Columbus, Ohio Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations Columbus, Ohio?

Columbus, Ohio has established comprehensive regulations for short-term rentals to balance the interests of property owners, guests, and the community. As the short-term rental market continues to grow across the city in neighborhoods like Short North, Olde Town East, German Village, and downtown Columbus, understanding these regulations is essential for anyone looking to enter this market.

Starting a Short-Term Rental Business in Columbus, Ohio

If you're considering launching a short-term rental business in Columbus, you'll need to navigate several regulatory requirements before listing your property.

Permit Requirements

All short-term rental operators in Columbus must obtain a valid permit from the Department of Public Safety. This permit must be renewed annually and displayed prominently both in the rental property and on any online listing platforms like Airbnb or VRBO. The permit application process includes:

• Completing a BCI background check
• Providing proof of identity
• Demonstrating property ownership or permanent occupancy
• Submitting a notarized affidavit confirming compliance with all applicable laws
• Paying the appropriate application fee ($75-150)

Primary vs. Non-Primary Residence Considerations

Columbus distinguishes between hosts who operate short-term rentals in their primary residence versus those who don't:

1. If you're not the permanent occupant of the dwelling, you can only operate a short-term rental for a maximum of 104 cumulative days in a 365-day period
2. For primary residences, you must provide two pieces of evidence proving the dwelling is your primary residence
3. For non-primary residences, you must provide two pieces of evidence proving you're the property owner

Zoning Compliance

Columbus has specific zoning regulations that impact where and how you can operate a short-term rental:

1. Residential zones in Columbus are categorized as R-1, R-2, and R-3, each with different density allowances and property use restrictions
2. R-1 zones typically allow only single-family homes with larger lots
3. R-2 zones accommodate duplexes and slightly denser housing
4. R-3 zones permit multi-family dwellings like apartments and townhouses

Before purchasing or converting a property for short-term rental use, verify its zoning classification to ensure compliance with local regulations.

Tax Obligations

Short-term rental operators in Columbus must collect and remit the city's Hotel/Motel Excise Tax from guests. While many hosting platforms facilitate this collection process, ultimately, it's the host's responsibility to ensure compliance with all tax obligations.

Starting a short-term rental business in Columbus requires careful planning and strict adherence to local regulations. By understanding and following these requirements, you can establish a successful and compliant operation that benefits both you and the broader Columbus community.

Short-Term Rental Licensing Requirement in Columbus, Ohio

Columbus has established a comprehensive licensing framework for short-term rentals that requires all hosts to obtain a permit before listing their property on platforms like Airbnb or VRBO. Understanding these requirements is crucial for anyone looking to operate legally in the Columbus market.

Application Process and Documentation

To obtain a short-term rental permit in Columbus, you'll need to submit the following:

1. A completed short-term rental application form
2. Proof of identity (State-issued driver's license/ID, passport, military ID, or government-issued ID)
3. BCI background check results for the applicant, host (if different from applicant), 24-hour emergency contact, and property manager
4. Letter of Good Standing from the Columbus Division of Taxation
5. Notarized affidavit confirming compliance with all applicable laws and regulations
6. Two documents proving primary residence (if registering a primary residence)
7. Proof of property ownership (if registering a non-primary residence)
8. If you're not the property owner, a copy of your lease/rental agreement that explicitly allows usage as a short-term rental

For non-primary residences, be aware that you can only operate the rental for a maximum of 104 cumulative days in a 365-day period.

Fee Structure

The cost to obtain a short-term rental permit in Columbus includes:

1. Application fee: $20
2. Primary residence permit fee: $75 annually
3. Non-primary residence permit fee: $150 annually
4. BCI background check fee: Approximately $32

These fees must be paid at the time of application and are non-refundable, regardless of whether your permit is approved.

Where to Submit Your Application

You can submit your short-term rental permit application in one of two ways:

1. In person at the License Section office located at 4252 Groves Road, Columbus, OH 43232. The office is open Monday through Friday from 8:00 AM to 3:30 PM.
2. Via the secure drop box at the same location (applications must be notarized in advance if using this method).

Processing Timeline

While the city doesn't guarantee a specific timeframe, most applications are processed within 2-4 weeks after submission, provided all required documentation is complete and accurate. Complex applications or those requiring additional review may take longer.

Once approved, your permit must be prominently displayed inside your rental property, and the permit number must appear on all online listings. Permits are valid for one year and must be renewed annually.

