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HB2429 - 572R - H Ver
House Engrossed
vacation
rentals; short-term rentals; occupancy
(now:� short-term
rentals; vacation rentals; occupancy)
State of Arizona
House of Representatives
Fifty-seventh Legislature
Second Regular Session
2026
HOUSE BILL 2429
AN
ACT
amending sections 9-500.39 and 11-269.17,
arizona revised statutes; relating to vacation rentals and short-term
rentals.
(TEXT OF BILL BEGINS ON NEXT PAGE)
Be it enacted by the Legislature of the State of Arizona:
Section 1. Section 9-500.39, Arizona Revised
Statutes, is amended to read:
START_STATUTE
9-500.39.
Limits on regulation of vacation rentals and short-term
rentals; state preemption; civil penalties; transaction privilege tax license
suspension; definitions
A. A city or town may not prohibit vacation rentals
or short-term rentals.
B. A city or town may not restrict the use of or
regulate vacation rentals or short-term rentals based on their
classification, use or occupancy except as provided in this section. A
city or town may regulate vacation rentals or short-term rentals as
follows:
1. To protect the public's health and safety,
including rules and regulations related to fire and building codes, health and
sanitation, transportation or traffic control and solid or hazardous waste and
pollution control, if the city or town demonstrates that the rule or regulation
is for the primary purpose of protecting the public's health and safety.
2. To adopt and enforce use and zoning ordinances,
including ordinances related to noise, protection of welfare, property
maintenance and other nuisance issues, if the ordinance is applied in the same
manner as other property classified under sections 42-12003 and 42-12004.
3. To limit or prohibit the use of a vacation rental
or short-term rental for the purposes of housing sex offenders, operating
or maintaining a sober living home, selling illegal drugs, liquor control or
pornography, obscenity, nude or topless dancing and other adult-oriented
businesses.
4. To require the owner of a vacation rental or
short-term rental to provide the city or town with emergency contact
information for the owner or the owner's designee who is responsible for
responding to complaints or emergencies in a timely manner in person if
required by public safety personnel, over the phone or by email at any time of
day before offering for rent or renting the vacation rental or short-term
rental. In addition to any other penalty imposed pursuant to this
section, the city or town may impose a civil penalty of up to $1,000 against
the owner for every thirty days the owner fails to provide contact information
as prescribed by this paragraph. The city or town shall provide
thirty days' notice to the owner before imposing the initial civil penalty.
5. To require the owner of a vacation rental or
short-term rental to obtain and maintain a local regulatory permit or
license. As a condition of issuance of a permit or license, the
application for the permit or license may require an applicant to provide only
the following:
(a) The name, address, telephone number and email
address for the owner or owner's agent.
(b) The address of the vacation rental or short-term
rental.
(c) Proof of compliance with section 42-5005.
(d) Contact information required pursuant to
paragraph 4 of this subsection.
(e) Acknowledgment of an agreement to comply with
all applicable laws, regulations and ordinances.
(f) A fee not to exceed the actual cost of issuing
the permit or license or $250, whichever is less.
6. To require, before offering a vacation rental or
short-term rental for rent for the first time, the owner or the owner's designee
of a vacation rental or short-term rental to notify all single-family
residential properties adjacent to and directly and diagonally across the
street from the vacation rental or short-term rental. Notice shall
be deemed sufficient in a multifamily residential building if given to
residents on the same building floor. A city or town may require
additional notification pursuant to this paragraph if the contact information
previously provided changes. Notification provided in compliance
with this paragraph shall include the permit or license number if required by
the city or town, the address of the vacation rental or short-term rental
and the information required pursuant to paragraph 4 of this
subsection. The owner or the owner's designee shall demonstrate
compliance with this paragraph by providing the city or town with an
attestation of notification compliance that consists of the following
information:
(a) The permit or license number of the vacation
rental or short-term rental, if required by the city or town.
(b) The address of each property notified.
(c) A description of the manner in which the owner
or owner's designee chose to provide notification to each property subject to
notification.
(d) The name and contact information of the person
attesting to compliance with this paragraph.
