Guide to Park City Short Term Rental Regulations

Updated for 2025

Park City, UT is one of the most popular tourism destinations in the US, with a year-round draw and world-class skiing and snowboarding. The consistent stream of tourists makes Park City one of the top destinations for profitable vacation rental ownership. Park City has less stringent short term rental rules than many other areas, but there are still some key considerations and steps for getting your STR licensed.

Fast Facts About Park City Short Term-Rental Licensing

STR Requirement	Park City Rule or Regulation as of 2025
Definition of a Short-Term Rental	Rental of a dwelling for less than 30 consecutive days
License Type Required	Nightly Rental License issued by Park City’s Finance Department
Who Needs a License	All owners renting any unit or portion of a unit for under 30 days
Eligible Zoning Areas for STRs	Only specific commercial, resort, and mixed-use residential zones
How to Apply for an STR License	Email or paper submission via Park City Business Licensing
STR License Renewal Frequency	Annual renewal required
Inspection Requirements	Safety and occupancy checks as determined by the city
Fines for Violations	Significant penalties and possible license revocation for unlicensed operation
Taxes	Utah state sales & transient room taxes apply

What Counts as a Short-Term Rental in Park City

In Park City, a short-term rental (STR), often called a nightly rental or vacation rental, is any dwelling or portion of a dwelling leased for fewer than 30 consecutive days. This definition of a short-term rental covers:

• Entire homes booked through vacation rental platforms like Airbnb and Vrbo
• Condominiums or townhomes rented on a nightly or weekly basis
• Secondary suites or lock-off units within a home

Even if you rent a single room of your property, that is now considered a short-term rental and the property must comply with Park City’s business license requirements, zoning laws, and state lodging tax obligations.

STR Zoning & Land-Use Restrictions in Park City

Unlike some cities that allow STRs almost everywhere, Park City limits vacation rentals to specific zones primarily located near resorts and tourist areas. An up to date zoning map of Park City can be found here, however, Park City has a short term rental specific zoning map (found here) where you can type in an address and quickly see if STRs are allowed in that area. It’s important to note that just because short-term rentals are allowed by zoning in a certain area does not mean that they’re not prohibited HOA’s or other community rules.

Park City Zoning District	Are STRs Allowed?	Typical Locations
Historic Commercial Business (HCB)	Yes	Main Street corridor; upper-floor condos and mixed-use spaces
Recreation Commercial (RC)	Yes	Resort base areas (Park City Mountain, Deer Valley base zones)
Residential Development (RD)	Yes, with restrictions	Certain condo projects; HOA or CC&R rules may impose limits
Residential Medium (RM)	Limited	Some multi-unit buildings allow STRs; always verify with Planning
Residential Low (RL)	No	Traditional single-family neighborhoods. Rentals under 30 days prohibited
General Commercial (GC)	Yes	Commercial and mixed-use corridors (e.g., Bonanza area)
Historic Residential (HR-1 / HR-2)	Case-by-case	Only if previously licensed or grandfathered under older zoning
Rural or Estate Zones	No	Rentals shorter than 30 days not permitted

Park City Short-Term Rental Licensing & Eligibility

Every property operating as a nightly rental inside Park City limits must obtain a Nightly Rental License from the Park City Finance Department. Licenses are property-specific and non-transferable. If your property is outside of the actual Park City Limits you’ll need to apply for a license from Summit County, which can be done on through the Summit County Utah Clerk.

Basic STR Eligibility

• The property must be located in a zoning district of Park City where STRs are allowed.
• If the property is part of an HOA or condominium, the governing documents must explicitly permit nightly rentals.
• The property owner or property manager must provide a 24-hour local contact available within 20 minutes of the unit.

How to Apply for Short-Term Rental License in Park City

1. Confirm Zoning and HOA Rules
Contact the Planning Department or use Park City’s online zoning map to confirm eligibility. Obtain a copy of your HOA governing documents to check for STR permissibility or get written HOA approval if required.

