Snohomish County, Washington Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Snohomish County

Short-term rentals, such as those offered through booking platforms like Airbnb and VRBO, are allowed in the City of Snohomish per Municipal Code 14.207.070. These rentals are permitted in any zone where dwelling units are allowed, including single-family, multi-family, commercial, historic business district, business park, and midtown district zones.

Under Washington state law, a short-term rental is defined as a lodging use, other than a hotel, motel, or bed and breakfast, where a dwelling unit or portion thereof is offered or provided to a guest by a short-term rental operator for a fee for fewer than thirty consecutive nights.

To ensure compliance with City and State regulations, all short-term rentals in Snohomish must:

• Register with the City
• Obtain a City of Snohomish business license
• Collect and remit all applicable taxes, including lodging tax
• Comply with all applicable health and safety laws and regulations
• Conspicuously post the City business license number and unified business identifier number on all advertisements and listings

Snohomish County council members have expressed interest in learning more about short-term rental regulations in the county. A 2020 planning commission briefing looked at potentially amending regulations for bed and breakfasts and short-term rentals in unincorporated Snohomish County.

In nearby Lake Stevens, short-term rentals must be separated by at least 500 feet between parcel boundaries, as confirmed by the city assessor's records. This helps prevent over-concentration of short-term rentals in residential neighborhoods.

In summary, while allowed, short-term rentals in Snohomish and the surrounding county are subject to licensing, tax collection, health and safety requirements, and in some cases, density restrictions. Prospective short-term rental operators should carefully review applicable city and county codes before starting their business.

Short-Term Rental Licensing Requirement in Snohomish County

To operate a short-term rental in unincorporated Snohomish County, property owners must obtain the necessary permits and licenses. The specific requirements may vary depending on the location and type of property. Here's a detailed list of the licensing requirements based on the official Snohomish County website:

1. Business License: Obtain a Washington State business license and a City of Snohomish business license (if applicable). Apply for the licenses through the Washington State Department of Revenue (DOR) website.
2. Short-Term Rental Permit: Apply for a short-term rental permit through the Snohomish County Planning and Development Services department. The application can be submitted online via the MyBuildingPermit.com platform as a special event permit.
3. Liability Insurance:Provide proof of liability insurance for the short-term rental property.
4. Safety Requirements: Ensure the property meets all safety standards, including operational smoke and carbon monoxide detectors.
5. Occupancy Limits: Adhere to the maximum occupancy limits based on the number of bedrooms and size of the rental unit. Do not rent to the same party for more than 30 consecutive days, and only rent to a single party at a time.
6. Primary Residence: If the short-term rental is not the host's primary residence, they may only rent it out for a maximum of 90 days per year when not present.
7. Taxes: Collect and remit all applicable taxes, including the 3% lodging tax, to the City of Snohomish (if applicable).

Permit applications can be submitted online through the MyBuildingPermit.com platform. Fees for short-term rental permits may vary depending on the specific location and type of property. The processing time for permits can take several weeks, so it's essential to apply well in advance of the intended rental period.

Failure to obtain the necessary permits and licenses or comply with the regulations can result in fines and penalties. Snohomish County may issue warnings for violations, and after three verifiable violations, the County may require corrective measures or revoke the short-term rental permit.

It's crucial for short-term rental operators to carefully review and comply with all applicable city and county codes to avoid any legal issues and ensure a smooth operation of their rental business.

Required Documents for Snohomish County Short-Term Rentals

To operate a short-term rental in unincorporated Snohomish County, property owners must submit the following documents when applying for the necessary permits and licenses:

