Short-term rentals in Glendale, explained properly.

The application is on a form prescribed by the City and must contain, at minimum: the physical address of the rental; the owner's name, address and telephone number (for an entity, its legal name and statutory agent); the name, address and telephone number of each designee, if any; the full name, address and 24-hour telephone number of the emergency point of contact; proof of a valid TPT license; and the owner's acknowledgment of an agreement to comply with all applicable laws, regulations and ordinances, including the requirement that the owner and each designee not be a registered sex offender or have been convicted of certain felonies within the past five years. The Code says this minimum information shall be made publicly available (Sec. 29.1-41.3(c)). The City manager or designee develops the forms and database (Sec. 29.1-41.3(l)).

All licenses are valid for one year from issuance, or until suspended or revoked. Unless the City has received a new application with the required fees, it is unlawful to operate a short-term rental after the expiration date recorded on the face of the license (Sec. 29.1-41.3(i)). Every renewal application must be accompanied by the license fee (Sec. 29.1-41.3(d)).

Applicants and licence holders must give written notice to the city manager or designee of any change in the information submitted with an application or renewal, not less than ten days before the effective date of the change. Information required for an application is treated as material, and a violation of this subsection is a civil offense (Sec. 29.1-41.3(h)). Changes to neighbor notification information have a separate five-day rule (see neighbor notification).

The City may deny a new or renewal license if the applicant failed to provide required information, failed to pay the license fee, or provided false information; if the owner or a designee is a registered sex offender, has been convicted of a felony that resulted in death or serious physical injury, or has been convicted of a felony use of a deadly weapon within five years of applying; or if, at the time of application, the owner has a suspended license for the same rental (Sec. 29.1-41.3(e)). The City must immediately revoke a license on discovering grounds for denial that existed when the license was issued (Sec. 29.1-41.3(f)). The City manager or designee gives notice of a denial and the right of appeal (Sec. 29.1-41.3(g); see appeals).

The application must give the full name, address and 24-hour telephone number of the individual who will serve as the emergency point of contact (Sec. 29.1-41.3(c)(4)). The same contact details go in the neighbor notification (Sec. 29.1-41.5(a)(3)). The City's registration page says that from January 2023 owners must give the City the name and contact information of an emergency contact and of the owner responsible for responding to complaints. If the owner does not provide contact information, the City may impose a civil penalty (see penalties), and the City need not notify the owner of citations (Sec. 29.1-41.8(d)).

Before offering a short-term rental or renting it, the owner or designee must notify each single-family residential property adjacent to the rental, directly across from it and diagonally across the street. The notice goes in writing by certified mail, return receipt requested, or by hand delivery, in the form required by the City, and must include the City-issued short-term rental account number, the rental address, and the name, physical address, email address and 24-hour telephone number of the emergency contact (Sec. 29.1-41.5(a)). Properties separated only by a street, alley, bridle path, greenbelt, body of water or other landscape or hardscape by not more than 200 feet count as adjacent (Sec. 29.1-41.5(b)). Any change to that information needs new notification within 5 calendar days (Sec. 29.1-41.5(c)). Before offering the rental, the owner or designee must give the City an attestation of compliance that lists the address of each property notified and the manner of notification (Sec. 29.1-41.5(d)).

The owner must maintain liability insurance appropriate to cover the rental in the aggregate of at least $500,000, or advertise and offer each rental through an online lodging marketplace that provides equal or greater coverage (Sec. 29.1-41.6(a)).

Section 29.1-41.4(a)(2) says occupancy limits will be in accordance with the adopted International Fire Code (IFC), as amended from time to time. The IFC limits themselves were not read for this page. A rental must also comply at all times with federal, state and local laws on public health, safety, sanitation, solid waste, hazardous waste, tax privilege licensing including advertising requirements, traffic control, pollution control, noise, property maintenance and nuisance abatement (Sec. 29.1-41.4(a)(1)).

