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Most of what makes a vacation rental succeed happens before the first guest books. Here is the order we would work through.
Start with the permit
In unincorporated Archuleta County you need a Vacation Rental Permit before you advertise or take a single booking, and any stay under 30 days counts as a vacation rental. Homes inside the Town of Pagosa Springs may follow different rules, so confirm which applies to your address first. Our county cheat sheet explains the permit in plain English.
Check the safety items
The county looks for working smoke detectors in every sleeping room and one outside within 15 feet of the door, carbon monoxide detectors outside each sleeping area, and at least one fire extinguisher in the kitchen. Every bedroom needs a second way out, stairs with four or more steps need a handrail, and any drop over 30 inches needs a guardrail. Fixing these before the inspection is far easier than fixing them after.
Count bedrooms honestly
A bedroom needs its own door, four solid walls and enough floor area, and an open loft does not add to the count. Guest limits follow the bedroom count, generally two guests per bedroom, and your septic or sewer setup and parking can lower it further. Advertising more guests than the permit allows is a serious violation, so set your listing to match what the county approves.
Build in the comforts guests review
Guests write about the same things again and again: a clean home, comfortable beds, a kitchen that has what they need, dependable heat, a way to stay cool in summer and a hot tub that works. In the mountains, plan for snow removal and clear parking instructions, and leave a short house guide so nobody has to call at 10 p.m. to ask how the fireplace works.
Photos and listing details
Good photos and an accurate sleeping setup carry a listing. The permit number must appear in every ad, and the beds described must match the permit. A listing that matches reality earns better reviews, which helps it rank on every booking site.
Where a local manager fits
You can do all of this yourself, and some owners do. If you would rather not, we handle the county permit, the sales and lodging tax, listings on every major channel, cleaning, inspections and maintenance, and send a monthly owner statement. The free evaluation is a good time to walk the home together and list what needs doing.