Tulsa County, Oklahoma Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Tulsa County, Oklahoma?

Tulsa County, Oklahoma has specific regulations governing short-term rentals like those listed on Airbnb and VRBO. These rules aim to balance the interests of property owners, neighbors, and the community at large. Understanding and complying with these regulations is crucial for anyone considering starting a short-term rental business in Tulsa County.

Starting a Short-Term Rental Business in Tulsa County

To legally operate a short-term rental in Tulsa County, property owners must obtain a Short-Term Rental License from the Tulsa Planning Office. The annual license fee is $375, and the majority of this fee goes towards funding a dedicated code enforcement officer for STR issues and a contract with a compliance monitoring firm.

When applying for the license, hosts must provide dwelling unit information, operator information, written consent from the property owner (if different from the operator), local contact person details, and online listing information.

It's important to note that short-term rentals must comply with neighborhood covenants and other local regulations. The maximum occupancy limit for any STR in Tulsa County is 8 persons, regardless of the size of the unit. Additionally, all parties, meetings, receptions, and events are expressly prohibited at short-term rental properties.

Zoning is another critical consideration. Short-term rentals are allowed in all zoning districts in Tulsa County, but hosts must ensure their property adheres to the specific zoning requirements for their area. The Tulsa Zoning Code provides detailed information on lot and building regulations for residential districts.

Failure to comply with these regulations can result in fines, penalties, and the revocation of the Short-Term Rental License. The proposed ordinance includes a "three strikes" policy, where three documented violations within a calendar year can lead to the operator's license being revoked.

While navigating these regulations may seem daunting, many Tulsa County residents have successfully launched short-term rental businesses. On forums like BiggerPockets, hosts share their experiences and offer advice to those considering entering the STR market in Tulsa.

In summary, starting a short-term rental business in Tulsa County requires careful attention to local regulations, including obtaining a license, adhering to occupancy limits, and complying with zoning requirements. By understanding and following these rules, hosts can successfully operate STRs while contributing to the local economy and providing unique accommodation options for visitors to Tulsa County.

Short-Term Rental Licensing Requirement in Tulsa County

To legally operate a short-term rental in Tulsa County, property owners must obtain a Short-Term Rental License from the Tulsa Planning Office. The annual license fee is $375, which includes a $75 license fee and a $300 implementation and compliance fee.

When applying for the license, hosts must provide the following information:

• Dwelling unit information
• Operator information
• Written consent from the property owner (if different from the operator)
• Local contact person details
• Online listing information

The license application can be submitted online through the Tulsa Planning Office's Host Compliance portal. Once the application is approved, the STR license will be issued, which must be prominently displayed within the interior of the rental unit near the main entry.

It is crucial for STR operators to include the City-issued short-term rental license number in a visible location on all advertising materials, including print, digital, and electronic media.

The STR license expires on June 30 of each year and must be renewed annually to remain in compliance. Failure to obtain or renew the license can result in fines, penalties, and the issuance of an eviction notice.

The City of Tulsa has implemented a "three strikes" policy for STR violations. If an operator receives three documented violations within a calendar year, their license may be revoked.

In addition to the licensing requirement, STR operators must adhere to other regulations, such as:

1. Preventing nuisance behavior and maintaining neighborhood peace and quiet
2. Having a local contact person available at all times to respond to the property within one hour of being contacted by the City
3. Updating the City's license records throughout the year regarding the websites on which the STR is offered for rent and the local contact person's information

Violations of these ordinances constitute a criminal misdemeanor offense, punishable by up to $1,200 per violation. Property owners may also be subject to civil remedial penalties of up to $1,000 per day, withholding or revoking permits, and other legal remedies.

By obtaining the required Short-Term Rental License and complying with local regulations, property owners can legally operate their STRs in Tulsa County while contributing to the local economy and providing unique accommodation options for visitors.