Tax Registration Requirements

In addition to obtaining a permit, all short-term rental hosts must:

1. Open a business account with the Columbus Division of Taxation
2. Collect and remit the 5.1% lodging excise tax on all rental income
3. File monthly tax returns, even during months with no rental activity

Penalties for Non-Compliance

Operating a short-term rental without a valid permit in Columbus can result in significant penalties:

1. Initial violations typically incur fines of $150-$250
2. Subsequent violations can result in fines up to $500
3. Chronic non-compliance may lead to legal action and a requirement to remit all rental revenue to the city
4. Your ability to obtain a permit in the future may be jeopardized

The city actively enforces these regulations through both complaint-based investigations and proactive monitoring of listing platforms. Many hosts report that Columbus employs third-party companies to identify non-compliant properties.

Renewal Process

Permit renewals follow essentially the same process as the initial application, requiring updated documentation and payment of the annual fee. The city recommends beginning the renewal process at least 30 days before your current permit expires to avoid any lapse in your ability to operate legally.

By ensuring you meet all licensing requirements before listing your property, you'll avoid potential fines and position your short-term rental business for long-term success in the Columbus market.

Required Documents for Columbus, Ohio Short-Term Rentals

Preparing the proper documentation is a critical step in obtaining your short-term rental permit in Columbus. The city has specific requirements to ensure all operators meet legal standards and maintain appropriate accountability. Here's a comprehensive list of all documents you'll need to gather before applying:

Proof of Identity

You must provide a government-issued identification document such as:

1. State-issued driver's license or ID card
2. Passport
3. Military ID
4. Other government-issued identification

This document verifies your identity as the applicant and helps ensure the city knows who is responsible for the rental property.

Proof of Residency (Primary Residence Applications)

If you're registering your primary residence, you must submit two documents proving you actually live there, such as:

• Motor vehicle registration
• Federal tax documents (W-2, 1099 forms)
• Utility bills (excluding internet or cable bills)

These documents help the city distinguish between owner-occupied rentals and investment properties, which face different regulations and rental day limitations.

Proof of Ownership (Non-Primary Residence Applications)

For properties that aren't your primary residence, you'll need to provide documentation proving you own the property. This helps prevent unauthorized rental of properties by non-owners.

Lease Agreement (If Applicable)

If you're not the property owner but wish to operate a short-term rental, you must provide:

• A copy of your lease/rental agreement
• Explicit written permission from the property owner allowing short-term rental use

This ensures that property owners are aware of and have consented to their property being used as a short-term rental.

BCI Background Check Results

Background checks are required for:

• The applicant
• The host (if different from the applicant)
• The designated 24-hour emergency contact
• The property manager (if applicable)

You can obtain a BCI background check from approved providers listed on the Columbus city website. This requirement helps ensure the safety of guests by screening for certain criminal histories.

Letter of Good Standing

You must provide a Letter of Good Standing from the Columbus Division of Taxation, which verifies:

• You've established a business account with the city
• You're prepared to collect and remit the 5.1% lodging excise tax
• You have no outstanding tax obligations to the city

This document can be obtained through the CRISP website maintained by the Columbus Division of Taxation.

Notarized Affidavit

Your application must include a notarized affidavit confirming:

• Your compliance with all applicable laws and regulations
• Your understanding of Columbus City Code requirements
• Your adherence to fire, health, safety, housing, and zoning requirements

The License Section at City Hall has staff available to assist with notarization when applications are submitted in person.

Short-Term Rental Application Form

The completed application form must include:

• Property details
• Applicant information
• Host information (if different from applicant)
• 24-hour emergency contact information
• Property manager information (if applicable)
• Answers to questions regarding prior convictions or license revocations

This form serves as the official request for a short-term rental permit and collects all necessary information about the property and responsible parties.

By gathering these documents before beginning the application process, you'll streamline your permit approval and avoid unnecessary delays. Remember that incomplete applications will not be processed, so it's essential to submit all required documentation at once.

Columbus, Ohio Short-Term Rental Taxes

Operating a short-term rental in Columbus comes with several tax obligations that hosts must understand and fulfill. These taxes represent a significant portion of your rental income and require careful attention to ensure compliance with local and state regulations.

City of Columbus Lodging Excise Tax

The City of Columbus levies a 5.1% lodging excise tax on all short-term rental transactions. This tax has been in effect since March 1, 2019, and applies to all accommodations rented for periods of less than 30 consecutive days. As a host, you're responsible for collecting this tax from your guests and remitting it to the Columbus Division of Income Tax by the 20th of each month for the previous month's revenue.