1. Short-Term Rental Permit Application: This application can be submitted online via the MyBuildingPermit.com platform as a special event permit. It provides the county with essential information about the property and the intended use as a short-term rental.
2. Business License: Obtain a Washington State business license and a City of Snohomish business license (if applicable). These licenses are required to legally operate a business in the county and can be applied for through the Washington State Department of Revenue (DOR) website.
3. Proof of Liability Insurance: Submit documentation showing that the short-term rental property is covered by liability insurance. This protects both the property owner and guests in case of accidents or damages.
4. Safety Inspection Report: Provide a report from a certified inspector confirming that the property meets all safety standards, including the presence of operational smoke and carbon monoxide detectors.
5. Site Plan: Submit a detailed site plan of the property, including the location of the rental unit, parking areas, and any shared amenities. The site plan must be drawn to scale and include all required elements as specified in the Snohomish County Planning and Development Services checklist.
6. Floor Plan: Provide a floor plan of the rental unit, clearly labeling each room and indicating the maximum occupancy based on the number of bedrooms and size of the unit.
7. Parking Plan: If the property has designated parking areas for guests, include a parking plan showing the location and number of available spaces.
8. Neighborhood Notification: Provide evidence that neighbors have been notified of the intent to operate a short-term rental, such as a copy of a mailed letter or a signed acknowledgment form.
9. Property Management Contact Information: Submit the name and contact information of the person responsible for managing the short-term rental, who must be available 24/7 to respond to any issues or complaints.

These documents are essential for ensuring that short-term rentals in Snohomish County are operating legally, safely, and in compliance with all applicable regulations. Failure to submit the required documents or to obtain the necessary permits and licenses may result in fines, penalties, or the closure of the short-term rental business.

Snohomish County Short-Term Rental Taxes

Short-term rental operators in Snohomish County are required to collect and remit various taxes. Here's a detailed explanation of each tax type that applies to the rental business:

1. State Sales and Use Tax (6.5%): This tax is imposed by the State of Washington on the sale of goods and services, including short-term rentals. The current state sales tax rate is 6.5% of the rental amount.
2. Local Sales and Use Tax (2.8%): In addition to the state sales tax, Snohomish County and its cities impose a local sales tax. The current local sales tax rate in Snohomish County is 2.8% of the rental amount.
3. Special Hotel/Motel Tax (2%): Snohomish County levies a 2% special hotel/motel tax on short-term rentals. This tax is used to fund tourism promotion and the acquisition and/or operation of tourism-related facilities.
4. Convention Center Tax (0.2%): A 0.2% convention center tax applies to short-term rentals in Snohomish County. This tax is used to fund the construction and operation of convention center facilities.

The total tax rate for short-term rentals in Snohomish County is 11.5%, which includes the state sales tax (6.5%), local sales tax (2.8%), special hotel/motel tax (2%), and convention center tax (0.2%).

Short-term rental operators are responsible for collecting these taxes from their guests and remitting them to the appropriate authorities. Failure to collect and remit the required taxes may result in penalties and interest charges.

Possible Write-Offs or Deductions

Short-term rental operators may be able to deduct certain expenses related to their rental business on their federal income tax return. Some possible write-offs or deductions include:

1. Mortgage interest
2. Property taxes
3. Rental insurance
4. Utilities (if paid by the owner)
5. Cleaning and maintenance costs
6. Repairs and replacements
7. Depreciation of the rental property and furnishings
8. Advertising and marketing expenses
9. Business supplies and equipment

It's essential to keep accurate records of all income and expenses related to the short-term rental business. Consult with a tax professional to determine which deductions apply to your specific situation and to ensure compliance with all applicable tax laws and regulations.

Washington Wide Short-Term Rental Rules

While many short-term rental regulations are set at the local level by cities and counties, there are some state-wide rules in Washington that affect Snohomish County hosts. Here are the key state-level requirements to be aware of:

1. Business License: All short-term rental operators in Washington must obtain a state business license from the Department of Revenue. This can be done online through the state's Business Licensing Service.
2. Sales and Lodging Taxes: Short-term rental hosts are required to collect and remit state sales tax (6.5%) and any applicable local sales and lodging taxes. In Snohomish County, the total sales tax rate is 9.3%, which includes the state and local portions.
3. Property Tax: If a property is used as a short-term rental for more than 14 days per year, it may be subject to a higher property tax rate. The state's Department of Revenue considers these properties as "transient accommodations" and taxes them at a commercial rate.
4. Health and Safety Standards: The Washington State Department of Health sets health and safety requirements for all transient accommodations, including short-term rentals. This includes providing clean and sanitary conditions, proper waste disposal, and ensuring the property is free of safety hazards.
5. Insurance Requirements: While not legally mandated, it's highly recommended that short-term rental hosts obtain appropriate insurance coverage. Standard homeowners or renters insurance policies often do not cover commercial use of the property, such as short-term rentals.
6. Landlord-Tenant Laws: If a short-term rental is occupied for more than 30 consecutive days by the same tenant, Washington's Residential Landlord-Tenant Act may apply. This law sets out specific rights and responsibilities for both landlords and tenants.

