St. Louis County, Missouri Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in St. Louis County, Missouri?

Short-term rentals have become increasingly popular in St. Louis County, Missouri, as rental booking platforms like Airbnb and VRBO have made it easier for homeowners to rent out their properties to travelers. However, with the growth of STRs comes the need for regulations to ensure the safety of guests, protect the rights of property owners, and maintain the character of residential neighborhoods.

In November 2023, the City of St. Louis enacted new regulations on STRs, requiring operators to obtain permits, designate a contact person available 24/7, and limit the number of units an individual can rent out. These rules aim to address issues such as noise complaints, parties, and "ghost hotels" where owners are absent.

While the City of St. Louis has taken steps to regulate STRs, the rules in St. Louis County are less clear. The county's zoning codes and ordinances do not specifically address STRs, leaving many operators unsure of their legal obligations.

On forums like Bigger Pockets and Reddit, STR hosts in St. Louis County have shared their experiences navigating the regulatory landscape. Some have reported receiving cease and desist letters from the county for operating without a permit, while others have had no issues.

Despite the lack of clear regulations, STR operators in St. Louis County are still subject to state and local taxes, including sales tax, lodging tax, and income tax on rental income. Hosts are responsible for collecting and remitting these taxes, even if the STR platform does not do so on their behalf.

Starting a Short-Term Rental Business in St. Louis County

If you're considering starting an STR business in St. Louis County, it's important to do your research and comply with all applicable laws and regulations. Here are some steps to get started:

• Check your local zoning codes and ordinances to see if STRs are allowed in your area. If you're unsure, contact your local planning department for guidance.
• Obtain any necessary permits or licenses required by the county or your municipality. This may include a business license, occupancy permit, or special use permit for STRs.
• Ensure your property meets all safety and building code requirements, such as smoke detectors, fire extinguishers, and proper egress.
• Determine which taxes you will need to collect and remit, and set up a system for doing so. Consider using a tax service to automate the process.
• Create a detailed listing for your property on STR platforms like Airbnb and VRBO, including high-quality photos, amenities, and house rules.
• Develop a system for managing bookings, communicating with guests, and handling maintenance and cleaning between stays.

While STR regulations in St. Louis County may be unclear, it's important for hosts to operate responsibly and be good neighbors. By taking steps to ensure guest safety, minimize disruptions, and comply with applicable laws, STR operators can help build trust and support for the industry in their communities.

Short-Term Rental Licensing Requirements in St. Louis County

To legally operate a short-term rental in St. Louis County, property owners must obtain a Short-Term Rental Permit from the county's Planning & Zoning Department. The permit process ensures that STRs meet health, safety, and zoning requirements and helps the county track and regulate the industry.

According to the St. Louis County Planning & Zoning website, the following are the key requirements for obtaining an STR permit:

1. Completed Short-Term Rental Permit Application
2. Proof of property ownership or written permission from the owner
3. Site plan showing the location of the rental unit, parking spaces, and any outdoor areas used by guests
4. Floor plan of the rental unit, including room dimensions and locations of smoke detectors and fire extinguishers
5. Parking plan demonstrating compliance with county parking requirements
6. Proof of liability insurance coverage of at least $1,000,000
7. Copy of the rental agreement or house rules provided to guests
8. Payment of the permit fee, which is $500 for the initial application and $250 for annual renewals

Permit applications and supporting documents can be submitted in person at the St. Louis County Planning & Zoning office or via email to shorttermrentals@stlouiscountymn.gov. The review process typically takes 2-4 weeks, and permits are valid for one year from the date of issuance.

Failure to obtain an STR permit or comply with the county's regulations can result in fines and penalties. Property owners found operating an unlicensed STR may be subject to a fine of up to $1,000 per day for violation and revocation of their permit if one has been issued. Repeat offenders may also be required to pay a reapplication fee of $1,000 in addition to the standard permit fees.

It's important to note that some municipalities within St. Louis County may have additional or more stringent requirements for STRs. For example, the city of Duluth requires STR operators to obtain a separate permit from the city in addition to the county permit. Property owners should check with their local government to ensure compliance with all applicable regulations.

