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TOWN OF TRUCKEE

short-term rental division

frequently asked questions

 

what is a short-term rental (str)?

a short-term rental, also known as a vacation rental, means a legally registered dwelling unit constructed with a building permit, rented for the purpose of continuous overnight lodging for a period of not less than one night and not more than thirty (30) consecutive days. a short-term rental registration is required prior to advertising and renting your property.

who needs to apply for a str registration?

any owner/operator renting a property for a period of 30 consecutive days or less is required to obtain a short-term rental (str) registration certificate. to obtain an str registration certificate, you will have to apply for the waitlist application process. as registrations become available under our registration cap of 1,255, we will lend the available registrations to the waitlist in the order in which the applications were received. for more information on the waitlist application process, waitlist standing and how to apply go to www.townoftruckee.com/str.  

what property types are prohibited from joining the waitlist and registering as an str?

property types that will be unable to apply for the waitlist and no new registration certificates will be issued:

- accessory dwelling units (adu's): an adu is an attached or detached residential dwelling which provides complete independent living facilities for one or more persons on the same site as a single-family or multifamily residence (e.g. second unit, granny unit). refer to town of truckee development code section 18.58.025 for further standards associated with adu's. 
- junior accessory dwelling units (jadu's): a jadu is a smaller type of attached dwelling unit that is no more than 500 sq. feet in size. for further details on jadu's please reference town of truckee development code section 18.58.025(n).
- multi-family dwelling units: two or more attached/detached dwelling units (e.g. condo, apartment, townhome). 
- mobile homes or manufactured homes: attached to a chassis and is in a mobile home park or in a mobile home subdivision. 

what other regulations would prevent me from being able to join the waitlist and register as an str?

- if your property is under construction or yet to be constructed/vacant land. only proceed with the waitlist application process, should you have obtained your certificate of occupancy (property is safe to inhabit). 
- there is a 365-day waiting period after a home sale before the new owner may apply for the waitlist. even if the purchase date was prior to the regulation going into effect the waiting period would still apply. 
- active code case: should there be an active code case on the property staff can deny the waitlist application until the violation is resolved. if there is an active code case on a registered property, the short-term rental registration can be suspended or revoked. 

what if i do not obtain a str registration?

it is unlawful for any person to advertise, maintain, operate, or use a short-term rental within the town of truckee without a str registration certificate. any person violating the provisions of this chapter, including without limitation guests, operators, and local contact persons may be subject to administrative and/or judicial remedies as set forth in the town of trucke municipal code chapter 5.02.

what are the str registration fees?

- waitlist application fee: $100 non-refundable deposit will be due at time of application submission.
- registration fee: when a registration becomes available the waitlist applicant will be notified to register for a transient occupancy registration certificate for which the applicant will have 30 days to register their property as an str.
- registration fee $381: 
     - remaining registration fee balance: $245
     - annual fire fee: $136
- annual renewal fees: between november 1st and december 31st active registration holders will be able to renew their str registration certificate for the following calendar year. the fees are based on the expected staffing and operation resources needed to run and enforce the program. fees are non-refundable and non-transferable.
- registration renewal fee $481:
     - $345 - annual registration fee
     - $136 - annual fire fee



does my str registration certificate apply to multiple properties?

no, you are only allowed to short-term rent one dwelling unit per registration certificate in the town of truckee; each property requires its own registration. registrations are non-transferable between properties or owners.

 

do i have to display my str registration certificate?

yes. the str ordinance requires the certificate and further information to be posted within the interior of the rental unit in a visible location. a pdf or your str registration certificate can be found in the business center by clicking your account name under "manage your account(s)". for further information on the interior posting requirements please visit www.townoftruckee.com/str.

 

when do i renew my annual str registration?

you will be able to renew your short-term rental registration certificate starting november 1st to december 31st for the following calendar year. should a renewal not be received by december 31st then you will be unable to renew your registration and you will have to sign-up for the waitlist application process to receive a registration when they become available. 

 

what is the process to apply for a bed & breakfast or hotel registration?

hotels and bed & breakfasts (b&bs) must obtain a transient occupancy registration certificate and collect and remit transient occupancy taxes. they are, however, exempt from the ordinance requirements and annual registration fee. if you are a hotel or b&b, please register by reaching out to str division staff at (530) 582-5280 or tot@townoftruckee.com. you will not need to renew your certificate on an annual basis.

 

b&b definition: includes short-term renting of one bedroom within a home with one family in permanent residence, with a maximum of one short-term rented bedroom per parcel. such rentals are considered a type of "bed and breakfast inn". see town of truckee development code chapter 18.58.070.a.1.

 

does airbnb or vrbo collect and remit transient occupancy tax to the town of truckee?

no. airbnb or vrbo do not collect or remit transient occupancy tax to the town of truckee on behalf of property owners and/or authorized agents. you will need to add a tot/ttbid as a line item on your listing to ensure the tax is paid for by the guest. it is the owner's responsibility to collect the tax from guests and remit it to the town quarterly.

 

can i pay by credit card?

yes, we accept all major credit cards. the payment processor assesses a 2.9% + $0.30 convenience fee on all credit card-based transactions. there is no charge for ach payments.

 

what payment types are accepted by the town through govos?

the town accepts ach debit, and all major credit cards.

 

can i schedule a payment in govos?

for your security, govos does not store any payment information in the system. you will need to enter your desired payment information each time you check out.

