This week's update covers new laws, permit requirements, and regulation news for hosts in:

• Buffalo, New York

• Santa Fe, New Mexico

• Colorado

• Dallas, Texas

• San Antonio, Texas

• Orem, Utah

You can watch the video versions of this week's regulation here on YouTube.

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Buffalo

The Buffalo Common Council approved a temporary moratorium on issuing new short-term rental permits in the Fillmore, North, and South districts until Dec 31, 2023. This will allow the city to evaluate compliance of existing rentals with regulations before approving more. Councilmember Mitch Nowakowski said there's been an increase in short-term rentals in Allentown, raising concerns about losing community and affordable housing. With thousands of potentially unregistered short-term rentals, the city wants to ensure safety standards are met. The halt aims to address constituents' concerns over short-term rentals impacting neighborhood stability.

Santa Fe

Santa Fe County is considering extending its moratorium on new short-term rental permits for non-owner-occupied properties. The current one-year moratorium was set to expire at the end of November 2023. Consultants recommended extending it for three months to allow staff time to review proposed regulation changes. Data indicates the number of STRs is unlikely to grow much beyond 600 units. Hosts and potential hosts are becoming fed up, having already sued the county, challenging the existing STR ordinances.

Colorado

Colorado lawmakers heard passionate testimony from over 80 short-term rental owners opposed to a proposal to classify homes rented more than 90 days a year as commercial properties. This would quadruple property taxes on tens of thousands of rentals. Supporters of the bill say it puts rentals on equal footing with hotels and generates more revenue for schools and districts. Hosts say it could force them to sell and harm tourism. Despite opposition, this bill and another that aims to tax second homes higher than primary residences, seen as a precursor to the commercial reclassification, were advanced by a vote of 4-2. This will make the bills eligible to be voted into law in January of 2024. As it stands now, both bills which the governor of Colorado supports have a high chance of passing in 2024.

Dallas

New Dallas regulations restrict short-term rentals to multifamily zones and require registration, fees, and occupancy limits. A nonprofit alliance of operators sued to block enforcement, arguing property rights violations. Some say the annual rental income is crucial supplemental income; others cite disruptive transient guests. Both sides hope for a favorable December court ruling. The city expects enforcement to start Dec 14 but may lack resources. Some Lakewood residents differ on whether short-term rentals belong in single-family neighborhoods. One side feels property rights allow rentals; the other wants neighborhoods kept residential.

San Antonio

San Antonio is revisiting its policies on short-term rental properties as their popularity continues to grow. The city first implemented STR regulations in late 2018, including density limits, permits, and revoking permits for violations. Currently, over 3,200 active permits exist, concentrated in central neighborhoods, while an estimated 1,200-1,500 units operate without permits. Permit compliance is around 70%. The local STR association says unpermitted units are unfair to neighbors and permitted ones. Most permitted units are "Type 2" without an owner on site, often raising neighbor concerns about renter conduct. "Party houses" particularly worry residents, although rules prohibit STRs as event venues. The city has revoked over 1,300 permits, primarily for unpaid hotel taxes. Some believe enforcement should be stronger. Former Councilman Mario Bravo requested re-evaluating the rules in late 2022, but after losing re-election, the proposal stalled. Still, the Planning and Development Committee wants staff to engage stakeholders and re-examine the ordinance. The city will present a plan at the next committee meeting.

Orem

The Orem City Council is considering regulations for short-term rentals after residents complained about the GOAT House (goats literally live on the premises). The large GOAT House hosts big parties and events that cause traffic and noise issues. The owner said the property is his livelihood, though he can't control guest behavior. Residents want limits on guests and have issues with the goats. The city attorney suggested approaches like zoning rules, licensing, density caps, owner-occupancy requirements, and a ten-guest limit. Orem's mayor wants to address complaints and find the right enforcement approach. The council aims to add regulations to address issues like those caused by the GOAT House parties.