Table of Contents
- Where do I apply for an STR license?
- How do I know if I need a license?
- Is there more than one kind of license?
- How much does a license cost?
- When does the application fee need to be paid?
- When are STR licenses applied for and granted?
- How long are STR licenses valid?
- Can a Vacation Home Rental license be issued at other times?
- What is the Vacation Home Rental neighborhood license cap?
- What are the current neighborhood caps?
- Does the Vacation Home Rental cap apply to the Commercial zone?
- What if the number of applications for Vacation Home Rentals exceeds the neighborhood cap?
- Can I renew my license?
- What is a Special STR License?
- Can I have more than one STR in Mosier?
- What is an STR violation?
- How are violations reported and processed?
- Can violation decisions be appealed?
Where do I apply for an STR license?
Apply online using the STR portal.
How do I know if I need a license?
You need a license if people pay you in exchange for staying in or on property that you own, whether it’s for dwelling, lodging, or sleeping purposes, for 30 or fewer consecutive calendar days. It doesn’t matter whether people rent your residence, another whole building on your property, or just a room. If they stay for no more than 30 days at a time and they pay you to do that, you need a license.
If people pay you to stay in or on your property for longer periods of time, you do not need a license.
Is there more than one kind of license?
There are three kinds of STR licenses, and they all follow the same basic application process.
- Vacation Home Rental: A VHR is a short-term rental on a property that is not the Owner’s primary residence. This means that your primary residence is on an entirely different property. If the STR unit and your primary residence are on the same property – no matter how far apart they are – you are operating a Hosted Homestead (see below) rather than a Vacation Home Rental.
- Hosted Homeshare: An HH is an STR operating on the same property where the Owner maintains their primary residence, including when the STR unit is part of the Owner’s primary residence, and when it’s attached to the Owner’s primary residence, and when it’s a separate building (like an ADU).
- Special STR License:
How much does a license cost?
Vacation Home Rental initial fee $$$$$$
Vacation Home Rental renewal fee $$$$$
Hosted Homeshare initial fee $$$$
Hosted Homeshare renewal fee $$$$
When does the application fee need to be paid?
As soon as your application is approved, you must pay the application fee. The City will not issue an STR license without payment.
When are STR licenses applied for and granted?
Applications are accepted at any time. Licenses for Vacation Home Rentals are processed on a two-year cycle, while licenses for Hosted Homeshares are processed and issued on an ongoing basis.
Vacation Home Rental applications are processed during May and June of even-numbered years, and issued that July 1.
How long are STR licenses valid?
Licenses for Hosted Homeshare are valid for two years from the date issued.
Licenses for Vacation Home Rentals are valid until July 1 of the next even-numbered year (which works out to two years).
Can a Vacation Home Rental license be issued at other times?
Yes. If the relevant neighborhood license cap for VHRs hasn’t been reached yet, the City can issue more licenses until the cap is reached.
The number of Hosted Homeshares is not limited and they can be applied for and granted at anytime.
What is the Vacation Home Rental neighborhood license cap?
For purposes of administering Vacation Home Rental licenses, the area encompassed by the City of Mosier is divided into seven [???] neighborhoods. Each neighborhood except Commercial is limited in the number of VHR licenses that may be issued to units inside its area – this is the cap.
The cap is calculated based on the number of houses? within each neighborhood, at 7% rounded up. For instance, if a neighborhood has 70 houses, 7% is 4.9 which rounds to 5. So that neighborhood can have up to 5 active VHR licenses at any one time.
??? Some areas are prevented from having STRs because of CC&Rs, so these housing units are not included in the cap calculation.
What are the current neighborhood caps?
As of XX XX XX the caps for each neighborhood are as follows:
Mosier Manor
Downtown
Downtown East
Cherry Hill
Mosier Bluffs
Tanawashee
Commercial
Does the Vacation Home Rental cap apply to the Commercial zone?
Vacation Home Rental numbers are not capped in the commercial zoned areas, but it should be noted that all residences located in the commercial zone exist as a non-conforming use, meaning that they are exceptions to the commercial zoning restrictions.
Once a residence in the commercial zone is used as a Vacation Home Rental, it loses its non-conforming status because it is now being used as a business. It cannot be used as a simple residence again. From that point onward, it must be used as some form of commercial business [like a VHR?].
What if the number of applications for Vacation Home Rentals exceeds the neighborhood cap?
If the number of completed applications and renewals for a neighborhood exceeds the cap, there will be a lottery drawing to determine which applications or renewals will be processed for licenses.
Can I renew my license?
Maybe. If you have an STR license you will need to apply for a renewal every two years. If you have a Vacation Home Rental STR license, when you apply for a renewal, you may get one unless the number of applications, including new applications, exceeds the cap for your neighborhood. If the cap is exceeded, then there will be a lottery to determine who gets the available licenses.
What is a Special STR License?
A special STR License may be granted to an STR owner who has been operating the STR continuously since June 21, 2023. This special license will allow the original owner to operate the STR continuously as long as they own and operate the STR. This Special STR License is not transferable to a new owner.
This Special STR License is only granted if the number of STRs in that neighborhood have exceeded the cap and a standard license was not available.
Can I have more than one STR in Mosier?
Generally no. The goal is for each owner, or partial owner, to be operating only one STR. But the City is allowing a transition period to reach that goal.
So if you own more than one STR, all of which you have operated continuously, since June 21, 2023, then you may be granted a Special STR License for them. The primary STR may be granted a Special STR License as described in the ‘What is a Special STR License’ section above.
The additional STRs may be granted a Special STR License to allow continuous operation with a seven year amortization period until 2031. At this point, only the primary Special STR License will be allowed to continue. Stated another way, you have seven years to reduce your number of STRs to one.
What is an STR violation?
Some examples of violations are: operating an STR without a license; providing inaccurate information during the application process; and operating out of compliance with any provision of Mosier Municipal Codes or Zoning Ordinances.
How are violations reported and processed?
Complaints of violations may be reported to the Mosier STR Administrator. These complaints will be investigated, and if confirmed as a violation they will be prosecuted as described in the STR ordinance.
Basically, for first and second violations, written warnings will be sent, and applicable civil penalties will be applied. For a third violation, The STR license will be revoked for the remainder of the current two year license period, and the owner will not be allowed to apply for a new STR license for the remainder of the current license period, or the subsequent period.
Can violation decisions be appealed?
Yes. For details see the STR ordinance, but basically you appeal the decision to the Mosier City Council or to a Hearings Officer appointed by the council.