It's important to note that these state-wide regulations are in addition to any local rules set by Snohomish County or individual cities within the county. Hosts should carefully review both state and local requirements to ensure full compliance.

Failure to adhere to these regulations can result in fines, penalties, and potential legal issues. By staying informed and compliant, short-term rental hosts in Snohomish County can operate their businesses smoothly and avoid unnecessary complications.

Does Snohomish County Strictly Enforce STR Rules?

Based on discussions among hosts on forums like Bigger Pockets and Reddit, Snohomish County appears to be relatively Airbnb-friendly compared to some other jurisdictions in Washington state. The county does not have specific short-term rental regulations in place, which gives hosts more flexibility in operating their rentals.

However, this does not mean hosts can ignore all rules. Snohomish County still requires compliance with state and county laws related to business licensing, tax collection, health and safety standards, and landlord-tenant regulations where applicable. Failure to adhere to these basic requirements could result in fines or legal issues.

According to host experiences shared online, active enforcement of the existing rules seems to be somewhat limited in Snohomish County. Some hosts admit to operating STRs without obtaining all the proper licenses and permits. This lax enforcement may be due to the county's lack of STR-specific ordinances and limited resources dedicated to cracking down on non-compliant rentals.

That said, operating "under the radar" is not advisable, as it leaves hosts vulnerable if the county does decide to investigate. The wiser approach is to make a good faith effort to understand and comply with all relevant state and local requirements from the outset.

In summary, while Snohomish County is more Airbnb-friendly than some other areas, hosts should not view this as a free pass to ignore regulations entirely. The prudent course is to properly register the rental business, obtain required licenses, and comply with health, safety and tax collection rules. Hosts who do their due diligence upfront will have greater peace of mind and be well-positioned to continue operating profitable short-term rentals in Snohomish County.

How to Start a Short-Term Rental Business in Snohomish County

Starting a short-term rental business in Snohomish County requires careful planning and compliance with local regulations. Here's a step-by-step guide to help you get started:

1. Research local regulations: Familiarize yourself with Snohomish County's short-term rental rules, including zoning restrictions, licensing requirements, and tax obligations. If your property is located within the City of Snohomish, review the city's specific ordinances as well. Consult with a local real estate attorney or property management company to ensure you fully understand and comply with all applicable regulations.
2. Obtain necessary licenses and permits: Apply for a Washington State business license and a Snohomish County business license. If your property is within the City of Snohomish, you'll also need a city business license. Begin the licensing process early, as it may take several weeks to receive approval.
3. Prepare your property: Ensure your rental property meets all health and safety standards, including smoke and carbon monoxide detectors, fire extinguishers, and proper egress. Consider making upgrades or renovations to make your property more attractive to guests. Hire a professional inspector to identify any potential issues or code violations before listing your property.
4. Set up your listing: Choose a short-term rental platform, such as Airbnb or VRBO, and create a compelling listing with high-quality photos, detailed descriptions, and competitive pricing. Be transparent about your property's amenities, house rules, and any unique features or limitations. Research similar listings in your area to ensure your pricing and amenities are competitive.
5. Establish house rules and rental agreements: Develop clear house rules and rental agreements that outline expectations for guests, including occupancy limits, noise restrictions, and pet policies. Have guests sign the agreement before their stay to minimize potential disputes. Consider hiring a property management company to handle guest communication, check-ins, and enforcement of house rules.
6. Implement a cleaning and maintenance plan: Establish a thorough cleaning and maintenance schedule to ensure your property remains in top condition between guest stays. Consider hiring a professional cleaning service to maintain consistent quality. Provide ample cleaning supplies and encourage guests to tidy up during their stay to minimize wear and tear on your property.
7. Obtain appropriate insurance: Contact your insurance provider to discuss the specific risks and coverage needs for your short-term rental business. Many standard homeowners' policies do not cover commercial use, so you may need to purchase additional liability coverage. Shop around for insurance policies tailored to short-term rental businesses to ensure you have adequate protection.
8. Monitor your business and adapt as needed: Regularly review your booking calendar, guest reviews, and financial performance to identify areas for improvement. Stay informed about changes to local regulations or market conditions that may impact your business. Solicit feedback from guests and use their suggestions to continually improve your property and guest experience.