By following the county's permitting process and maintaining compliance with health, safety, and zoning standards, STR operators in St. Louis County can help ensure a safe and positive experience for their guests while contributing to the local economy.

Required Documents for St. Louis County Short-Term Rentals

To obtain a Short-Term Rental Permit in St. Louis County, property owners must submit several documents to demonstrate compliance with health, safety, and zoning regulations. According to the St. Louis County Planning & Zoning Department, the following documents are required:

1. Completed Short-Term Rental Permit Application: This form collects basic information about the property owner, the rental unit, and the proposed STR operation. It serves as the official request for a permit and is available on the county's website.
2. Proof of Property Ownership or Written Permission: Applicants must provide a copy of the deed, title, or other legal document showing ownership of the property. If the applicant is not the owner, they must submit a signed letter from the owner granting permission to operate an STR.
3. Site Plan: A detailed drawing or map showing the location of the rental unit on the property, designated parking spaces for guests, and any outdoor areas accessible to guests. This helps the county ensure compliance with zoning and parking requirements.
4. Floor Plan: A scaled drawing of the interior of the rental unit, including room dimensions, locations of smoke detectors, fire extinguishers, and emergency exits. This allows the county to verify that the unit meets building and fire safety codes.
5. Parking Plan: A document outlining the number and location of off-street parking spaces available for STR guests, in compliance with the county's parking requirements for the specific zoning district.
6. Proof of Liability Insurance: A copy of the property owner's insurance policy or certificate showing a minimum of $1,000,000 in liability coverage for the STR. This protects both the owner and guests in case of accidents or injuries.
7. Copy of Rental Agreement or House Rules: The property owner must provide a sample of the rental agreement or list of house rules that will be given to STR guests. This should include occupancy limits, noise restrictions, parking instructions, and other important information.

These documents, along with the permit fee, must be submitted to the St. Louis County Planning & Zoning Department either in person or via email to shorttermrentals@stlouiscountymo.gov. The department reviews the application and supporting documents to ensure compliance with all relevant ordinances and regulations before issuing the Short-Term Rental Permit.

By gathering and submitting these required documents, property owners in St. Louis County can demonstrate their commitment to operating safe, responsible, and legally compliant short-term rentals.

St. Louis County Short-Term Rental Taxes

Short-term rental operators in St. Louis County are subject to various state and local taxes. It's crucial for hosts to understand their tax obligations to remain compliant and avoid penalties. Here's a breakdown of the taxes that apply to STRs in St. Louis County:

1. Missouri State Sales Tax: STR hosts must collect and remit a 4.225% state sales tax on the listing price, including cleaning fees, for reservations of 29 nights or less.
2. City and County Sales Taxes: Depending on the exact location of the rental property, hosts may need to collect additional city (0.25%-1.375%) and county (0.25%-5%) sales taxes on reservations of 29 nights or less.
3. Hotel/Motel Room Sales Tax: The City of St. Louis imposes a 3.5% tax on the listing price, including cleaning fees, for reservations of 31 nights or less. This tax is used to fund convention facilities at America's Center.
4. Convention and Tourism Tax: The City of St. Louis also levies a 3.75% tax on the listing price, including cleaning fees, for reservations of 31 nights or less. This tax is remitted to the Convention and Visitors Commission to promote tourism and attract conventions.
5. Transient Guest Tax: Some municipalities in St. Louis County, such as Chesterfield and Maryland Heights, have their own transient guest taxes ranging from 5% to 7.5% of the listing price for short-term stays.

It's important to note that while Airbnb collects and remits some of these taxes on behalf of hosts, such as the state and local sales taxes, hosts are ultimately responsible for ensuring all applicable taxes are paid. Vrbo and other platforms may not collect any taxes, leaving the host fully responsible for compliance.

