Large public turnout presses Teller County on proposed short-term rental ordinance

The Board of County Commissioners held an extended public-comment session Sept. 10 during the second reading of Ordinance 23, which would establish licensing, caps and operating standards for short-term rentals in unincorporated Teller County. Dozens of owners, managers, contractors and neighbors testified, raising operational, economic and legal concerns.

Speakers repeatedly asked the board to postpone final action or to revise specific provisions. Some recurring requests included: exempting or grandfathering existing compliant operators; removing or modifying a 365-day ownership requirement for eligibility; clarifying how 10% caps are calculated and rounded for small subdivisions; allowing accessory dwelling units under one license when septic capacity allows; and extending deadlines for OWTS (onsite wastewater treatment system) inspections. "I'm asking the board to grant fairness and mercy to the current STR owners and grandfather us in with transfer," Nita Witt said in public comment, explaining the potential economic harm to owners who purchased under prior norms.

Septic installer Mike Galvin urged more realistic timing for required OWTS inspections and said the county should account for the regional shortage of certified inspectors. The draft ordinance's memorandum referenced a proposed annual licensing fee of $750 to cover estimated enforcement costs of roughly $300,000; that number was cited by a public commenter who said the fee assumptions should be revisited. Several speakers representing county service businesses and property managers warned that strict caps and the 365-day clause would disadvantage local residents and small operators while favoring outside investors that can afford to operate at a loss during a waiting period.

Board staff and commissioners heard repeated requests for procedural clarifications — how the waitlist would be handled, whether advertising while wait-listed would be penalized, and how renewals would be guaranteed for compliant holders. Commissioners acknowledged many practical questions as legitimate and indicated the hearing's purpose was to gather input; no final adoption was recorded on Sept. 10.