7. To require the owner or owner's designee of a
vacation rental or short-term rental to display the local regulatory
permit number or license number, if any, on each advertisement for a vacation
rental or short-term rental that the owner or owner's designee maintains. A
city or town that does not require a local regulatory permit or license may
require the owner or owner's designee of a vacation rental or short-term
rental to display the transaction privilege tax license number required by
section 42-5042 on each advertisement for a vacation rental or short-term
rental that the owner or owner's designee maintains.
8. To require the vacation rental or short-term
rental to maintain liability insurance appropriate to cover the vacation rental
or short-term rental in the aggregate of at least $500,000 or to
advertise and offer each vacation rental or short-term rental through an
online lodging marketplace that provides equal or greater coverage.
9. To require the owner of a vacation rental or
short-term rental to reside on the property if the property contains an
accessory dwelling unit and if a certificate of occupancy, certificate of
completion or similar final approval for the accessory dwelling unit was issued
by the municipality on or after September 14, 2024. This paragraph
does not apply to an owner of a vacation rental or short-term rental if
the property contains an accessory dwelling unit and the certificate of
completion, the certificate of occupancy or a similar final approval for the
accessory dwelling unit was issued on or before September 13, 2024.
10. To limit THE MAXIMUM OCCUPANCY
FOR AN OVERNIGHT STAY IN A vacation rental or SHORT-TERM RENTAL that SHALL BE
CALCULATED AS FOLLOWING:
(
a
) THE MAXIMUM
OCCUPANCY FOR OVERNIGHT STAYS FOR A vacation rental or SHORT-TERM RENTAL UNIT
SHALL BE LIMITED TO TWO ADULTS PER SLEEPING AREA PLUS UP TO TWO ADDITIONAL
PERSONS, not including MINORS.
(
b
) OCCUPANCY
LIMITS FOR vacation rental or short-term rental UNITS SHALL ONLY APPLY TO
GUESTS STAYING OVERNIGHT.
C. A city or town that requires a local regulatory
permit or license pursuant to this section shall issue or deny the permit or
license within seven business days of receipt of the information required by
subsection B, paragraph 5 of this section and otherwise in accordance with
section 9-835, except that a city or town may deny issuance of a permit
or license only for any of the following:
1. Failure to provide the information required by
subsection B, paragraph 5, subdivisions (a) through (e) of this section.
2. Failure to pay the required permit or license
fee.
3. At the time of application the owner has a
suspended permit or license for the same vacation rental or short-term
rental.
4. The applicant provides false information.
5. The owner or owner's designee of a vacation
rental or short-term rental is a registered sex offender or has been
convicted of any felony offense that resulted in death or serious physical
injury or any felony use of a deadly weapon within the past five years.
6. THE APPLICANT HAS UNPAID FINES OR
civil PENALTIES FOR VIOLATIONS OF THE CITY�S or town's vacation rental or
SHORT-TERM RENTAL ORDINANCE ASSOCIATED WITH THAT PROPERTY.
D. A city or town that requires a local regulatory
permit or license pursuant to this section shall adopt an ordinance to allow
the city or town to initiate an administrative process to suspend a local
regulatory permit or license for a period of up to twelve months for the
following verified violations associated with a property:
1. Three verified violations within a
twelve-month
twenty-four-month
period, not including any
verified violation based on an aesthetic, solid waste disposal or vehicle
parking violation that is not also a serious threat to public health and
safety.
2. One verified violation that results in or
constitutes any of the following:
(a) A felony offense committed at or in the vicinity
of a vacation rental or short-term rental by the vacation rental or short-term
rental owner or owner's designee.
(b) A serious physical injury or wrongful death at
or related to a vacation rental or short-term rental resulting from the
knowing, intentional or reckless conduct of the vacation rental or short-term
rental owner or owner's designee.
(c) An owner or owner's designee knowingly or
intentionally housing a sex offender, allowing offenses related to adult-oriented
businesses, sexual offenses or prostitution, or operating or maintaining a
sober living home, in violation of a regulation or ordinance adopted pursuant
to subsection B, paragraph 3 of this section.
(d) An owner or owner's designee knowingly or
intentionally allowing the use of a vacation rental or short-term rental
for a special event that would otherwise require a permit or license pursuant
to a city or town ordinance or a state law or rule or for a retail, restaurant,
banquet space or other similar use.