Tax Deductions and Write-Offs

STR operators can take advantage of various tax deductions to reduce their tax liability. Some common deductions include:

1. Mortgage interest and property taxes
2. Utilities, such as electricity, gas, water, and internet
3. Cleaning and maintenance expenses
4. Supplies and amenities provided to guests
5. Depreciation of furniture and equipment used in the rental
6. Insurance premiums
7. Advertising and marketing costs
8. Fees paid to STR platforms like Airbnb or Vrbo

Hosts should keep accurate records of all expenses related to their STR business and consult with a tax professional to ensure they are claiming all eligible deductions.

By understanding the tax landscape and taking advantage of available deductions, STR operators in St. Louis County can minimize their tax burden while remaining compliant with local regulations.

Missouri-Wide Short-Term Rental Rules

While many regulations for short-term rentals in Missouri are determined at the local level, there are some state-wide rules and requirements that affect hosts in St. Louis County and throughout the state.

1. Lodging Tax: The state of Missouri imposes a 4.225% lodging tax on all sleeping rooms furnished by STR operators. This tax is collected by the host and remitted to the Missouri Department of Revenue on a monthly or quarterly basis, depending on the amount of tax due.
2. Sales Tax: In addition to the lodging tax, STR hosts must collect and remit state sales tax (4.225%) and any applicable local sales taxes on the rental price. These taxes are also paid to the Department of Revenue.
3. Business Registration: STR operators in Missouri are required to register their business with the Secretary of State's office and obtain a Missouri Tax ID Number. This allows the state to track and ensure compliance with tax obligations.
4. Insurance Requirements: While not mandated by state law, many cities in Missouri, including those in St. Louis County, require STR hosts to maintain liability insurance. For example, Kansas City requires a minimum of $300,000 in coverage. Hosts should check their local ordinances for specific insurance requirements.
5. Building and Fire Safety: STRs in Missouri must comply with state building and fire safety codes, including having working smoke detectors, fire extinguishers, and clear emergency evacuation routes. Local jurisdictions may have additional safety requirements.
6. Occupancy Limits: Missouri does not have a state-wide occupancy limit for STRs, but many cities and counties impose their own restrictions based on factors such as the number of bedrooms or the square footage of the rental unit.
7. Zoning and Land Use: The state allows local governments to regulate STRs through zoning and land use ordinances. Hosts in St. Louis County should consult their municipal zoning department to ensure their property is eligible for use as an STR.

While these state-wide rules provide a framework for STR operations in Missouri, hosts in St. Louis County must also comply with the specific ordinances and regulations set by their local jurisdiction. It's essential for hosts to research and understand both state and local requirements to ensure full compliance and avoid potential fines or penalties.

Does St. Louis County Strictly Enforce STR Rules?

Based on discussions among short-term rental hosts on platforms like Bigger Pockets and Reddit, it appears that St. Louis County does not consistently enforce its STR regulations, especially compared to the stricter approach taken by the City of St. Louis. Many hosts report operating without permits and receiving little pushback from the county.

On a Bigger Pockets forum, one host shared, "We manage over a hundred long-term and short-term (AirBnB) rentals all over the city. It very much depends on the area and the property. Some areas and properties have no issues operating without permits." This suggests a lack of uniform enforcement across the county.

Similarly, a Reddit user commented, "I have considered doing an AirBnB, but it would be where I'm next door and would be the one disturbed if they break rules. I really think living within a certain distance of your own rentals should be required. That would help reduce slumlords as they would have to put up with their own bullshit." The implication here is that absentee STR owners can get away with skirting regulations more easily.

Compared to other cities that have cracked down hard on STRs, like Honolulu which prohibits stays under 90 days, St. Louis County appears to be more lax and Airbnb-friendly overall. The county's zoning codes and ordinances do not specifically address STRs, leaving room for interpretation and inconsistent enforcement.

However, this does not mean STR hosts can operate with total impunity in St. Louis County. Some have reported receiving cease and desist letters for running unpermitted rentals. And all STRs are still subject to occupancy taxes and business licensing requirements, even if not consistently enforced.