2. Gather Documentation
Typical documents include:

• Proof of ownership (warranty deed or tax statement)
• State sales tax license number
• Proof of insurance covering guest stays
• Contact information for a 24-hour local representative
• Floor plan or site layout

3. Submit Your Application
Fill out the Nightly Rental application and either submit a paper copy in person or email the completed application to nightly_rental@parkcity.org. Once your application is processed, you’ll get an “activity number”, which you’ll need for the next step.

4. Schedule Your Property Inspection
Using your activity number, call the Park City Building Department (435-615-5105) and schedule your property inspection. You’ll need to submit a copy of your passed Nightly Rental Inspection Report by email to nightly_rental@parkcity.org.

5. Pay the Required Fees
Park City charges an annual base business license fee plus a nightly rental add-on fee per unit. Fees vary depending on the property type and are renewed annually. Once your inspection report has been submitted, payment instructions will be emailed to you.

6. Display Your License Number
Once approved, display your business license number inside the property and on all online listings and advertisements.

Licensed STR Ongoing Compliance

After your application is approved and your STR licensed, Park City expects operators to maintain safe, responsible, and neighbor-friendly rentals. There are several documents that you’re required to keep up to date and standards that must be met.

Required Documentation

• Management Plan: Written plan outlining guest policies, trash collection, parking, and emergency procedures.
• Liability Insurance: Maintain active insurance that covers guest injury or damage.
• Tax Compliance: Maintain a Utah State Tax Commission sales tax account.
• Local Contact Posting: Post the emergency contact name and phone number in a visible location within the property.

Safety & Maintenance Standards

• Functioning smoke and carbon monoxide detectors
• Clearly marked exits and emergency routes
• Adequate parking consistent with zoning and HOA standards
• Compliance with noise and nuisance ordinances

License Display & Listing Rules

Park City requires that your license number be visible on all listings (Airbnb, Vrbo, etc.). Failure to follow this rule can result in fines or a compliance citation.

Park City Short-Term Rental License Fees, Renewals & Deadlines

Park City Nightly Rental Licenses are valid for one year and must be renewed before expiration. License renewal usually requires:

• Updated owner and emergency contact information
• Payment of annual fees
• Confirmation of continued compliance with safety and zoning codes

Late Renewals
Renewals submitted after the expiration date may come with late fees or temporary suspension until payment and documentation are received.

Taxes & Financial Obligations For Park City STR License Holders

Operating a short-term rental in Park City requires you to comply with all State of Utah, Summit County, and Park City tax obligations.

State of Utah Taxes

• Sales Tax (4.85%) and Transient Room Tax (up to 4.25%) apply to stays under 30 days.
• These are collected on the total rental amount, including cleaning and service fees.
• Major booking platforms will often collect and remit these taxes automatically, but owners remain legally responsible for accuracy.

County & Local Taxes

• Summit County Transient Room Tax (up to 3%) applies in addition to state taxes.
• Park City’s portion of the Resort Communities Sales Tax also applies to short-term lodging transactions.

Filing and Payment

• Register for a Utah Sales Tax Account through the Utah State Tax Commission.
• If you’re self-managing bookings, you must collect and remit taxes directly each month.

STR License Enforcement, Violations & Penalties in Park City

Park City takes unlicensed short-term rental operations seriously. Enforcement is proactive, using monitoring software to identify unlicensed listings.

Potential Penalties for Operating an Unlicensed Short-Term Rental

• Initial Warning or Citation: For missing license number or expired permit.
• Monetary Fines: Substantial daily fines for operating without a valid license.
• License Suspension or Revocation: Repeated violations can lead to suspension for one year or permanent loss of eligibility.
• Legal Action: In severe cases, civil or criminal penalties may apply.