(
e
) A VIOLATION
OF A BUILDING CODE THAT PRESENTS A SERIOUS THREAT TO PUBLIC HEALTH OR SAFETY
THAT IS RELATED TO CONSTRUCTING, MODIFYING OR ALTERING A VACATION RENTAL OR
SHORT-TERM RENTAL WITHOUT A REQUIRED BUILDING PERMIT OR FAILING TO REMEDY
a documented violation of an adopted building or fire code that
presents a serious and immediate threat to public health or safety
.
3. Notwithstanding paragraphs 1 and 2 of this
subsection, any attempted or completed felony offense, arising from the
occupancy or use of a vacation rental or short-term rental, that results
in a death, or actual or attempted serious physical injury, shall be grounds
for judicial relief in the form of a suspension of the property's use as a
vacation rental or short-term rental for a period of time that shall not
exceed twelve months.
E. A city or town that requires
a
local regulatory permit or license pursuant to this section
shall adopt an ordinance requiring
sex offender background
checks on a vacation rental or short-term rental
booking
guest
and
shall waive the requirement if an online
lodging marketplace performs a sex offender background check of the booking
guest.
F. Notwithstanding any other law, a city or town may
impose a civil penalty of the following amounts against an owner of a vacation
rental or short-term rental if the owner receives one or more verified
violations related to the same vacation rental or short-term rental
property within the same twelve-month period:
1. Up to $500 or up to an amount equal to one
night's rent for the vacation rental or short-term rental as advertised,
whichever is greater, for the first verified violation.
2. Up to $1,000 or up to an amount equal to two
nights' rent for the vacation rental or short-term rental as advertised,
whichever is greater, for the second verified violation.
3. Up to $3,500 or up to an amount equal to three
nights' rent for the vacation rental or short-term rental as advertised,
whichever is greater, for a third and any subsequent verified violation.
G. A vacation rental or short-term rental that
fails to apply for a local regulatory permit or license in accordance with
subsection B, paragraph 5 of this section, within thirty days of the local
regulatory permit or license application process being made available by the
city or town issuing such permits or licenses, must cease operations. �In
addition to any civil penalties imposed pursuant to subsection F of this
section, a city or town may impose a civil penalty of up to $1,000 per month
against the owner if the owner or owner's designee fails to apply for a
regulatory permit or license within thirty days after receiving written notice
of the failure to comply with subsection B, paragraph 5 of this section.
H. If multiple verified violations arise out of the
same response to an incident at a vacation rental or short-term rental,
those verified violations are considered one verified violation for the purpose
of assessing civil penalties or suspending the regulatory permit or license of
the owner pursuant to this section.
I. If the owner of a vacation rental or short-term
rental has provided contact information to a city or town pursuant to
subsection B, paragraph 4 of this section and if the city or town issues a
citation for a violation of the city's or town's applicable laws, regulations
or ordinances or a state law that occurred on the owner's vacation rental or
short-term rental property, the city or town shall make a reasonable
attempt to notify the owner or the owner's designee of the citation within
seven business days after the citation is issued using the contact information
provided pursuant to subsection B, paragraph 4 of this section. �If the owner
of a vacation rental or short-term rental has not provided contact
information pursuant to subsection B, paragraph 4 of this section, the city or
town is not required to provide such notice.
J. This section does not exempt an owner of a
residential rental property, as defined in section 33-1901, from
maintaining with the assessor of the county in which the property is located
information required under title 33, chapter 17, article 1.
K. A vacation rental or short-term rental may
not be used for nonresidential uses, including for a special event that would
otherwise require a permit or license pursuant to a city or town ordinance or a
state law or rule or for a retail, restaurant, banquet space or other similar
use.
L. For the purposes of this section:
1. "Accessory dwelling unit" has the same
meaning prescribed in section 9-461.18.
2. "Online lodging marketplace" has the
same meaning prescribed in section 42-5076.
3. "Transient" has the same meaning
prescribed in section 42-5070.
4. "Vacation rental" or "short-term
rental":
(a) Means any individually or collectively owned
single-family or one-to-four-family house or dwelling
unit or any unit or group of units in a condominium or cooperative that is also
a transient public lodging establishment or owner-occupied residential
home offered for transient use if the accommodations are not classified for
property taxation under section 42-12001.
