Denver Short-Term Rental License Rules (2026)

Denver's primary-residence requirement: what it means

Denver's STR rules are among the strictest in Colorado. The foundational rule: you may only obtain an STR license for a property that is your primary residence, the address where you are registered to vote, file your Colorado income taxes, and hold your driver's license. This restriction was enacted deliberately to reduce housing removed from the long-term rental stock.

• ›You may list your entire home while you are away (vacation, travel), as long as the home is your primary residence.
• ›You may list a room or portion of your home while you live there (hosted rental).
• ›You may NOT list an investment property, condo you own but do not live in, or a second home under Denver's rules.
• ›If your primary residence changes, your STR license for the previous address is no longer valid.

Denver STR license: the application process

Denver's licensing is administered through the Department of Excise and Licenses. The process as documented at denvergov.org/str involves:

• ›Obtain a Denver Business License, required before or alongside your STR license application.
• ›Apply for the Short-Term Rental license through Denver's online licensing portal.
• ›Provide proof of primary residency (e.g., Colorado driver's license or state ID showing the property address).
• ›Attest that the property meets Denver's building and safety code requirements.
• ›Pay the applicable license fees, verify current amounts at denvergov.org/str, as fees are subject to change.
• ›Display your STR license number prominently on all listing platform postings.

Denver business license requirement

Every Denver STR operator must hold a general Denver Business License in addition to the STR-specific license. This is not optional, the business license is a prerequisite for the STR license. The business license is also renewable annually. The Department of Excise and Licenses handles both; you can apply for both licenses through Denver's online portal.

Lodger's tax: what Denver STR hosts must collect

Income from renting your home for fewer than 30 consecutive days in Denver is subject to the city's lodger's tax. Practical notes for hosts:

• ›Airbnb and Vrbo collect and remit some Denver taxes automatically. However, you remain legally responsible for ensuring taxes are paid correctly, confirm what each platform remits.
• ›You must register for a lodger's tax account with Denver's Treasury Division.
• ›Colorado state sales tax and Denver's city sales/use tax may also apply.
• ›Consult a tax professional familiar with Colorado and Denver STR obligations to ensure full compliance.

Neighbor notification and parking

Denver's rules include provisions designed to address neighbor concerns. Depending on the type of rental and your zone, you may need to:

• ›Notify adjacent neighbors that you intend to operate an STR, verify whether notification is required for your situation at denvergov.org/str.
• ›Comply with Denver's parking regulations; do not direct guests to park in ways that violate neighborhood parking rules.
• ›Manage noise and outdoor gatherings in compliance with Denver's noise ordinance.

Zoning and HOA considerations

Denver's STR license is a city-level requirement. Even with a valid license, additional restrictions may apply:

• ›HOA rules (CC&Rs) may restrict or prohibit STR activity in condo buildings and planned communities. Review your HOA documents.
• ›Some Denver zoning districts have additional overlay restrictions. Verify your parcel's zoning at the Denver Community Planning and Development portal.
• ›Lease agreements for renters: if you are a tenant rather than an owner, you need your landlord's written permission to operate an STR, and many leases prohibit it.

What about out-of-state investors in Denver?

Denver's primary-residence rule directly affects out-of-state investors. If you own a Denver investment property but live elsewhere, you cannot obtain a valid Denver STR license for that property under current rules. Investors who want STR income in the Denver metro area often consider Colorado Springs, which has different rules and does not impose a primary-residence requirement. If you own a Denver property and are exploring management options, a local property manager can advise on the current rules and any pending changes.

Enforcement and penalties

Denver's Department of Excise and Licenses actively monitors listing platforms for unpermitted STRs. Platforms are required to share listing data with the city in some cases. Operating without a valid STR license in Denver can result in fines, license denial on future applications, and forced removal of your listing. The risk is not theoretical, Denver has issued code violations against unlicensed operators.

Staying current: Denver's STR program evolves

Denver has amended its STR ordinance several times since the program launched. Rules around license caps, fee structures, and enforcement have all changed. Always confirm the current rules at denvergov.org/str or by contacting the Department of Excise and Licenses directly before making any investment decisions based on STR income.