The revenue from this tax is distributed to several important initiatives:

• 2.39% supports the Columbus Convention and Visitor's Bureau
• 1.68% funds Cultural Services and Community Enrichment
• 0.60% goes to the Emergency Human Services Fund
• 0.43% is allocated to the Affordable Housing Trust

While you're responsible for ensuring this tax is paid, some hosting platforms like Airbnb may collect and remit this tax on your behalf. If your platform handles this, you won't need to file a separate return for these bookings.

Franklin County Convention Facilities Authority Tax

In addition to the city tax, the Franklin County Convention Facilities Authority imposes an occupancy tax on short-term rentals. Within Columbus city limits, this amounts to 4.9% (4% for the county plus an additional 0.9% for the city). For properties in Franklin County but outside Columbus city limits, the rate is 4%.

Ohio State and County Sales Tax

Short-term rentals in Columbus are also subject to the combined Ohio state and Franklin County sales tax rate of 7.5%. This tax applies to the total amount charged to guests, including any cleaning fees or additional charges.

Total Tax Burden

When all applicable taxes are combined, short-term rental hosts in Columbus face a total tax rate of approximately 17.5%. For perspective, on a $200 nightly rental, you would need to collect about $35 in taxes from your guests. This significant tax burden makes it essential to factor these costs into your pricing strategy to maintain profitability.

Tax Collection Responsibilities

As a host, you have several options for handling these tax obligations:

• Some platforms (like Airbnb and VRBO) collect and remit certain taxes automatically
• You can collect taxes directly from guests and remit them yourself
• You can incorporate taxes into your nightly rate (though this reduces transparency)

Regardless of your approach, you're ultimately responsible for ensuring all taxes are properly paid. Failure to comply can result in penalties, interest charges, and potentially being required to pay all back taxes owed.

Potential Tax Deductions for Short-Term Rental Hosts

While tax obligations are substantial, Columbus short-term rental hosts can offset some of this burden through various deductions:

• Mortgage interest on your rental property
• Property taxes paid on your rental
• Insurance premiums for your rental property
• Utilities including electricity, water, gas, internet, and cable
• Maintenance and repairs to keep your property in good condition
• Cleaning expenses between guest stays
• Furnishings and supplies purchased for your rental
• Marketing and advertising costs for your listing
• Professional services such as accounting or property management
• Depreciation of your property and durable goods
• Travel expenses related to managing your rental

For hosts who rent their primary residence or vacation home for 14 days or fewer per year, there's a significant tax advantage known as the "14-day rule." Under this provision, you don't need to report any rental income earned during those 14 days. However, you also cannot deduct expenses related to those rental days.

Proper record-keeping is essential for maximizing your deductions while ensuring compliance with tax regulations. Consider working with a tax professional familiar with short-term rental operations to optimize your tax strategy and avoid potential issues with tax authorities.

Ohio Wide Short-Term Rental Rules

The short-term rental landscape in Ohio is currently characterized by a patchwork of local regulations rather than a comprehensive statewide framework. This decentralized approach means that Columbus hosts must navigate both city-specific requirements and keep abreast of potential changes at the state level that could impact their operations.

Current State Regulatory Environment

As of May 2025, Ohio does not have a single, unified statewide law governing short-term rentals. Instead, municipalities like Columbus have established their own regulatory frameworks, creating a varied landscape across the state. This means that short-term rental hosts in Columbus must primarily follow local city ordinances while also remaining compliant with applicable state tax laws.

Pending Legislation: Senate Bill 104 and House Bill 109

The Ohio legislature is currently considering identical bills in both chambers that would significantly reshape the short-term rental regulatory landscape across the state. Senate Bill 104, introduced by Senator Andrew Brenner, and its companion House Bill 109, sponsored by Representative Justin Pizzulli, would establish important statewide protections for short-term rental operators.

If passed, these bills would prohibit local governments from:

• Banning short-term rentals in residential zones
• Implementing lottery systems for STR permits
• Restricting the number of properties one person can operate as short-term rentals
• Requiring owner-occupancy of short-term rental properties

The legislation would effectively standardize certain aspects of short-term rental regulation while preserving property owners' rights to participate in the short-term rental market. For Columbus hosts, this could potentially override some of the more restrictive aspects of local regulations.

Tax Implications

A significant aspect of the proposed legislation is the expansion of lodging taxes to explicitly cover short-term rentals across the state. The bills would implement a centralized collection model requiring platforms like Airbnb and VRBO to collect and remit local lodging taxes.