(b) Does not include a unit that is used for any
nonresidential use, including retail, restaurant, banquet space, event center
or another similar use.
5. "Verified violation" means a finding of
guilt or civil responsibility for violating any state law or local ordinance
relating to a purpose prescribed in subsection B, D, F or K of this section
that has been finally adjudicated.
END_STATUTE
Sec. 2. Section 11-269.17, Arizona Revised
Statutes, is amended to read:
START_STATUTE
11-269.17.
Limits on regulation of vacation rentals and short-term rentals;
state preemption; civil penalties; transaction privilege tax license
suspension; definitions
A. A county may not prohibit vacation rentals or
short-term rentals.
B. A county may not restrict the use of or regulate
vacation rentals or short-term rentals based on their classification, use
or occupancy except as provided in this section. A county may
regulate vacation rentals or short-term rentals within the unincorporated
areas of the county as follows:
1. To protect the public's health and safety,
including rules and regulations related to fire and building codes, health and
sanitation, transportation or traffic control and solid or hazardous waste and
pollution control, if the county demonstrates that the rule or regulation is
for the primary purpose of protecting the public's health and safety.
2. To adopt and enforce use and zoning ordinances,
including ordinances related to noise, protection of welfare, property
maintenance and other nuisance issues, if the ordinance is applied in the same
manner as other property classified under sections 42-12003 and 42-12004.
3. To limit or prohibit the use of a vacation rental
or short-term rental for the purposes of housing sex offenders, operating
or maintaining a sober living home, selling illegal drugs, liquor control or
pornography, obscenity, nude or topless dancing and other adult-oriented
businesses.
4. To require the owner of a vacation rental or
short-term rental to provide the county with emergency contact
information for the owner or the owner's designee who is responsible for
responding to complaints or emergencies in a timely manner in person if
required by public safety personnel, over the phone or by email at any time of
day before offering for rent or renting the vacation rental or short-term
rental. In addition to any other penalty imposed pursuant to this
section, the county may impose a civil penalty of up to $1,000 against the
owner for every thirty days the owner fails to provide contact information as
prescribed by this paragraph. The county shall provide thirty days'
notice to the owner before imposing the initial civil penalty.
5. To require the owner of a vacation rental or
short-term rental to obtain and maintain a local regulatory permit or
license. As a condition of issuance of a permit or license, the
application for the permit or license may require an applicant to provide only
the following:
(a) The name, address, telephone number and email
address for the owner or owner's agent.
(b) The address of the vacation rental or short-term
rental.
(c) Proof of compliance with section 42-5005.
(d) Contact information required pursuant to
paragraph 4 of this subsection.
(e) Acknowledgment of an agreement to comply with
all applicable laws, regulations and ordinances.
(f) A fee not to exceed the actual cost of issuing
the permit or license or $250, whichever is less.
6. To require, before offering a vacation rental or
short-term rental for rent for the first time, the owner or the owner's
designee of a vacation rental or short-term rental to notify all single-family
residential properties adjacent to and directly and diagonally across the
street from the vacation rental or short-term rental. Notice
shall be deemed sufficient in a multifamily residential building if given to
residents on the same building floor. �A county may require additional
notification pursuant to this paragraph if the contact information previously
provided changes. Notification provided in compliance with this
paragraph shall include the permit or license number if required by the county,
the address of the vacation rental or short-term rental and the information
required pursuant to paragraph 4 of this subsection. �The owner or the owner's
designee shall demonstrate compliance with this paragraph by providing the
county with an attestation of notification compliance that consists of the
following information:
(a) The permit or license number of the vacation
rental or short-term rental, if required by the county.
(b) The address of each property notified.
(c) A description of the manner in which the owner
or owner's designee chose to provide notification to each property subject to
notification.
(d) The name and contact information of the person
attesting to compliance with this paragraph.
7. To require the owner or owner's designee of a
vacation rental or short-term rental to display the local regulatory permit
number or license number, if any, on each advertisement for a vacation rental
or short-term rental that the owner or owner's designee
maintains. A county that does not require a local regulatory permit
or license may require the owner or owner's designee of a vacation rental or
short-term rental to display the transaction privilege tax license number
required by section 42-5042 on each advertisement for a vacation rental
or short-term rental that the owner or owner's designee maintains.
