HomeMy WebLinkAbout08-08-23 Public Comment - R. Walsh - Short-term Rental RegulationsFrom:reno walsh
To:Agenda
Subject:[EXTERNAL]Short-term Rental Regulations
Date:Tuesday, August 8, 2023 11:46:55 AM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
Honorable Mayor, Deputy Mayor, Commissioners, and City Managers,
I sincerely appreciate the effort our city is investing in finding solutions that might help improve
Bozeman and Gallatin County's affordable housing availability and rental rates. Bozeman is not
alone. Housing is an issue shared by many other communities around the globe. Like most
issues, the problem is a result of a combination of factors. Short-term rentals are one of those
factors.
In addition to a one-bedroom affordable long-term rental, my wife and I own and operate a legal
Type III Short Term Rental. We invested 80 hours and over $1700 to obtain a conditional use
permit in 2017. All of our guests have rated their experience 5 out of 5. There have been no
complaints from neighbors. Many neighbors invite their own visitors to stay at the rental. The
rental's walks are shoveled. The yard is maintained. We employ the services of five separate
cleaning companies. Local contractors improved and preserved the property's value, integrity, and
neighborhood character via a $285k remodel. The property's guidebook strongly encourages
guests to spend their money in the community.
There are two apartment buildings and four long-term rental homes on the same block as the
short-term rental. Each represents affordable housing. There are three privately owned homes on
the same block. We live in one of the privately owned homes with our two children. Our home is
adjacent to the Type III short-term rental.
I have managed as many as twelve additional mid and short-term rentals for owners over the past
three years as a professional vacation rental manager. Each of the properties I represent or used
to represent operates legally as permitted short-term rentals in the City of Bozeman and/or in
Gallatin County. All were inspected by a Fire Inspector and a Health Inspector. All have the proper
insurance and all pay the appropriate taxes. I assist all owners with the permitting process.
As a manager of short-term rentals, I am approached by multiple individuals on a weekly basis,
each with an interest to learn more about bringing a short-term rental to market. The majority of
these parties represent properties that cannot operate legally in the City of Bozeman and/or
Gallatin County. Once this is determined, my conversation with these parties ends. Many may
choose to list their property anyway, regardless of the regulations, because, until only recently, the
City of Bozeman and Gallatin County offered little to no enforcement of the STR Regulations. The
affordable housing market might look different today had the city and county enforced the
regulations they put in place in 2017.
I encourage the city and county to enforce existing regulations. This effort might remove hundreds
of short-term rentals from the rental market within city limits. A percentage of those rentals might
enter the affordable housing market.
I encourage the city to work with Gallatin County on this issue. There may be thousands of short-
term rentals operating without a permit outside of city limits in Gallatin County. These properties
are a significant factor in our community's affordable housing market. The city should consider
working with the County to clarify and enforce STR regulations outside city limits. The city could
work with the county to find regulation efficiencies and shared costs. In addition, the city may be
able to collaborate with the state and/or other cities and counties to improve regulation efforts.
I encourage the city to make an effort to share information related to short-term rental regulations.Many do not realize there is a difference between a short-term rental and a long-term rental. An
awareness campaign that highlights regulations and the reason for the regulations, including the
desire to increase the current affordable housing inventory and reduce rental rates might go a
long way. The campaign could include media outreach, a flier that is included with the utility billing
or other city mailers, and direct outreach to realtors, creditors, and insurance providers.
I encourage the city to carefully consider the good owners of properties that are currently
permitted. I hope that the city will consider how significant a permitted short-term rental is for a
family like my own and other owners. Many in our community are forced to find or create multiple
sources of income to afford Bozeman's higher cost of living. A permitted short-term rental might
be an important part of a family's or individual's financial portfolio. Many owners have made
significant investments in their short-term rentals. These investments are risks owners might not
have made if their financial plan was to manage a property as a long-term rental versus a short-
term rental. I sincerely hope the city will consider a Grandfather Policy for these owners, the
owners who have followed the rules, managed their properties well and paid their dues.
Thank you,
Reno Walsh