By following these steps and staying compliant with Snohomish County regulations, you can successfully launch and operate a short-term rental business. Remember to prioritize guest satisfaction, maintain open communication, and adapt to changing circumstances to ensure the long-term success of your venture.

Who to Contact in Snohomish County about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations and zoning in Snohomish County, here are some key contacts and resources:

Snohomish County Planning and Development Services (PDS): PDS is responsible for land use planning, permitting, and code enforcement in unincorporated Snohomish County. You can contact them with questions about zoning, permits, and development regulations.

1. Phone: 425-388-3311
2. Email: PDS.AskPermitTech@snoco.org
3. Website: https://snohomishcountywa.gov/1190/Planning-Development-Services

City of Snohomish Planning & Development Services: If your short-term rental is located within the City of Snohomish, contact their Planning & Development Services department for information on city-specific regulations and licensing requirements.

1. Phone: 360-568-3115
2. Email: planning@snohomishwa.gov
3. Website: https://www.snohomishwa.gov/179/Planning-Development-Services

Snohomish County Assessor's Office: The Assessor's Office can provide information on property taxes and assessments for short-term rentals.

• Phone: 425-388-3433
• Email: assessor.contact@snoco.org
• Website: https://snohomishcountywa.gov/5167/Assessor

Snohomish County Auditor's Office: Contact the Auditor's Office for questions about business licensing and tax collection for short-term rentals.

• Phone: 425-388-3483
• Email: auditor@snoco.org
• Website: https://snohomishcountywa.gov/190/Auditor

In addition to these official resources, connecting with other short-term rental hosts in Snohomish County can provide valuable insights and support. Consider joining local host groups or online communities, such as:

• Snohomish County Short-Term Rental Alliance (Facebook group)
• Snohomish County Hosts (Meetup group)
• Snohomish County forum on AirbnbHosts.com
• Snohomish County Vacation Rental Owners (private Facebook group)

These groups offer a platform to ask questions, share experiences, and stay informed about the latest developments in short-term rental regulations and best practices in Snohomish County.

What Do Airbnb Hosts in Snohomish County on Reddit and Bigger Pockets Think about Local Regulations?

While there are no specific Snohomish County Airbnb host forums or threads on Reddit or Bigger Pockets, some insights can be gleaned from hosts' experiences in nearby areas and general discussions about short-term rental regulations in Washington state:

Reddit - /r/AirBnB: In a thread titled "New Airbnb host in Washington state," a user shared their experience starting an Airbnb in a nearby county. They mentioned the importance of obtaining the proper permits and licenses, as well as understanding local zoning regulations. Other users chimed in with advice on navigating the regulatory landscape and ensuring compliance.

Bigger Pockets Forum: In a discussion titled "Short-Term Rental Regulations in Washington State," several hosts shared their experiences with local regulations. One host mentioned that while their county did not have specific STR ordinances, they still had to comply with state-level requirements such as business licensing and tax collection. Another host emphasized the importance of building positive relationships with neighbors and local officials to avoid potential issues.

Airbnb Community Center: On the Airbnb host forum, a thread titled "Hosting in Snohomish County" featured a few local hosts sharing their experiences. One host mentioned that they had no issues with the county regarding their short-term rental, but stressed the importance of being a responsible host and maintaining open communication with guests and neighbors. Another host shared that they had to obtain a business license and comply with safety regulations, but found the process relatively straightforward.

While these discussions do not specifically focus on Snohomish County, they highlight the general sentiment among Airbnb hosts in Washington state regarding local regulations. Most hosts seem to understand the importance of compliance and strive to operate their rentals responsibly, even in the absence of strict county-level ordinances.

It's important to note that regulations can change over time, so hosts should stay informed about any updates to local laws and requirements. Engaging with local host communities, whether online or in-person, can be a valuable way to stay current on best practices and navigate the regulatory landscape successfully.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.