8. To require the vacation rental or short-term
rental to maintain liability insurance appropriate to cover the vacation rental
or short-term rental in the aggregate of at least $500,000 or to
advertise and offer each vacation rental or short-term rental through an
online lodging marketplace that provides equal or greater coverage.
9. To require the owner of a vacation rental or
short-term rental to reside on the property if the property contains an
accessory dwelling unit and if a certificate of occupancy, certificate of
completion or similar final approval for the accessory dwelling unit was issued
by the county on or after September 14, 2024. This paragraph does
not apply to an owner of a vacation rental or short-term rental if the
property contains an accessory dwelling unit and the certificate of completion,
the certificate of occupancy or a similar final approval for the accessory
dwelling unit was issued on or before September 13, 2024.
10. To limit THE MAXIMUM OCCUPANCY
FOR AN OVERNIGHT STAY IN A vacation rental or SHORT-TERM RENTAL that SHALL BE
CALCULATED AS FOLLOWING:
(
a
) THE MAXIMUM
OCCUPANCY FOR OVERNIGHT STAYS FOR A vacation rental or SHORT-TERM RENTAL UNIT
SHALL BE LIMITED TO TWO ADULTS PER SLEEPING AREA PLUS UP TO TWO ADDITIONAL
PERSONS, not including MINORS.
(
b
) OCCUPANCY
LIMITS FOR UNITS SHALL ONLY APPLY TO GUESTS STAYING OVERNIGHT.
C. A county that requires a local regulatory permit
or license pursuant to this section shall issue or deny the permit or license
within seven business days of receipt of the information required by subsection
B, paragraph 5 of this section and otherwise in accordance with section 11-1602,
except that a county may deny issuance of a permit or license only for any of
the following:
1. Failure to provide the information required by
subsection B, paragraph 5, subdivisions (a) through (e) of this section.
2. Failure to pay the required permit or license
fee.
3. At the time of application the owner has a
suspended permit or license for the same vacation rental or short-term
rental.
4. The applicant provides false information.
5. The owner or owner's designee of a vacation
rental or short-term rental is a registered sex offender or has been
convicted of any felony offense that results in death or serious physical
injury or any felony use of a deadly weapon within the past five years.
D. A county that requires a local regulatory permit
or license pursuant to this section shall adopt an ordinance to allow the
county to initiate an administrative process to suspend a local regulatory
permit or license for a period of up to twelve months for the following
verified violations associated with a property:
1. Three verified violations within a
twelve-month
twenty-four-month
period, not including any
verified violation based on an aesthetic, solid waste disposal or vehicle
parking violation that is not also a serious threat to public health or safety.
2. One verified violation that results in or
constitutes any of the following:
(a) A felony offense committed at or in the vicinity
of a vacation rental or short-term rental by the vacation rental or short-term
rental owner or owner's designee.
(b) A serious physical injury or wrongful death at
or related to a vacation rental or short-term rental resulting from the
knowing, intentional or reckless conduct of the vacation rental or short-term
rental owner or owner's designee.
(c) An owner or owner's designee knowingly or
intentionally housing a sex offender, allowing offenses related to
adult-oriented businesses, sexual offenses or prostitution, or operating or
maintaining a sober living home, in violation of regulation or ordinance
adopted pursuant to subsection B, paragraph 3 of this section.
(d) An owner or owner's designee knowingly or
intentionally allowing the use of a vacation rental or short-term rental
for a special event that would otherwise require a permit or license pursuant
to a county ordinance or a state law or rule or for a retail, restaurant,
banquet space or other similar use.
(
e
) A VIOLATION
OF A BUILDING CODE THAT PRESENTS A SERIOUS THREAT TO PUBLIC HEALTH OR SAFETY
THAT IS RELATED TO CONSTRUCTING, MODIFYING OR ALTERING A VACATION RENTAL OR
SHORT-TERM RENTAL WITHOUT A REQUIRED BUILDING PERMIT OR FAILING TO REMEDY
a documented violation of an adopted building or fire code that
presents a serious and immediate threat to public health or safety
.
