptive and inappropriate for residential areas7. They point to potential issues like noise, parking congestion, and loss of neighborhood character from a revolving door of tourists. These commenters urge the city to maintain the ban and step up enforcement on illegal STRs7.

Overall, Longview has some of the most prohibitive short-term rental regulations among major cities in Texas. The zoning code clearly forbids STRs in all areas designated for residential use - a policy that is unpopular with many hosts but favored by some community members7814.

However, the city appears to be reevaluating its approach in response to the growing underground STR market and the need for clearer oversight19. Hosts are anxiously awaiting any proposed changes to the code that may provide a legal avenue to operate in neighborhoods under certain conditions.

In the meantime, STR operators should thoroughly research Longview's rules and be aware of the risks of running an unauthorized rental. The city may begin cracking down more aggressively on illegal STRs as it gathers data and considers new regulations19. Hosts should think carefully before investing in a short-term rental that conflicts with Longview's current zoning laws.