Short-term rentals in Dunes City, explained properly.

Section 114.03 defines a short-term rental this way. Moving between a rental period of more than 30 days and one of fewer than 30 days during the same permit term does not change the permit terms and requirements in the chapter. A dwelling unit is a living facility with provisions for sleeping, eating, cooking and sanitation for not more than one family. A bedroom is any space in a dwelling that contains a closet and at least one bed or other sleeping structure. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.21(G), headed "Number of short-term rentals", authorizes and directs the City Administrator to limit the number of short-term rentals in the city limits to 35. Section 114.03 defines MAXIMUM NUMBER, for short-term rentals within the urban growth boundary, as "to be determined" (TBD) and says the maximum number can be changed by resolution of the City Council. The history note on 114.21 lists Ord. 256-B (passed 8-21-2024) and Res. 10 (passed 11-20-2024); the history note on 114.03 lists Ord. 256-B only. We haven't reviewed Council resolutions, so we can't say which figure the City applies in practice or whether a waiting list exists. The rule is marked needs-review until the City confirms the cap. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.44(A), headed "Density limit", says only one short-term rental permit shall be permitted per parcel. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.44(B) sets the limit. A bedroom is any space in a dwelling that contains a closet and at least one bed or other sleeping structure (114.03). If the property is on a private septic system, the application must include an approved on-site wastewater authorization notice from the County Sanitarian showing the maximum number of people the system can accommodate (114.21(A)(4)). The maximum occupancy must be posted in the rental and on all advertising (114.05(D)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

The application must include a schematic showing where guests' off-street parking is, and all advertising must limit parking to the spaces and places shown (114.21(A)(6)). The rental and every advertising site must tell guests where to park, because parking on the right-of-way of city roadways is not allowed (114.05(C)). We haven't reviewed the City's zoning parking standards. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

A permit continues for one year, beginning on the date of issuance and ending the day before the same date the next year, unless denied, suspended or revoked earlier (114.22). Thirty days before the term ends, a new permit application with supporting documents and filing fees must be filed and approved under 114.21 (114.24). For existing rentals, a complete application and fee must be received 30 days before the initial term expires (114.21(B)(1)). If an application is incomplete, the City notifies the applicant, and the application is treated as timely if the missing information arrives within 20 days of the notice; otherwise it is deemed withdrawn (114.21(C)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.23 says a permit terminates automatically on a transfer of the property to a new owner as defined in 114.03, unless the new owner applies with a new application within 30 days prior to close of escrow; a new owner who doesn't apply is treated as having discontinued, abandoned and forfeited the permit. Under 114.03, TRANSFER means any change of ownership, with or without consideration, including a transfer to heirs on the permittee's death. It does not include four listed cases: a change in ownership on death where title is held in survivorship with a spouse or domestic partner; a transfer to a trust that benefits only the decedent's spouse, children or registered domestic partner for their lifetime; a transfer to or between members of an LLC or partnership involving the same owners; and a transfer to a trustee or entity if at least one owner is living at the time and keeps at least a 25% interest. Two readings of 114.23 are possible (a permit that does not pass to the buyer, or a buyer who can continue by filing an application), so the rule is marked needs-review. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.21(F)(1) directs the City Administrator to use the application forms to collect $500 as an application fee, $1,000 as a permit fee and a 5% monthly fee on the gross revenue from the permitted rental. Sections 114.21(D) and (E) say the application fee and the permit fee are amounts set from time to time by Council resolution, and that no portion of the permit fee is refundable if the rental is discontinued for any reason. The history note on 114.21 lists Ord. 256-B (passed 8-21-2024) and Res. 10 (passed 11-20-2024) but doesn't say which paragraph each one added, and we haven't reviewed the current fee resolution or schedule, so these amounts are marked needs-review. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.21(A) lists the contents, with a certification that the information is true and correct: owner name(s), permanent residence address(es), telephone and email, the rental's address and telephone, and the name, mailing address and telephone of each person holding an ownership interest in the property or the owning entity; emergency contact information; an acknowledgment that the City may maintain a list of active rentals, including owner and emergency contact names and telephone numbers, available to the public on request; for a private on-site septic system, an on-site wastewater authorization notice from the County Sanitarian; a copy of the current HOA CC&Rs when the property is in a subdivision or neighborhood with an HOA that has adopted them; the off-street parking schematic; a copy of the well log or the state-issued permit or certificate of water right serving the property; a link to each short-term rental facilitator advertising the rental and every location where it is advertised; and any other information the City Administrator considers necessary. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