3. Notwithstanding paragraphs 1 and 2 of this
subsection, any attempted or completed felony offense, arising from the
occupancy or use of a vacation rental or short-term rental, that results
in a death, or actual or attempted serious physical injury, shall be grounds
for judicial relief in the form of a suspension of the property's use as a
vacation rental or short-term rental for a period of time that shall not
exceed twelve months.
E. A county that requires
a local
regulatory permit or license pursuant to this section
shall
adopt an ordinance requiring
sex offender background checks on a
vacation rental or short-term rental
booking
guest
and
shall waive the requirement if an online lodging
marketplace performs a sex offender background check of the booking guest.
F. Notwithstanding any other
law, a county may impose a civil penalty of the following amounts against an
owner of a vacation rental or short-term rental if the owner receives one
or more verified violations related to the same vacation rental or short-term
rental property within the same twelve-month period:
1. Up to $500 or up to an amount equal to one
night's rent for the vacation rental or short-term rental as advertised,
whichever is greater, for the first verified violation.
2. Up to $1,000 or up to an amount equal to two
nights' rent for the vacation rental or short-term rental as advertised,
whichever is greater, for the second verified violation.
3. Up to $3,500 or up to an amount equal to three
nights' rent for the vacation rental or short-term rental as advertised,
whichever is greater, for a third and any subsequent verified violation.
G. A vacation rental or short-term rental that fails
to apply for a local regulatory permit or license in accordance with subsection
B, paragraph 5 of this section, within thirty days of the local regulatory
permit or license application process being made available by the county
issuing such permits or licenses, must cease operations. In addition
to any civil penalties imposed pursuant to subsection F of this section, a
county may impose a civil penalty of up to $1,000 per month against the owner
if the owner or owner's designee fails to apply for a regulatory permit or
license within thirty days after receiving written notice of the failure to
comply with subsection B, paragraph 5 of this section.
H. If multiple verified violations arise out of the
same response to an incident at a vacation rental or short-term rental,
those verified violations are considered one verified violation for the purpose
of assessing civil penalties or suspending the regulatory permit or license of
the owner pursuant to this section.
I. If the owner of a vacation rental or short-term
rental has provided contact information to a county pursuant to subsection B,
paragraph 4 of this section and if the county issues a citation for a violation
of the county's applicable laws, regulations or ordinances or a state law that
occurred on the owner's vacation rental or short-term rental property,
the county shall make a reasonable attempt to notify the owner or the owner's
designee of the citation within seven business days after the citation is issued
using the contact information provided pursuant to subsection B, paragraph 4 of
this section. If the owner of a vacation rental or short-term
rental has not provided contact information pursuant to subsection B, paragraph
4 of this section, the county is not required to provide such notice.
J. This section does not exempt an owner of a
residential rental property, as defined in section 33-1901, from
maintaining with the assessor of the county in which the property is located
information required under title 33, chapter 17, article 1.
K. A vacation rental or short-term rental may
not be used for nonresidential uses, including for a special event that would
otherwise require a permit or license pursuant to a county ordinance or a state
law or rule or for a retail, restaurant, banquet space or other similar use.
L. For the purposes of this section:
1. "Accessory dwelling unit" has the same
meaning prescribed in section 11-810.01.
2. "Online lodging
marketplace" has the same meaning prescribed in section 42-5076.
3. "Transient" has the same meaning
prescribed in section 42-5070.
4. "Vacation rental" or "short-term
rental":
(a) Means any individually or collectively owned
single-family or one-to-four-family house or dwelling
unit or any unit or group of units in a condominium or cooperative that is also
a transient public lodging establishment or owner-occupied residential
home offered for transient use if the accommodations are not classified for
property taxation under section 42-12001.
(b) Does not include a unit that is used for any
nonresidential use, including retail, restaurant, banquet space, event center
or another similar use.
5. "Verified violation" means a finding of
guilt or civil responsibility for violating any state law or local ordinance
relating to a purpose prescribed in subsection B, D, F or K of this section
that has been finally adjudicated.
END_STATUTE
Sec. 3.
Effective date
Sections 9-500.39 and 11-269.17,
Arizona Revised Statutes, as amended by this act, are effective from and after
December 31, 2026.