Denver Airbnb experts... can this be done?

Question

Here’s the vision:  the idea is to put an Airstream travel trailer (a camper) in our backyard and rent it out on Airbnb during the Fall, Winter and Spring.  Then in the Summer hit the road with the Airstream and rent our house on Airbnb.  Is it possible to make this work legally in Denver?  I know in Denver a property can only have a single Short Term Rental (STR) license, but can that license oscillate between the house itself and essentially an auxiliary dwelling unit in the camper?  Thoughts?  Other considerations?

James Carlson · Answer

Hey @Jason Henning

Sorry for the delay on this. Technically, you can do what you're asking, but logistically it will likely be too much work. The city of Denver would allow you to rent one place or the other, and you could switch the license back and forth, as long as they're both on the same property (all considered part of your "primary residence.") The issue is that you can't really have both listings up at the same time, as @Tyler Work said. So you'd have to put one up when you want to rent it and then take it down and put the other up. That would A) be a pain in the ass and B) seriously limit the exposure of each unit.

Also, while your zoning can allow for two units, U-TU-C has a bigger lot size requirement than the other "TU" zoning. It has a minimum 5,500sf lot. I've encountered a fair number of lots zoned for U-TU-C, and I get excited for my clients only to realize the lot is 4,000 or some such. So check that out as well. (Those are the rules; Now, if you've got an existing garden level that's been rented forever, you're more than likely fine doing what you're doing.)

Great idea all around though, and I hope you find a way to do it.

Bryan O. · Answer

@James Carlson might be able to help here. He knows all about STR and the laws in Denver and surrounding areas.

Matt M. · Answer

What are you going to do in the winter with the toilet, water, etc. Are you going to allow them to use them? Where are you going to dump it?

You can build a turnkey carriage house for $125k with 2 car garage below.

Jason Henning · Answer

Great @Tyler Work!  I have it on the cal and will definitely try to make it.  Thanks so much!

Tyler Work · Answer

@Jason Henning Please come! They are open to the public and STR hosts need more representation. The next meeting is January 30th and they just switched to every other month. The last meeting was dominated by a board member who has a "frat house" operating down the street and I think there is risk the rules get even tighter if hosts and managers stop showing up to the meetings. The city also isn't dumb and realizes this is a huge source of potential tax income so I don't see it becoming outlawed any time soon.

STRAC Schedule

Jason Henning · Answer

Thanks @Tyler Work  We're zoned U-TU-C so allowed 2 units but we do have a long term tenant in our garden level 1/1 rental.  Definitely worth digging into it further though.  Are the STRAC meetings open to the public or do you have to be a member?  and thanks as well @Michael Guzik  Denver has become pretty strict with STRs but I think you're right that as long as we're properly licensed and paying taxes accordingly we should be okay.  Just need to keep learning the rules so we can play by them.

Jason Henning · Answer

Thanks so much @James Carlson!  As we've brewed this one we've modified it because I think you're right that it could make for a big pain in the rear.  I think we are going to scrap the Fall/Winter/Spring backyard camper idea but still pursue the summer Airbnb-ing of our primary residence.  I'm planning on attending the next STRAC meeting to learn more as we put our plan together.

James Carlson · Answer

Thanks for the shout outs. I'm out of the country with poor internet and not enoughtime to fully respond.

@jason henning Ill PM you when i return.

Jason Henning · Answer

yeah @Matt M. definitely a big consideration there.  they do make portable tanks, but not ideal.  I've looked for removal services but can't find anything for Denver.  for sure that's a big one on the con side of the pro/con list.  I have thought about adding a carriage house from time to time.  Being zoned U-TU-C we already have 2 units on our property.  I suppose we could take over the whole main house ourselves and then add the carriage house as a rental.  that's worth digging into as well.  thanks!

Tyler Work · Answer

Hey @Jason Henning is your property zoned for an ADU?  Think you might run into a zoning issue similar to those who try and put tiny homes in their back yards and get them shut down.  From a licensing standpoint I think you'd be fine as long as you don't have 2 listings running at the same time.  @James Carlson might know more but I can definitely ask at the next STRAC meeting.

Denver Airbnb experts... can this be done?

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