Hurricane Utah STR Permits: How to Get Licensed for Short-Term Rentals

If you're buying a property in Hurricane, Utah with plans to run it as a short-term rental, the licensing process is the first thing you need to understand — not the last. Hurricane has specific caps, spacing requirements, and zoning restrictions that can make or break an investment before you ever list on Airbnb.

This guide covers the complete permitting process as of 2026, including what's changed recently, what zones allow STRs, and the steps to go from purchase to licensed operation.

Jump to Section

• Regulatory Overview
• License Caps and Spacing Rules
• Which Zones Allow STRs
• Application Process Step by Step
• Fees and Tax Requirements
• Inspections and Safety Standards
• Operational Requirements
• Washington County (Unincorporated Areas)
• Recent Changes and Trends
• What to Verify Before You Buy

Regulatory Overview

Hurricane City regulates short-term rentals under Ordinance Section 3-10-11. The core rule is simple: no property can be used as a short-term vacation rental until the owner has obtained a short-term vacation rental business license. Operating without one puts you at risk of fines, license denial, and potential legal issues.

The city's approach reflects a balance — they recognize the economic value STRs bring (especially given proximity to Zion National Park and Sand Hollow State Park) while protecting the residential character of neighborhoods. That balance has tightened over the past two years, making it essential to understand the current rules before committing capital.

License Caps and Spacing Rules

This is where most out-of-state investors get caught off guard:

Rule	Requirement
License Cap	3 STR licenses per 1,000 residents (city-wide)
Spacing Requirement	300 feet minimum between STR properties in single-family zones
Ownership Limit	One STR license per owner in single-family residential zones
Waiting List	Once the cap is filled, new applicants are placed on a waiting list

What this means practically: With Hurricane's population around 22,000, the cap allows approximately 66 STR licenses in single-family zones city-wide. That's a limited pool. If you're buying a property specifically for STR use, you must confirm license availability before you go under contract — not during due diligence, and definitely not after closing.

The 300-foot spacing rule also matters. Even if the cap isn't full, your specific property might be ineligible because there's already a licensed STR within 300 feet. This requires a physical measurement from the city, not a guess on Google Maps.

Which Zones Allow Short-Term Rentals

Not every zone in Hurricane permits STR use. Here's the breakdown:

Zones Where STRs Are Permitted (with license)

• Resort and commercial zones — STRs are generally permitted, often with fewer restrictions than residential zones
• Mixed-use zones — May allow STRs depending on the specific overlay and intended use
• Sand Hollow Resort area — Designed as an STR-friendly community with resort zoning; this is the most straightforward path to STR operation in the Hurricane area

Zones With Restrictions

• Single-family residential zones — Subject to the license cap, spacing requirement, and one-per-owner rule. Recent ordinance changes have moved toward disallowing new whole-home STR licenses in these zones, though existing licenses are grandfathered
• Multifamily zones — Whole-home vacation rentals are generally prohibited in multifamily zones

Critical note: Zoning determines eligibility, but the cap and spacing rules determine availability. A property can be in an STR-eligible zone and still be denied a license because the cap is full or another STR is within 300 feet. These are separate checks.

Application Process: Step by Step

Here's the actual process for obtaining an STR license in Hurricane:

Step 1: Verify Zoning and License Availability

Before you apply (ideally before you buy), contact Hurricane City's Planning and Zoning Department to confirm:

• The property is in an STR-eligible zone
• No existing STR license is within 300 feet (for single-family zones)
• The license cap has not been reached
• The property has a valid certificate of occupancy

Step 2: Obtain a State Tax Number

You must have a valid Utah state tax number for remitting transient room taxes before applying. Register through the Utah State Tax Commission. You'll need this for sales tax, transient room tax, and tourism levies.

Step 3: Complete the Business License Application

Submit the STR business license application to Hurricane City's Community Development / Planning and Zoning Department. The application requires:

• Property owner information
• Property address and legal description
• Local contact/manager information (must be available 24/7 and able to respond within one hour)
• State tax number
• Site plan of the property
• Proof of property insurance
• Contact information for emergency response

Step 4: Pass the Health and Safety Inspection

A city building inspector will conduct a health and safety check to verify:

• Property meets current building codes for transient occupancy
• Fire safety equipment is in place (smoke detectors, fire extinguishers, carbon monoxide detectors)
• Egress windows and exit paths meet code
• Pool/spa safety barriers are compliant (if applicable)
• The property is safe for short-term guest use

Step 5: Pay Fees and Receive License

Once the inspection passes and application is approved, pay the license fee and receive your STR business license. The license must be renewed annually.

Processing Timeline

Allow 10–14 business days for processing after submitting a complete application. Incomplete applications will delay the timeline. Plan accordingly — you cannot legally operate until the license is issued.

Where to Submit

Applications and fees can be submitted in person at Hurricane City's Planning and Zoning Department or emailed. Contact the city directly for the current submission process and any updated forms.