In summary, while St. Louis County has STR regulations on the books, real-world enforcement seems spotty based on the experiences shared by local hosts. Many continue to operate STRs without permits, especially in certain areas, making the county more Airbnb-friendly than peer cities with stricter policies. However, the risk of penalties still exists for brazenly flouting the rules. The county's overall approach to STRs can be characterized as moderately permissive but with potential for a regulatory crackdown if issues arise.

How to Start a Short-Term Rental Business in St. Louis County

Starting a short-term rental business in St. Louis County can be a lucrative venture, but it's crucial to follow the proper steps to ensure compliance with local regulations and set yourself up for success. Here's a comprehensive guide to getting your STR business off the ground:

1. Research local zoning and regulations: Before investing in a property or listing your existing home, thoroughly review St. Louis County's zoning ordinances and STR regulations. Determine if your property is located in an area that allows STRs and familiarize yourself with any restrictions, such as occupancy limits or parking requirements. The St. Louis County Planning & Zoning Department website is a great resource for this information.
2. Obtain necessary permits and licenses: In St. Louis County, STR operators must obtain a Short-Term Rental Permit from the Planning & Zoning Department. The application process involves submitting a completed permit application, proof of ownership or permission from the owner, a site plan, a floor plan, a parking plan, proof of liability insurance, and a copy of your rental agreement or house rules. You'll also need to pay a permit fee of $500 for the initial application and $250 for annual renewals.
3. Register your business and obtain a tax ID: Establish your STR as a legal business entity by registering with the Missouri Secretary of State's office. You'll also need to obtain a Missouri Tax ID Number, which allows you to collect and remit the required state and local taxes.
4. Set up your property for guests: Prepare your STR with quality furnishings, linens, and amenities that will make guests feel at home. Consider hiring a professional photographer to capture appealing images of your property for your listings. Develop a comprehensive house manual that includes check-in/check-out procedures, house rules, and local recommendations.
5. Create listings on popular STR platforms: List your property on popular STR websites like Airbnb and Vrbo. Craft compelling descriptions that highlight your property's unique features and amenities. Be transparent about your house rules and any restrictions to help attract the right guests.
6. Implement a dynamic pricing strategy: Use pricing tools and market data to optimize your nightly rates based on demand, seasonality, and local events. Consider using dynamic pricing tools and access to over 40 distribution channels to maximize your bookings and revenue.
7. Develop a cleaning and maintenance plan: Consistently providing a clean and well-maintained property is key to positive guest reviews and repeat bookings. Establish a thorough cleaning checklist and consider hiring a professional cleaning service to ensure your STR is always guest-ready. Regular maintenance, such as HVAC tune-ups and pest control, can prevent costly issues down the line.
8. Prioritize guest communication: Promptly respond to inquiries and booking requests to secure reservations. Provide clear check-in instructions and be available to answer guest questions throughout their stay. Encourage guests to leave reviews and promptly address any concerns to maintain a high rating on STR platforms.
9. Stay compliant with tax obligations: STR operators in St. Louis County must collect and remit various taxes, including state and local sales taxes, hotel/motel room sales tax, convention and tourism tax, and potentially municipal transient guest taxes. Familiarize yourself with the tax rates and filing requirements for your specific location. Consider using a tax service to automate the process and ensure compliance.
10. Continuously improve and adapt: Monitor your STR's performance and guest feedback to identify areas for improvement. Stay informed about changes in local regulations and industry trends to adapt your business strategy as needed. Continuously invest in your property and guest experience to stand out in the competitive STR market.

By following these steps and prioritizing compliance, guest satisfaction, and strategic management, you'll be well on your way to launching a successful short-term rental business in St. Louis County.

Who to Contact in St. Louis County about Short-Term Rental Regulations and Zoning?