For a new rental, the owner or authorized agent submits a complete application and fee; the City notifies the applicant within 14 days whether the application is deemed complete; and the property may not be listed as available until the City's written notice confirms final approval and issuance (114.21(B)(2)). If the City finds an application incomplete, it notifies the applicant in writing or by email of the deficiencies, and the application is deemed withdrawn if the information isn't provided within 20 days (114.21(C)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.35 applies to any federal, state or local law, rule or ordinance, including the City code. The owner must also be in compliance with state, county and city taxing laws. Separately, when three or more separate complaints are filed with the City and substantiated as violations, city staff shall deny the permit, and the owner can appeal in writing within 14 calendar days with a filing fee to the next regular Council meeting, whose decision is final (114.04(A)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.37(B), headed "Additional permits required", says this. We haven't reviewed Chapter 111, so the license fee and process aren't stated here. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.20(A) says so, and 114.03 defines a facilitator as any natural person or entity, in any capacity, providing short-term rental services, advertising and/or rental management services to a short-term rental property owner for a fee. Section 114.43 also prohibits owners, agents, emergency contacts, real estate brokers, real estate sales agents, property managers and reservation services from using, arranging or negotiating transient use of residential property for pay unless a permit is issued under the chapter. The application also asks for a link to each facilitator advertising the rental (114.21(A)(8)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

The owner and/or emergency contact(s) must respond to neighborhood concerns and complaints within 30 minutes of notification (114.37(D)). They must keep a record of complaints and the actions taken and make it available to the City within 48 hours of a request (114.37(D)(1)). Emergency contacts must be prepared to address concerns such as unreasonable use, noise or disturbance, disorderly or unlawful conduct and overcrowding (114.21(A)(2)(b)). The definition of emergency contact in 114.03 says the contact must be a permanent resident within the urban growth boundary, or an individual or staff of a business that manages rental of real property who is available to be at the rental within 30 minutes. A contact change needs written notice to the City within 14 days (114.21(A)(2)(d)). Owners, local representatives and emergency contacts are jointly and severally liable for violations (114.38(D)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.37(C) says the exterior areas to be monitored include entryways, driveways, common areas and any other exterior spaces accessible by tenants or the public. The system must be capable of recording and storing footage for a minimum of 30 days. We haven't reviewed the City's administrative rules or short-term rental regulations that the Council may adopt under 114.37(D)(4). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.05 requires these items in a prominent location in the dwelling and on all advertising rental sites: the name of the owner or local representative and a telephone number; the telephone number and website of Siuslaw Valley Fire and Rescue and the County Sheriff's office; where customers may park; the maximum occupancy; the solid waste collection day, pickup location and the requirement to use approved containers; the City quiet hours under Chapter 91; and a notice that Woahink and Siltcoos Lakes serve as drinking water sources to the facility. Signage and advertising must comply with Section 156.080 (114.36). We haven't reviewed Chapter 91 or Section 156.080, so the quiet hours and sign standards aren't stated here. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Under 114.04(B), the purpose is to give adjacent owners and residents contact information to report or request resolution of problems. The notice is the City's duty, not the owner's, but a change in the permanent contact information during the permit period must again be mailed or distributed. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.39 sets this out. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.43 applies to any owner, agent, emergency contact, real estate broker, real estate sales agent, property manager or reservation service who uses, arranges or negotiates the use of residential property for remuneration. Operating a short-term rental in violation of the chapter is declared a public nuisance that may be abated under Chapter 36 (114.40). We haven't reviewed Chapter 36. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.21(F)(2) authorizes the City Administrator to collect non-compliance fees for renting a home without a permit at those amounts. Section 114.38(D) says a violation is punishable by a fine set in a fee schedule that may be established by Council resolution; each violation and each day a violation persists is a separate offense; the City can collect its reasonable attorney fees and costs; and owners, local representatives and emergency contacts are jointly and severally liable. Representing a dwelling as available without a permit, advertising or renting in a way that doesn't comply with the chapter, and submitting false or misleading information are civil infractions (114.38(D)(1)-(3)). The remedies are not exclusive (114.38(E)). The history note on 114.21 lists Ord. 256-B (passed 8-21-2024) and Res. 10 (passed 11-20-2024); we haven't reviewed the fee schedule or Section 10.99. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.38(A) gives the City Administrator these grounds. Staff give written notice with reasons by certified mail, return receipt requested, or by personal service, 14 calendar days before the effective date, unless the action rests on a violation that threatens the health and safety of individuals (114.38(B)). A permit can also be denied after three or more substantiated complaints (114.04(A)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.42 says that after a permit has been revoked, suspended or cancelled, the property may not be used as a short-term rental until a new permit is issued under the chapter, and an owner of record whose permit was revoked isn't eligible to reapply for the same property for 12 months from the revocation. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Under 114.38(C), the Council decides whether staff's decision was based on a preponderance of the evidence for factual matters and on non-compliance with applicable law for legal matters, and may amend, rescind or affirm it. The Council's decision is final on the date of hearing and appealable only by writ of review to the County Circuit Court. The Council may set the appeal filing fee by resolution, and the fee is jurisdictional. A permit denied because of three substantiated complaints has its own appeal: a written request within 14 calendar days with a filing fee, heard at the next regular Council meeting (114.04(A)(2)). The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 114.20(B) makes the permit holder hold the City harmless. Section 114.41 adds that by accepting a permit the owner(s) and emergency contact(s), on a joint and several basis, indemnify and hold harmless the City, its officers, employees, volunteers, agents, insurers and self-insurance pool against claims and costs, including attorney fees, arising from the operation of the rental. The City's code site is current through Ord. 270, passed 6-4-2025, and we haven't reviewed ordinances adopted after that update.