A short-term rental may not be used for any non-residential use or purpose, including: any commercial, industrial, manufacturing or other non-residential purpose; operating a retail business or pop-up store, restaurant, event center, banquet center or similar use; housing sex offenders; operating or maintaining a structured sober living home; selling liquor, controlled substances or pornography; or operating any adult-oriented business, including nude and topless dancing (Sec. 29.1-41.4(b)). No owner or operator may operate a rental in violation of this section. Knowingly allowing a special event that would need a permit or license, or a retail, restaurant, banquet or similar use, can lead to license suspension (see suspension).

A short-term rental that fails to apply for a license within thirty days of the license application being made available by the City must immediately cease operations. In addition to any other penalty under the City Code, the City may impose a civil penalty of up to $1,000 per month against the owner if the owner or designee fails to apply within thirty days of receiving written notice of violation. Listings or advertisements that reference the property, house or dwelling unit location within the City are prima facie evidence that a short-term rental is operating in the City (Sec. 29.1-41.3(j)).

For violations of the article related to the same rental within the same twelve-month period, the civil penalty is up to $500, or up to one night's advertised rent if greater, for the first violation; up to $1,000, or two nights' rent if greater, for the second; and up to $3,500, or three nights' rent if greater, for a third and any later violation (Sec. 29.1-41.8(b)). Multiple violations arising from the same response to an incident count as one verified violation (Sec. 29.1-41.8(c)). Failure to provide the required contact information carries a civil penalty of up to $1,000 for every thirty days the information is not provided, after thirty days' notice before the first penalty (Sec. 29.1-41.8(a)). If the owner has given contact information and the City cites a violation at the property, the City must make a reasonable attempt to notify the owner or designee within seven business days (Sec. 29.1-41.8(d)).

The City may start an administrative process to suspend a license for up to twelve months for three verified violations of the article within twelve months (not counting a violation based on aesthetics, solid waste disposal or vehicle parking that is not also a serious threat to public health and safety), or for one verified violation that results in or constitutes: a felony at or near the rental by the owner or designee; a serious physical injury or wrongful death related to the rental from the knowing, intentional or reckless conduct of the owner or designee; the owner or designee knowingly or intentionally housing a sex offender, allowing offenses related to adult-oriented businesses, sexual offenses or prostitution, or operating a sober living home; or knowingly or intentionally allowing a special event that would otherwise need a permit or license, or a retail, restaurant, banquet or similar use (Sec. 29.1-41.7(a)).

A person aggrieved by a decision to deny or refuse a license, suspend a license or impose a penalty under the article may appeal by filing a written notice of appeal, on a form approved by the City, with the city manager no later than thirty days from the date of the decision letter. An appeal does not operate as a stay of the license suspension (Sec. 29.1-41.9).

Applies to: Subject to change if state law is amended

A.R.S. § 9-500.39(A) bars Arizona cities and towns from prohibiting short-term rentals, and subsection (B) lists the only ways they may regulate them (health and safety rules, zoning and nuisance rules applied like other residential property, emergency contact, a local permit, neighbor notice, permit number in ads, insurance, and owner residency on some properties with an accessory dwelling unit). Permit caps and minimum-distance or spacing limits are not on that list, and the statute applies to cities of every size.

Short-term rental income (stays under 30 days) is subject to Arizona transaction privilege tax (TPT), so hosts need a TPT license from the Arizona Department of Revenue (a seasonal license can be chosen on AZTaxes.gov) and must include the TPT license number in any advertising for the rental. A city business license, where a city requires one, is separate from the TPT license.

Arizona's state transaction privilege tax rate on the transient lodging classification (A.R.S. § 42-5070) is 5.5%, set by A.R.S. § 42-5010(A)(2). County and city taxes are added on top and vary by location.

Hosts must file a TPT return for every period even if the property was not rented, filing a $0 return rather than skipping the filing.

Separately from tax licensing, every Arizona county requires residential rental properties to be registered with the County Assessor, and penalties can apply to rentals that are not registered. A.R.S. § 9-500.39(J) keeps this duty in place for short-term rental owners.