Required Documents for Tulsa County Short-Term Rentals

To legally operate a short-term rental in Tulsa County, property owners must obtain a Short-Term Rental License from the Tulsa Planning Office. The following documents are required when applying for the license:

1. Dwelling Unit Information: This includes the address of the STR property, the number of bedrooms and bathrooms, and the maximum occupancy allowed. This information helps the City ensure that the STR complies with zoning and occupancy regulations.
2. Operator Information: The name, address, phone number, and email address of the STR operator must be provided. If the operator is not the property owner, written consent from the owner is also required. This ensures that the City has accurate contact information for the responsible parties.
3. Local Contact Person Details: STR operators must designate a local contact person, such as a co-host or property manager, who is available 24/7 to respond to any issues or complaints within one hour of being contacted by the City. The name, address, phone number, and email address of the local contact person must be provided.
4. Online Listing Information: Operators must provide the URLs or website addresses where the STR is advertised or offered for rent. This helps the City monitor compliance with advertising requirements, such as displaying the STR license number on all listings.
5. Proof of Insurance: While not explicitly required in the City ordinances, it is highly recommended that STR operators obtain appropriate insurance coverage for their rental properties. This may include liability insurance and property damage coverage.
6. Lodging Tax Registration: STR operators with five or more total rooms (including bedrooms, bathrooms, dining room, kitchen, etc.) must register with the City of Tulsa to collect and remit a 5% lodging tax. The tax registration form can be obtained from the City of Tulsa's Finance Department.

These documents can be submitted online through the Tulsa Planning Office's Host Compliance portal when applying for the Short-Term Rental License. The annual license fee of $375 must also be paid at the time of application.

By providing these required documents and obtaining the necessary license, STR operators in Tulsa County can ensure compliance with local regulations and contribute to the responsible growth of the short-term rental market in the area.

Tulsa County Short-Term Rental Taxes

Short-term rental operators in Tulsa County are required to collect and remit various taxes, which contribute to the local economy and support municipal services. Understanding these tax obligations is crucial for hosts to maintain compliance and operate their businesses successfully.

Lodging Tax: The City of Tulsa imposes a lodging tax of 5% on the occupancy of rooms in a hotel or short-term rental. This tax must be collected from guests and remitted monthly to the City of Tulsa. Lodging taxes are primarily used to promote tourism and fund convention facilities within the city.

Sales Tax: In addition to the lodging tax, short-term rental operators must collect and remit state and local sales taxes. The combined sales tax rate in Tulsa County is 8.517%, which includes the state sales tax (4.5%), county sales tax (0.917%), and city sales tax (3.1%). Sales taxes are remitted to the Oklahoma Tax Commission.

Occupancy Tax: Tulsa County does not currently impose a separate occupancy tax on short-term rentals. However, it is essential for hosts to stay informed about any potential changes to local tax laws that may introduce new taxes or modify existing ones.

Possible Write-Offs and Deductions: Short-term rental operators may be eligible for various write-offs and deductions that can help reduce their tax liability. Some common deductions include:

1. Mortgage interest
2. Property taxes
3. Utilities
4. Insurance
5. Repairs and maintenance
6. Cleaning and supplies
7. Advertising and marketing expenses
8. Depreciation of furniture and equipment

It is recommended that short-term rental operators consult with a tax professional to determine which deductions apply to their specific situation and to ensure proper documentation and reporting.

By understanding and complying with these tax obligations, short-term rental hosts in Tulsa County can contribute to the local economy, support essential services, and maintain the long-term viability of their businesses.

Oklahoma Wide Short-Term Rental Rules

While most short-term rental regulations in Oklahoma are determined at the city or county level, there are a few state-wide rules and considerations that Tulsa County hosts should be aware of.

Sales and Lodging Taxes: The state of Oklahoma imposes a 4.5% sales tax on short-term rentals, which hosts are required to collect and remit. Additionally, many cities and counties, including Tulsa County, have their own local sales and lodging taxes that apply to short-term rentals.

Health and Safety Requirements: Although not explicitly mandated by state law, it is generally expected that short-term rental properties in Oklahoma meet basic health and safety standards. This typically includes having working smoke detectors, carbon monoxide detectors, and fire extinguishers on the premises.

Zoning and Land Use: While there are no state-wide zoning laws specific to short-term rentals in Oklahoma, hosts in Tulsa County must ensure their property is in compliance with local zoning regulations. This may include restrictions on the type of properties that can be used as short-term rentals and the areas where they are permitted.