 

what is transient occupancy tax?

transient occupancy tax, also known as bed tax, is a lodging tax paid by short-term renters/lodgers, collected by property owners (hotels, vacation rentals, etc.) and remitted to the town of truckee. transient occupancy tax is authorized under state revenue and taxation code section 7280, as an additional source of non-property tax revenue to local government and was adopted by truckee's town council in 1993. prior to 1993 and the incorporation of the town of truckee, the transient occupancy tax was collected by nevada county, the municipal authority of the area. amounts paid to the town are general fund revenues and used for general business of the town including road maintenance, snow removal, trail operation & maintenance, police services and other town business.

 

what are transient occupancy tax rates?

short-term rentals in the town of truckee are subject to both transient occupancy tax (tot) & a truckee tourism business improvement district (ttbid) assessment. the rates of tot/ttbid are a percentage of rents received on short-term rentals. taxes are paid by short-term renters/guests, collected by str operators, and remitted to the town of truckee on a quarterly basis.

 

the rates are as follows:

- 12% - transient occupancy tax 
- 1.25% - truckee tourism business improvement district assessment
- 13.25% - total guest levy

 

when is transient occupancy tax due?

a tax return for must be filed quarterly. returns include both the transient occupancy tax (tot) and the truckee tourism business improvement district (ttbid) assessment. completed returns and any taxes due are subject to late payment penalties and interest if the payment is not postmarked by the first of the month following the end of a quarter. you must file a return each quarter, regardless of if there were rentals during the quarter. if there were no rents then you would file a zero return.


quarter dates taxes due
1 january 1 - march 31 may 1
2 april 1 - june 30 august 1
3 july 1 - september 30 november 1
4 october 1 - december 31 february 1


what are taxable receipts?

- taxable rents/receipts include, but are not limited to, nightly rents, weekly rents, standard cleaning fees, cancellation charges, pet fees, forfeited deposits, reservation and booking fees, internet charges, late check-out fees, extra person fees, resort fees and insurance premiums, and any other mandatory fees.
- taxable rents/receipts exclude, but are not limited to, equipment charges (i.e. roll-away beds, cribs, etc.), refundable deposits, optional insurance premiums, valet services, parking permits/fees, golf fees, phone charges, in-room movie charges and items subject to ca sales tax (i.e. taxable meals).

can i file a zero file tax return through govos?

to file a zero-file tax form, select your tax form from your action center. then, complete the required information on the remittance, including gross rents and any deductions. you will be prompted to confirm your desire to complete the return as a zero file return.

 

how are penalties and interest calculated on late payments?

if payment is late, the sum of the following two penalties applies and is calculated based on the number of months delinquent. for number of months delinquent, round up to the nearest whole month.

 

late payment penalty
- up to 30 days late - 10% of taxes due if paid on time.
- 31-60 days late - 20% of taxes due if paid on time.
- 61 -90 days late - 30% of taxes due if paid on time.
- 91-120 days late - 40% of taxes due if paid on time.
- more than 120 days late - 50% of taxes due if paid on time. 

 

interest penalty of 1.5%

number of months delinquent x 0.015 x taxes due if paid on time = interest penalty 

how do i amend a tax return?

please email tot@townoftruckee.com letting us know you need to file an amended return. in the email please include:

 

1) your six digit registration/account number, and owner name

2) period you need to amend (i.e. q2 2022 form due april 30th)

3) if you overpaid or underpaid your original form

4) brief explanation as to why the form needs to be amended

 

once we receive this email, we will review your account and send you further instructions.


where are my tax forms? my action center is empty. 

your tax forms will be available on the 1st day of the month following the last day of the tax period. for example, the quarter 1 (january-march) tax forms will be available in your action center on april 1st. if you do not see the forms you expected, simply contact govos support for assistance.

 

what types of assistance can govos provide to me?

govos can assist you with all your system and account questions. whether you have a question about your account or technical questions about how to do something in govos, please reach out to our support team. we can always reach out to the town on your behalf if we need their assistance with one of your questions. you can reach govos at blt.str.support@govos.com and by phone at (888) 751-1911.

 

 

can i manage multiple properties with one login?

yes - to do so, click add accounts from your user login under manage your account(s). you will need your 6-digit account number and the govos activation code to connect to an existing property record.

 

can a property have more than one user?

yes, each property can have an unlimited number of users. each user is required to provide the 6-digit account number and the activation code to be authorized to connect to an existing property record. 

 

how do i change the user on a property?

all users need to register, by going to the home page https://truckee.blt.govos.com. they will click on the "go" button under "new users". they will also need the 6-digit account number and activation code for the property.

 

i did not receive, or i misplaced the letter with my activation code. what do i do?

contact govos at blt.str.support@govos.com or by phone at (888) 751-1911 for assistance. you will need to confirm account details to be verified for the account. to protect the security on property accounts, you will need written (e-mail) permission from a registered owner or officer of the property for us to provide you with a new activation code.

 

do i have to login to govos to see my alerts and reminders?

no. all alerts are e-mailed to your authenticated e-mail address. when you login to the system, you will also see any open alerts that need to be addressed in your action center. 

 

i forgot my password. what do i do? 

from the log in page, click the "forgot your password" link and follow the instructions that will be e-mailed to the user's registered e-mail address.

 

i need to close my account and/or make my registration inactive. what do i do?

please reach out to town of truckee short-term rental division staff at tot@townoftrucke.com. please include the closure date and the reason you are closing the account/making your registration inactive.



for assistance, contact
 govos support

blt.str.support@govos.com

(888) 751-1911


when contacting support, be sure to include the town of truckee and your account number in all emails or voicemails. this will help us assist you as promptly as possible. thanks!