owner cheat sheet

Short-term rentals in
Archuleta County, made simple.

What the county requires for a vacation rental permit, and why Pagosa Springs owners choose Simply Home. No jargon.

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Thinking about renting your Pagosa Springs home to guests? Start here. You need a county Vacation Rental Permit before you advertise or take a single booking, and the rules are easier to meet when you know them up front.

Your Archuleta County permit

1Get permitted first
  • A vacation rental is any stay under 30 days.
  • Advertising or booking without a permit is a critical violation.
  • RVs, tents, yurts and park-model tiny homes cannot be vacation rentals.
  • Allowed in any zone where a dwelling is allowed.
2Name three roles
  • Applicant: files the application and fees.
  • Operator: handles bookings, payments and guest communication.
  • Emergency Contact: reachable 24/7/52 and living within 30 minutes of the home.
  • Changes must reach the county within 5 business days.
3How many guests
  • 2 guests per bedroom. Children under 24 months do not count.
  • Public sewer: up to 2 overflow guests if you provide beds.
  • Septic: the limit comes from your septic permit (gallons per day divided by 75 per person). Overflow only if the system supports it, never more than 2.
  • Parking can lower the limit too.
4What counts as a bedroom
  • Its own door and 4 solid walls, at least 7 ft high. Open lofts do not add to the count.
  • At least 70 sq ft for the first guest and 50 sq ft for each more.
  • At least 7 ft in every direction, with a 7 ft ceiling (sloped: over half the room).
  • Closets do not count toward floor area.
5Safety checklist
  • Smoke detectors: inside every sleeping room, plus one outside within 15 ft of the door.
  • CO detector: outside each sleeping area within 15 ft. Add one inside if a fireplace or other fuel-burning appliance is in or attached to the room.
  • Fire extinguisher: at least one, kept in the kitchen.
  • Second way out of every bedroom. A window must open at least 5.0 sq ft (5.7 above the ground floor), 20 in wide and 24 in tall, with the sill no higher than 44 in. Upper floors need an escape ladder.
  • Stairs with 4 or more steps need a handrail. Any drop over 30 in needs a 36 in guardrail.
6Advertising rules
  • Put your permit number in every ad.
  • Never advertise more guests than the permit allows.
  • The sleeping setup in the ad must match the permit.
7Day to day
  • Trash is removed after every stay.
  • Expect an inspection. Fix any items within 30 days or risk denial.
  • Guests must follow county fire bans and stay off neighboring land.

What can cost you your permit

Critical: operating without a permit, overbooking, double-booking, advertising too many guests, or a false application. These can mean denial, suspension or revocation.

Operational: guest fire-ban or trespass violations left unresolved. Three in one permit period can mean revocation, and fines apply per incident.

Permit fees are not refunded on a denied or revoked permit, and you may wait 30 days to 1 year to reapply.

Why owners choose Simply Home

Locally owned since 2017We live and work in Pagosa Springs. Your home is looked after by neighbors, not a call center.
Permit-aware listingsWe keep the permit number, guest limit and sleeping setup in every ad matched to what the county allows.
A local team, around the clockThe county expects a reachable local contact for every vacation rental. Our local team answers guest needs day and night, so owners who live away are not on call.
Taxes handledWe collect and remit the lodging taxes on your stays, so one less filing lands on you.
Cleaning and maintenance in houseHotel-grade turnovers, inspections before arrival and local craftsmen on call, all coordinated by one team.
Clear monthly reportingA monthly owner statement with direct deposit by the 10th, and an owner portal you can check anytime.
Guest ready from day oneOur onboarding checklist covers the safety items above, a working cooling source and the details that earn good reviews.

How it works

1Free assessmentWe walk your home and share honest income numbers. No cost, no obligation.
2SetupPhotos, listings on every channel and pricing, ready before your first guest.
3We take care of itGuests, cleaning, inspections, maintenance, restocking and reviews.
4You get paidMonthly statements, direct deposit and an owner portal you can check anytime.

Ready to talk?

Book a free property assessment with honest income numbers, no cost and no obligation. Call (970) 731-1485 or email propertymanagement@simplyhome.us.

Questions

Do I need a permit before I list my home?

Yes. In unincorporated Archuleta County you need a Vacation Rental Permit before you advertise or take a single booking. Stays under 30 days count as vacation rentals.

Does this apply to homes inside the Town of Pagosa Springs?

Not necessarily. This summary covers the county rules for the unincorporated county. Homes inside the town may have different rules, so check with the town and the county before you apply.

Can Simply Home get the permit for me?

The permit is applied for by the owner, and the county sets the fees, steps and renewals. We are glad to walk through what your home needs first. Call (970) 731-1485 or email propertymanagement@simplyhome.us.

What happens if my home does not meet a requirement?

The county inspects and gives you 30 days to fix items, so it is far easier to find them before you apply. Our free property assessment is a good time to do that.

Good to know. The permit information on this page is a plain-English summary of the Archuleta County Land Use Regulations, Section 5.5.6 (Vacation Rental Standards, amended June 2024). It applies to the unincorporated county, and properties inside the Town of Pagosa Springs may have different rules. Permit fees, application steps and renewals are set by the county, so confirm current details with Archuleta County Planning before you apply. This page is general information, not legal advice.

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