Common Pitfalls to Avoid

• Advertising a property before license approval
• Exceeding maximum occupancy limits
• Ignoring noise or parking complaints
• Failing to renew on time
• Misrepresenting property type or zoning

Recent & Upcoming Changes (as of 2025)

• A new bill, H.B. 256 went into effect on May 7th, 2025 that allowed local governments to use online vacation rental platforms like Airbnb and Vrbo to find proof of illegal short-term rentals. Cities and counties can’t punish someone just for listing or offering their property as a short-term rental on a website, but it can be used as evidence
• Summit County and Park City have stepped up enforcement of unlicensed STRs through automated online listing scans and complaint-based investigations.
• Discussions are ongoing regarding further restrictions in lower-density neighborhoods to preserve long-term housing availability.

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Park City Vacation Rental Licensing Frequently Asked Questions

Do I need a license to rent my Park City property for less than 30 days?

Yes, any dwelling unit rented for fewer than 30 consecutive days must obtain a Nightly Rental License from Park City.

How do I check if my property is eligible to be a nightly rental?

To verify whether or not your property is eligible to be a short-term rental in Park City you need to verify two things:

1. That your property is located in a zoning district where nightly rentals are permitted.
2. If the property is part of a homeowners’ association, condominium or has deed/CC&R restrictions, those documents must allow for “nightly rentals” or short-term stays.

What is the process for getting the Nightly Rental License?

To get a Park City Nightly Renal License you need to follow several steps.

1. Confirm your property zoning and HOA rules allow for short-term rentals
2. Collect your basic documents, including proof of ownership, HOA rules (if applicable), emergency contact info, and proof of insurance
3. Submit your application to nightly_rental@parkcity.org
4. Schedule your property inspection with the Buildings Department
5. Pay any of the licensing fees
6. Post your license number in the property and on all listings

What safety or building standards does my property have to meet to be licensed as an STR?

While not a full guide of standards, the Park City Nightly Rentals application lists the following as things on the inspection checklist:

• Smoke alarm in each bedroom, hallway outside of bedroom area and on each floor level.
• Carbon monoxide detector in hallway outside of bedroom area and on each floor level.
• Handrail on stairs with four or more risers.
• Guardrails on decks and walking surfaces 30” or more above the ground or floor.
• Each bedroom shall have an emergency escape and rescue opening, ie. a door that opens directly outside, or at least one window meeting all the following: min. opening area of 5.7 square feet, opening width of 20” and height of 24” and bottom sill not more than 44” above the floor.
• Tempered glass in windows located in hazardous locations.
• Adequate sanitary facilities.
• GFCI protected outlets in kitchen and within 6 feet of bathroom sinks, bathtubs, and hot tubs.
• Extension cords used as outlets, or a power strip connected to an extension cord are prohibited.
• Gas appliances in sleeping areas are prohibited without specific modifications. Call us for details.
•  Fire extinguisher (Type 2A:10BC) with location signage. Tagged as serviced within the last year.
• Water heaters (WH) & furnaces (F):
  • WH) Approved straps, on top third and bottom third of tank. Expansion tank also strapped.
  • WH & F) Sticker showing it is de-rated for altitude.
  • (WH & F) Proper venting and gas connections. (WH) installs post 2012 must have 4” vents.
• (WH & F) Minimum 36” clearance in front of heater/combustion chamber.
• All hot tub motors/heaters shall be GFCI protected. Hot tubs in a residential building with more than two dwelling units shall have a single shutoff switch within 5’ to 50’ away.
• 13. Common area emergency exit lighting and exit signs function on building power and on backup battery power (where applicable).
• Common area fire extinguishers are serviced and tagged annually (where applicable).
• Provide a copy of the following reports to the inspector (where applicable):
  • Single family fire riser/sprinkler system inspected and tagged annually.
  • Current copy of elevator “Utah State Certification of Inspection and Permit to Operate” (public use only).
  • Common area fire riser/sprinkler systems are inspected and tagged annually.
  • Common area fire riser/sprinkler systems have a 5-year hydrostatic test.
  • Common area fire alarm system has been tested and serviced annually.

NOTE: Common area items apply to multi-family residential buildings (ie. condominiums, hotels, etc.).

Can I list my property on vacation rental websites before I get my Nightly Rental License?

No, a property must have a valid license before being offered for rent for short-term stays. Most listing websites won’t accept your property without a valid Nightly Rental License.