Homeowners Associations and Covenants: Some neighborhoods in Oklahoma may have homeowners associations (HOAs) or covenants that restrict or prohibit short-term rentals. Tulsa County hosts should review their HOA bylaws and any applicable covenants to ensure compliance.

Taxes and Licenses: In addition to collecting and remitting state and local taxes, short-term rental operators in Oklahoma may be required to obtain a business license or permit from their city or county. Tulsa County, for example, requires hosts to obtain a short-term rental license before advertising or renting out their property.

While Oklahoma does not have extensive state-wide regulations for short-term rentals, hosts in Tulsa County must navigate a combination of state, county, and city-level requirements. By understanding and complying with these rules, hosts can operate their short-term rentals legally and avoid potential fines or penalties.

Does Tulsa County Strictly Enforce STR Rules?

Tulsa County appears to be relatively Airbnb-friendly compared to other cities, despite having specific regulations in place for short-term rentals. The city requires hosts to obtain a Short-Term Rental License from the Tulsa Planning Office, which costs $375 annually. Hosts must also adhere to zoning regulations, occupancy limits, and neighborhood covenants.

However, many hosts continue to operate their short-term rental properties in Tulsa, indicating that the city is not as strict in enforcing these rules as some other locations. On forums like BiggerPockets and Reddit, Tulsa is often mentioned as a profitable market for short-term rental investments due to its year-round demand from tourists and relatively low property prices.

While the city does have a "three strikes" policy for revoking operator licenses if they receive three documented violations within a calendar year, it appears that this is not frequently enforced. The proposed ordinance also includes provisions for a dedicated code enforcement officer and a contract with a compliance monitoring firm, but the effectiveness of these measures remains to be seen.

Overall, Tulsa County seems to strike a balance between having regulations in place to address concerns about the impact of short-term rentals on neighborhoods and housing markets, while still allowing hosts to operate their businesses. The city's Airbnb-friendly reputation, combined with its growing tourism industry and affordable real estate, makes it an attractive market for short-term rental investors.

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

Starting a short-term rental business in Tulsa County can be a lucrative venture, but it requires careful planning and adherence to local regulations. Follow these steps to successfully launch your short-term rental business:

1. Research local regulations: Before investing in a property or listing your existing home, thoroughly review Tulsa County's short-term rental ordinances, zoning requirements, and any applicable neighborhood covenants. Familiarize yourself with the licensing process, occupancy limits, and tax obligations.
2. Obtain necessary licenses and permits: Apply for a Short-Term Rental License from the Tulsa Planning Office. The annual license fee is $375, which includes a $75 license fee and a $300 implementation and compliance fee. Provide all required information, such as dwelling unit details, operator information, and local contact person details.
3. Prepare your property: Ensure your rental property meets all health and safety standards, including working smoke detectors, carbon monoxide detectors, and fire extinguishers. Consider hiring a professional to inspect your property and address any issues before listing it for rent.
4. Create a compelling listing: Take high-quality photos of your property and write an engaging description that highlights its unique features and amenities. Be accurate and transparent about your rental's size, occupancy limits, and house rules.
5. Set competitive rates: Research similar short-term rentals in your area to determine a competitive nightly rate. Consider factors such as seasonality, events, and demand when adjusting your prices throughout the year.
6. Establish a cleaning and maintenance routine: Develop a thorough cleaning checklist and hire a reliable cleaning service to ensure your rental is always guest-ready. Schedule regular maintenance tasks to keep your property in top condition.
7. Provide excellent customer service: Respond promptly to guest inquiries and maintain open communication throughout their stay. Be available to address any concerns or issues that may arise, and consider hiring a local contact person to assist guests if you are unable to do so yourself.
8. Comply with tax requirements: Short-term rental operators in Tulsa County must collect and remit state and local sales taxes (8.517% combined rate) and a 5% lodging tax (for rentals with five or more total rooms). Register with the Oklahoma Tax Commission and the City of Tulsa to ensure proper tax compliance.
9. Promote your listing: In addition to listing your property on popular short-term rental platforms like Airbnb and VRBO, consider promoting your rental through social media, local tourism websites, and targeted advertising campaigns.
10. Monitor your performance and adjust accordingly: Regularly review your booking rates, guest reviews, and financial performance. Be open to making adjustments to your pricing, amenities, or marketing strategy based on feedback and market trends.