If you have questions about short-term rental regulations or zoning in St. Louis County, there are several resources available to assist you:

St. Louis County Department of Planning: The Department of Planning is responsible for administering zoning ordinances and regulating land use in unincorporated areas of the county. You can contact them at:

1. Phone: 314-615-2520
2. Email: planning@stlouiscountymo.gov
3. Address: 41 South Central, Clayton, MO 63105
4. Office Hours: Monday-Friday, 8:00 AM - 4:30 PM

St. Louis County Planning Commission: The Planning Commission holds regular meetings to discuss zoning issues and land use policies. To receive notifications about upcoming meetings, you can subscribe to their email list by contacting the Department of Planning.

Local Host Communities: Connecting with other short-term rental hosts in St. Louis can be a valuable way to share experiences, ask questions, and stay informed about local regulations. While there isn't a formal Airbnb host group in St. Louis, some hosts have expressed interest in starting one on the Airbnb Community forum. You can join the conversation and potentially help organize a local meetup:

1. St. Louis Missouri Hosts Meetup: https://community.withairbnb.com/t5/English-Language-Archive/St-Louis-Missouri-Hosts-Meetup/td-p/54375
2. Airbnb Community Forum: The Airbnb Community forum is a great place to connect with hosts from around the world and ask questions about hosting, regulations, and best practices. While not specific to St. Louis County, you can search for topics related to Missouri or post your own questions to get advice from experienced hosts:
3. New Airbnb Host in STL: https://community.withairbnb.com/t5/Ask-about-your-listing/New-Airbnb-Host-in-STL/m-p/1340236

It's important to note that zoning and short-term rental regulations can vary by municipality within St. Louis County. If your property is located in an incorporated city, such as St. Louis, Florissant, or University City, you'll need to contact that city's planning or zoning department for specific guidance.

By reaching out to local officials and connecting with the host community, you can ensure that you have the most up-to-date information about short-term rental regulations in St. Louis County and are operating your business in compliance with all applicable laws and ordinances.

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

Airbnb hosts in St. Louis County have shared their experiences and thoughts on local short-term rental regulations on various online forums. Here are some notable examples:

Reddit - AirBNB deemed illegal by St. Louis County https://www.reddit.com/r/StLouis/comments/2k4nn2/airbnb_deemed_illegal_by_st_louis_county_interest/

In this thread from 2014, a host reported that St. Louis County code enforcement officers showed up unannounced and informed them their Airbnb ad was illegal. The host had only hosted three visitors in eight months but was told to cease and desist immediately. Other users commented that many cities have restrictions and permitting requirements for short-term rentals.

Reddit - After another shooting, neighbors and Airbnb owners speak out regarding St. Louis plans to regulate short-term rentals https://www.reddit.com/r/StLouis/comments/14bcm9o/after_another_shooting_neighbors_and_airbnb/

This 2023 thread discusses a news article about a shooting at an Airbnb property. Many commenters expressed support for stricter regulations, citing issues with absentee landlords, noise, property damage, and the need for occupancy inspections. Some suggested requiring hosts to live within a certain distance of their rentals to reduce problems.

Reddit - St. Louis officials scramble to stop short-term rental parties, the self-proclaimed "Airbnb for parties" https://www.reddit.com/r/StLouis/comments/13k9qvy/st_louis_officials_scramble_to_stop_shortterm/

In this thread, users discuss an article about St. Louis officials trying to crack down on short-term rentals being used for parties. Commenters note that regulating STRs is a matter of political will and that other cities like New York have implemented strict rules such as 30-day minimum stays unless the owner is present.

Bigger Pockets - Do you need a Real Estate license to manage vacation rentals?? https://www.biggerpockets.com/forums/530/topics/469231-do-you-need-a-real-estate-license-to-manage-vacation-rentals

A St. Louis-based real estate investor asks if a real estate license is required to manage vacation rentals in Missouri. They note that while a license is needed for a property management company, they are unsure if the same rules apply to vacation rental management. This highlights the complexity of navigating local regulations.

Overall, Airbnb hosts in St. Louis County seem aware of the evolving regulatory landscape and the potential for stricter rules in the future. While some have operated without permits, others are concerned about the consequences of non-compliance. Many recognize the need for responsible hosting and being good neighbors to maintain positive relationships with the community and local officials.

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.