Athens, Ohio Short-Term Rental Investment Guide

Overview: Are Short-Term Rentals Allowed in Athens, OH?

Yes, short-term rentals are allowed in Athens, Ohio, but under a specific, regulated framework. The City of Athens has established an ordinance to permit and regulate short-term rentals. The most critical requirement is that in R-1 (single-family residential) zones, only owner-occupied properties can be used for short-term rentals. Non-owner-occupied rentals are subject to stricter limitations and are generally only permitted in R-2, R-3, and certain business zones under conditional use or variance approval from the Board of Zoning Appeals (BZA). A city permit, annual inspection, and payment of the transient guest tax are mandatory for all legal STRs.

How to Start a Short-Term Rental Business in Athens, OH

The following is a step-by-step guide to legally establishing and operating an STR in Athens:

1. Verify Zoning and Eligibility:

   • Owner-Occupied (R-1 Zones): If you own and live in the property, you are eligible to obtain a permit to rent out a room or rooms for less than 30 days, subject to a two-guest maximum.
   • Non-Owner-Occupied: You must confirm your property is located in an R-2, R-3, or a business (B) zone. Properties in these zones may be eligible for a STR permit through a conditional use or variance process with the BZA. It is highly advisable to consult with city planning staff early in this process.

2. Apply for a Short-Term Rental Permit:

   • Submit a rental permit application through the city's online portal. The application is administered by the Code Enforcement / Community Development Department. There is an annual fee associated with the permit.

3. Undergo Required Inspections:

   • The Code Enforcement office will conduct annual health and safety inspections of the STR property, similar to inspections required for long-term rentals. The property must meet all safety standards outlined in the city's rental housing codes.

4. Obtain any Additional Approvals (if applicable):

   • If you are a non-owner-occupied property seeking to operate in a permitted zone, you must present your case to the Board of Zoning Appeals. The BZA has required local property managers for owners who live more than 50 miles away.

5. Register for and Remit Taxes:

   • You must register with the city and pay the same transient guest tax that is paid by hotels and motels. This tax is typically collected from the guest and remitted to the city by the operator.

6. List Your Property and Ensure Ongoing Compliance:

   • Once approved, you can list your property on platforms like Airbnb or VRBO.
   • Maintain compliance with all permit conditions, guest limits, and local ordinances.
   • Be aware that the city may conduct market scans of listing platforms to ensure properties are permitted and compliant.

Required Documents, Permits, Licenses, and Guidelines

The following is a summary of the key requirements for operating an STR in Athens:

• City STR Permit: An annual permit is required from the City of Athens (Code Enforcement). Application is done online.
• Annual Fee: The permit fee is $150 per year.
• Property Registration: The property must be registered with the city as a short-term rental.
• Transient Guest Tax Registration: You must register to collect and remit the transient guest tax.
• Annual Health & Safety Inspection: The property must pass an annual inspection conducted by the Code Enforcement office to ensure it meets basic safety standards (e.g., smoke detectors, egress, etc.).
• Owner-Occupancy Verification: For properties in R-1 zones, proof of owner-occupancy is a condition of the permit.
• BZA Approval (if applicable): Non-owner-occupied properties in eligible zones must obtain a conditional use permit or variance from the Board of Zoning Appeals.

Specific Regulations for Short-Term Rentals in Athens, OH

This section details the specific rules and restrictions at the city, county, and state level.

City of Athens Regulations:

• Definition: A short-term rental is defined as a dwelling unit offered for rent in part or in its entirety for less than 30 consecutive days per occupant.
• Owner-Occupied in R-1 Zones:
  • Permitted: Yes.
  • Guest Limit: Maximum of 2 people at a time.
  • Requirement: The owner must be present during the rental period. However, city administrators have acknowledged the practical difficulty of enforcing this rule and have stated they do not have definitive plans to do so.
• Non-Owner-Occupied Properties:
  • Permitted: Yes, but only in R-2, R-3, and certain business (B) zones.
  • Process: Requires approval from the Board of Zoning Appeals (BZA) through a conditional use or variance process. The BZA has not approved any non-owner-occupied STRs in R-1 zones to date.
  • Stipulations: The BZA may require the owner to have a local property manager if they live more than 50 miles away.
• Zoning Hierarchy:
  • R-1 (Single-Family): Most restrictive. Only owner-occupied STRs are permitted.
  • R-2 / R-3 (Multi-Family / Higher Density): May permit non-owner-occupied STRs under existing code provisions or with BZA approval.
  • Business Zones: Generally more permissive of non-owner-occupied STRs.
• Enforcement: The city uses a contracted service to scan listing platforms for properties. Properties without permits or those in violation are subject to warnings, orders to comply, fines, and potential loss of permit. A hotline is available for residents to report issues with STR guests.

Athens County & State of Ohio Regulations:

The provided content does not indicate any county-level regulations specific to short-term rentals. For state-level regulations, you should consult with the relevant Ohio state agencies, as the information provided focuses solely on local (city) ordinances.

Contact Information for Local Authority

For questions, applications, and enforcement related to short-term rentals, contact the following local authority:

City of Athens - Code Enforcement / Community Development Department

• Address: 8 East Washington Street, Athens, Ohio 45701
• Phone: (Not provided in the content, but typically available on the city's website)
• Email: (Not provided in the content, but typically available on the city's website)
• Website: City of Athens - Rental Housing
• Online Permit Portal: CitizenServe - City of Athens (Direct link to rental application)

Mayor Steve Patterson and David Riggs, Director of Code Enforcement are key figures involved in the STR ordinance.

Links to Source Pages

• City of Athens - Rental Housing (Permits & Inspections)
• WOUB News: City administrators explain how Athens' new short-term rental ordinance will be enforced
• Athens News: Some Airbnb property owners look forward to short-term rental ordinance
• Citizen Portal AI: Athens BZA report: 33 permitted short-term rentals so far; board says code largely working