Section 320.305 of the Oregon Revised Statutes (the edition read) imposes a tax of 1.5 percent on any consideration charged for the sale, service or furnishing of transient lodging, computed on the total retail price including all charges other than taxes; the tax becomes due when the occupancy ends, and the collector may withhold a collection reimbursement charge of five percent of the amount collected. The Department of Revenue says the rate is 1.5 percent for stays ending on or before December 31, 2026 and 2.75 percent for consideration charged on or after January 1, 2027, and that receipts and invoices must label the new 1.25 percent as a "nature conservation fee" (Chapter 140, Oregon Laws 2026); the Legislature's overview of House Bill 4134 (2026) says the Act increases the state transient lodging tax and applies the increase to charges occurring on or after January 1, 2027. We haven't reviewed the enrolled text of House Bill 4134, so the 2.75% figure rests on the Department of Revenue page. Transient lodging includes houses, cabins, condominiums, apartment units and other dwelling units used for temporary human occupancy. A dwelling unit used by the general public for fewer than 30 days a year is exempt, but that exemption does not apply to a unit rented out through a platform provided by a transient lodging intermediary; a stay of 30 days or more by the same person is also exempt. Returns and payments for the state are due by the last day of the month after each calendar quarter. Local city and county lodging taxes are shown on each place's page.

Under ORS 320.305, the tax is collected by the transient lodging provider or the transient lodging intermediary that collects the consideration charged for occupancy, or by an intermediary that requires the provider to use a specified third-party entity to collect it (ORS 320.300(12)(c)). A transient lodging intermediary is a person other than the provider that facilitates the retail sale of transient lodging and charges for or collects the consideration, or receives a fee or commission and requires the provider to use a specified third party to collect it. The Department of Revenue says whoever collects payment for the occupancy is responsible for collecting and remitting the tax, and that a host whose bookings are all handled through an intermediary, and will not be handled by the host in the foreseeable future, does not need to complete a return. A collector must give the guest an invoice or receipt that shows the sum of all transient lodging taxes charged (ORS 320.303). For local lodging taxes, ORS 320.360 puts the duty to collect and file on the same provider or intermediary that collects the payment, unless a local charter, ordinance or agreement provides otherwise. The sources read do not name particular platforms; check with the platform and the Department of Revenue.

We reviewed ORS chapter 320 (the transient lodging tax sections, 320.300 to 320.365), the Department of Revenue's Transient Lodging Tax page and the Legislature's overview of 2026 House Bill 4134 (an increase in the state lodging tax). These set a tax and who collects it. They do not license short-term rentals, set zoning, or limit what cities and counties may require; ORS 320.305 says the state tax is in addition to any local transient lodging tax, and the Department of Revenue says cities and counties set their own lodging tax rate. We haven't reviewed Oregon's land-use, landlord-tenant or other chapters, or other 2025 and 2026 bills, so this is a statement about the sources reviewed, not about all Oregon law. A similar bill could be filed in a later session.