By following these steps and staying informed about local regulations, you can successfully launch and operate a short-term rental business in Tulsa County. Remember to prioritize guest satisfaction, maintain a high-quality property, and comply with all legal requirements to ensure the long-term success of your venture.

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

For questions or concerns regarding short-term rental regulations and zoning in Tulsa County, hosts should contact the following offices:

Tulsa Planning Office

1. Address: 175 E. 2nd St., Suite 480, Tulsa, OK 74103
2. Phone: (918) 584-7526
3. Email: planning@cityoftulsa.org
4. Website: https://tulsaplanning.org/

The Tulsa Planning Office is responsible for issuing Short-Term Rental Licenses and can provide information on zoning requirements, neighborhood covenants, and the licensing process.

City of Tulsa Permit Center

1. Address: 175 E. 2nd St., 4th Floor, Tulsa, OK 74103
2. Phone: (918) 596-9456
3. Website: https://www.cityoftulsa.org/permitting

The City of Tulsa Permit Center can assist with questions regarding building permits, occupancy permits, and zoning clearance permits.

City of Tulsa Finance Department

1. Address: 175 E. 2nd St., Suite 1258, Tulsa, OK 74103
2. Phone: (918) 596-7448
3. Email: finance@cityoftulsa.org
4. Website: https://www.cityoftulsa.org/finance

The City of Tulsa Finance Department can provide information on lodging tax registration and remittance for short-term rentals with five or more total rooms.

In addition to these official resources, short-term rental hosts in Tulsa County may find the following online communities and forums helpful:

1. Tulsa Airbnb Hosts Facebook Group: https://www.facebook.com/groups/tulsaairbnbhosts/
2. Tulsa Short-Term Rental Operators Facebook Group: https://www.facebook.com/groups/tulsastroperators/
3. Tulsa Real Estate Investors Association (TREIA) - Short-Term Rental Discussion Forum: https://www.treia.com/forums/short-term-rentals.64/

These groups and forums provide a platform for hosts to connect, share experiences, and seek advice from fellow short-term rental operators in the Tulsa area.

By staying informed and engaged with local officials and the short-term rental community, hosts in Tulsa County can ensure compliance with regulations and contribute to the responsible growth of the vacation rental industry in the region.

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

Airbnb hosts in Tulsa County have shared their experiences and opinions about local short-term rental regulations on various online forums, including Reddit and BiggerPockets. Here are a few notable examples:

Reddit - r/tulsa: In a thread titled "Air BNB owners downtown Tulsa," a user inquired about the success and rates of Airbnb rentals in the area. While some users provided helpful insights, others expressed concerns about the impact of short-term rentals on the availability of affordable housing for local residents.

Reddit - r/tulsa: Another thread, "The rise and fall of Tulsa's Airbnb Queen," discussed the story of a prominent Airbnb host in Tulsa who faced legal issues. Users commented on the challenges of operating short-term rentals in the city, including the need for proper licensing and the potential for neighborhood disruption.

BiggerPockets Forum: In a post titled "STR in Tulsa OK, Hows the market?", a user asked about the viability of investing in a short-term rental in Tulsa. Respondents highlighted the importance of understanding local regulations and market demand before investing.

BiggerPockets Forum: Another user, in a post titled "Considering Tulsa to buy a rental property," sought advice on purchasing an investment property in Tulsa. While not specifically about short-term rentals, the discussion touched on the overall rental market and the need to research local regulations.

These discussions reveal that Airbnb hosts in Tulsa County are aware of the local regulations and the potential challenges they may face. Some key takeaways include:

• The importance of obtaining proper licenses and permits to operate legally
• The need to be a good neighbor and mitigate any potential disruptions to the community
• The impact of short-term rentals on the availability and affordability of housing for local residents
• The necessity of researching market demand and trends before investing in a short-term rental property

While these experiences and opinions provide valuable insights, it is essential for prospective Airbnb hosts in Tulsa County to thoroughly research the most up-to-date local regulations and consult with legal professionals to ensure compliance.

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.