Fees and Tax Requirements

Fee / Tax	Amount	Notes
Application / License Fee	~$160	Includes health and safety inspection
Annual Renewal	Varies	Required to maintain active license
Utah State Sales Tax	~6.35%	Applied to nightly rental income
Transient Room Tax (TRT)	Up to 4.5%	County-level tax on lodging
Tourism / RAPZ Tax	~1%	Additional local tourism levy

Tax collection note: Airbnb and VRBO collect and remit some taxes automatically in Utah, but not all. You're responsible for verifying that all required taxes are being collected and filed. Many operators use a short-term rental tax compliance service or work with a local CPA familiar with Utah STR tax requirements to ensure nothing is missed.

Inspections and Safety Standards

Hurricane requires that STR properties meet building and fire codes for transient occupancy — which is a higher standard than regular residential use. Key requirements include:

Fire Safety

• Working smoke detectors in every bedroom and on every floor
• Carbon monoxide detectors where required by code
• Fire extinguisher accessible on each floor
• Clear egress paths and properly sized egress windows in sleeping areas
• Emergency exit information posted for guests

Pool and Spa Safety

• Code-compliant fencing and self-closing/self-latching gates
• Pool/spa use restricted after 11:00 p.m.
• Safety signage posted
• Drain covers and entrapment prevention compliant with current code

General Property Standards

• Valid certificate of occupancy — must be current, not expired
• Property must be maintained to current building code standards
• Adequate off-street parking for guests
• Occupancy limits posted and enforced

Operational Requirements Once Licensed

Getting the license is step one. Staying in compliance is ongoing. Hurricane's ordinance includes specific operational rules:

Requirement	Details
Local Contact	Must designate a local point of contact available 24/7
Response Time	Must respond to complaints within one hour
Noise Standards	Must comply with city noise ordinance; quiet hours enforced
Pool/Spa Hours	No pool or spa use after 11:00 p.m.
Parking	Off-street parking required; no street parking by guests
Occupancy Limits	Must post and enforce maximum occupancy
Tax Compliance	Transient room taxes must be collected and remitted
License Renewal	Annual renewal required to maintain active status

Violation consequences: Violators are given 30 days to correct an issue. After 30 days, a citation is issued. Accumulating more than three violations within a year can result in license suspension. Operating without a license carries separate penalties.

Washington County (Unincorporated Areas)

If a property is outside Hurricane city limits but within Washington County (unincorporated areas near Sand Hollow, for example), the county's own STR ordinance applies instead. Key differences:

• License required — Washington County adopted its STR ordinance in October 2021
• Application fee: $160, includes a health and safety inspection
• Annual renewal required
• Building code compliance verified by county building inspector
• Documentation required: Site plan, septic permit (if applicable), photos of the dwelling
• No density cap like Hurricane's 3-per-1,000 rule — county regulations are generally less restrictive, which is why some investors target unincorporated areas

The application is handled through the Washington County Community Development department. Processing time is typically 10–14 business days.

Recent Changes and What's Coming

The STR regulatory landscape in southern Utah is actively evolving. Here's what's changed recently and where things appear to be heading:

What's Already Changed

• Hurricane moved to restrict new whole-home STR licenses in single-family zones. Existing approved licenses are grandfathered, but new applications face higher barriers. This is the biggest regulatory shift in the local market.
• Washington City (nearby) tightened enforcement in March 2025 — mandatory business licensing for property management companies, local point-of-contact requirements, and fines of $750/day for non-compliance. While this is a different city, it signals the direction of the region.
• Utah's state-level TRT cap increased from 4.25% to 4.5% effective July 2025, with several counties adopting the higher rate.

What to Watch

• Further cap reductions in Hurricane — if the city council decides current caps are still too high, existing license holders benefit (supply constrained) but new investors face even harder entry
• County-level tightening — as unincorporated areas absorb more STR growth, Washington County may adopt stricter rules similar to what cities have done
• State-level preemption debates — Utah has historically protected property owners' rights to rent, but local pressure for more control continues

What to Verify Before You Buy

If you're under contract or considering a purchase for STR use in the Hurricane/Sand Hollow area, this is your verification checklist:

The worst-case scenario is closing on a property you can't license. I've seen this happen to out-of-state investors who assumed they could rent any home near Sand Hollow without checking the rules first. Do the regulatory homework before the financial analysis.

For a full look at the market numbers — occupancy rates, revenue data, and investment math — read our Sand Hollow STR Investment Numbers guide. For a visual breakdown of which areas allow STRs, see our Southern Utah STR Zoning Map.

Sources: Hurricane City Ordinance Sec. 3-10-11, Washington County Community Development, Utah State Tax Commission, STR Profit Map, Home Team Luxury Rentals regulatory guide. Regulations are current as of mid-2026 but subject to change — always verify with the relevant jurisdiction before making investment decisions.