According to legislative analysis, this change could increase lodging tax revenues statewide from $121 million to $150 million annually. For Columbus hosts, this would standardize the tax collection process, potentially simplifying compliance.

Legislative Status

As of May 2025, Senate Bill 104 has undergone two hearings in the Senate Local Government Committee but has not yet been voted on. House Bill 109 has been assigned to the House Development Committee, with hearings still pending. Columbus hosts should monitor the progress of these bills, as their passage would significantly impact local regulations.

The dynamic nature of short-term rental regulation in Ohio underscores the importance of remaining vigilant and adaptable as a host in Columbus. While state-level changes may eventually simplify certain aspects of operation, the current environment requires careful attention to both local requirements and evolving state legislation.

Does Columbus, Ohio Strictly Enforce STR Rules?

Columbus has established itself as a city that takes its short-term rental regulations seriously, with an enforcement approach that's more rigorous than many other Ohio municipalities. Based on host experiences shared across platforms like Reddit and BiggerPockets, Columbus is actively enforcing its short-term rental ordinances through multiple mechanisms.

The City of Columbus employs a multi-faceted approach to identifying non-compliant short-term rental operators:

1. Third-party monitoring companies that systematically comb through online listings to identify properties operating without proper permits
2. Complaint-based investigations triggered by neighbors reporting suspected illegal rentals
3. Periodic compliance checks of registered properties

This proactive stance has resulted in numerous citations and fines for hosts operating without the required permits or failing to collect and remit the mandatory 5.1% lodging excise tax. One BiggerPockets user noted that "nearly all their neighbors have turned them in for suspected violations," highlighting the community-based enforcement that supplements official city efforts.

While Columbus isn't openly hostile to short-term rentals, it certainly falls into the "moderately restrictive" category when compared to other major markets. The city recognizes the economic benefits of short-term rentals but has implemented substantial regulatory guardrails to protect neighborhood character and housing availability.

Columbus is notably more restrictive than rural Ohio areas but less prohibitive than cities like New York, San Francisco, or Santa Monica, which have implemented some of the nation's most stringent short-term rental regulations. The requirement for permits, background checks, and tax collection places Columbus in the middle of the regulatory spectrum nationally.

Despite the enforcement efforts, a significant number of hosts in Columbus continue to operate without full compliance with regulations. According to discussions on Reddit, many hosts choose to ignore certain aspects of the regulatory framework, particularly the permit requirements that cost between $75-150 annually.

The Columbus short-term rental landscape presents a challenging environment where strict regulations exist alongside widespread non-compliance. While the city isn't actively hostile to short-term rentals, hosts must navigate substantial regulatory hurdles and increasing community scrutiny. Those who choose to operate without proper permits are taking significant risks as enforcement continues to intensify across the city.

How to Start a Short-Term Rental Business in Columbus, Ohio

Starting a short-term rental business in Columbus requires careful planning and adherence to local regulations. The following step-by-step guide will help you navigate the process from initial research to successful operation.

Research Columbus Neighborhoods and Market Potential

Begin by researching different Columbus neighborhoods to identify areas with strong rental demand. Popular neighborhoods include Short North, German Village, Victorian Village, and areas near Ohio State University. Consider proximity to attractions, events, and business districts. Analyze comparable properties on platforms like Airbnb and VRBO to understand potential revenue, occupancy rates, and seasonal fluctuations. This research will help you make informed decisions about property location and pricing strategy.

Secure Appropriate Property

Once you've identified target neighborhoods, either purchase a property or ensure your existing property is suitable for short-term rental use. If you're renting, obtain explicit written permission from your landlord allowing short-term rental use. Consider factors like parking availability, accessibility, and amenities that will appeal to your target guest demographic. Remember that properties requiring minimal renovation will allow you to start generating revenue more quickly.

Open a Business Account with Columbus Division of Taxation

Before applying for your permit, open a business account with the Columbus Division of Taxation. This account is necessary for collecting and remitting the 5.1% lodging excise tax on all short-term rental income. You'll need to obtain a Letter of Good Standing from the Columbus Division of Taxation, which must be provided when applying for your short-term rental permit.

Obtain a BCI Background Check

All applicants, hosts (if different from the applicant), 24-hour emergency contacts, and property managers must complete a fingerprint-based background check performed by a provider approved by the Ohio Bureau of Criminal Investigation. This can be completed at the Division of Licensing for approximately $32 per person. Plan ahead, as these results must be available before submitting your permit application.

Gather Required Documentation

Prepare all necessary documentation for your permit application:

1. Proof of identity (government-issued ID)
2. For primary residences: Two proofs of residency (motor vehicle registration, tax documents, utility bills)
3. For non-primary residences: Proof of property ownership
4. Notarized affidavit confirming compliance with all applicable laws
5. Letter of Good Standing from the Columbus Division of Taxation
6. BCI background check results

Apply for Short-Term Rental Permit

Submit your completed application to the Department of Public Safety's License Section (4252 Groves Road, Columbus, OH 43232) either in person or via their secure drop box. The application fee is $20, plus $75 for primary residences or $150 for non-primary residences. If using the drop box, ensure your application is notarized in advance. The processing time typically ranges from a few days to a couple of weeks.

Prepare Your Property

While waiting for permit approval, prepare your property for guests. This includes:

1. Furnishing the space comfortably and attractively
2. Installing safety equipment (smoke detectors, carbon monoxide detectors, fire extinguishers)
3. Creating a house manual with important information
4. Setting up keyless entry or a secure key exchange system
5. Stocking essential supplies and amenities
6. Taking high-quality photographs for your listing

Create Compelling Listings

Once your permit is approved, create detailed and appealing listings on platforms like Airbnb and VRBO. Include your permit number prominently in all listings, as required by Columbus regulations. Craft descriptions that highlight unique features, nearby attractions, and amenities. Set competitive pricing based on your earlier market research, considering seasonal fluctuations and special events in Columbus.

Display Permit and Set Up Tax Collection

Display your valid short-term rental permit inside your property where guests can easily see it. Ensure your permit number is visible on all online listings. Set up systems to collect the 5.1% lodging excise tax from guests and remit it monthly to the Columbus Division of Taxation. Some platforms may collect this automatically, but ultimately, it's your responsibility to ensure compliance.

Establish Operational Systems

Create efficient systems for guest communication, cleaning, maintenance, and issue resolution. Consider hiring professional cleaners and maintenance personnel to ensure consistent quality. Establish a relationship with a reliable 24-hour emergency contact (if not yourself) who can respond quickly to guest issues. Develop clear house rules that comply with Columbus regulations and help prevent problems with neighbors.

Monitor and Adjust Your Business

Regularly review your business performance, guest feedback, and market conditions. Adjust pricing, amenities, and marketing strategies as needed. Stay informed about any changes to Columbus short-term rental regulations, as the regulatory landscape continues to evolve. Consider joining local host groups or associations to network with other operators and stay updated on industry trends.

By following these steps and maintaining compliance with Columbus regulations, you can establish a successful and legally compliant short-term rental business. Remember that attention to detail, guest satisfaction, and community consideration are key factors in building a sustainable operation in Columbus's competitive short-term rental market.

Who to Contact in Columbus, Ohio about Short-Term Rental Regulations and Zoning?

Navigating the regulatory landscape for short-term rentals in Columbus requires knowing exactly who to contact for different aspects of the permitting and compliance process. Here's a comprehensive list of official contacts and community resources to help you stay informed and compliant.

Official City Contacts

Department of Building and Zoning License Section

1. Address: 4252 Groves Road, Columbus, OH 43232
2. Phone: (614) 645-8366
3. Fax: (614) 645-8912
4. Office Hours: Monday-Friday, 8:00 AM-3:30 PM

This is your primary contact for short-term rental permit applications, renewals, and general questions about the licensing process. The License Section has installed a secure drop box at this address for submitting applications and documentation outside of regular business hours.

Building and Zoning Services (BZS)

1. Address: 111 N. Front Street, Columbus, OH 43215
2. Customer Service Hours: Monday-Friday, 9:00 AM-4:00 PM
3. Main Phone: (614) 645-7433

For questions related to zoning compliance, building codes, and property inspections, BZS is your primary resource. They can help clarify whether your property meets the necessary requirements for short-term rental use.

Columbus Division of Taxation

Phone: (614) 645-7370

Contact this office to establish your business account for collecting and remitting the 5.1% lodging excise tax, and to obtain your required Letter of Good Standing.

Franklin County Economic Development and Planning

1. Address: 150 S. Front St., FSL, Suite 10, Columbus, OH 43215
2. Zoning Phone: (614) 525-3094
3. Main Phone: (614) 525-3095

For properties located in Franklin County but outside Columbus city limits, this office handles zoning and planning matters that may affect your short-term rental operation.

By maintaining contact with these official departments and engaging with community resources, you'll be well-positioned to navigate Columbus's short-term rental regulations successfully. Remember that regulations can change, so regular communication with official channels and participation in host communities can help you stay ahead of any regulatory developments.