Aurora's Short-Term Rentals: The Rules That Matter

Every city handles short-term rentals a little differently. In Aurora, Colorado, there are 6 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Short-Term Rental Permits

Aurora, Colorado requires short-term rental hosts to hold both a general business license and a lodger's license, post the license number in every ad, and rent only their primary residence.

Key details: License required: Business license + lodger's license. Ad requirement: License number in every listing. Residency rule: Must be operator's primary residence. Entire-dwelling cap: 180 days per 365-day period. Platform penalty: $1,000/violation/day.

Booking service providers face a $1,000 civil penalty per violation per day for hosting an unlicensed rental or one not used as a primary residence (§ 26-219(g)); operators face the general Code penalty under § 1-13.

This is one of the stricter rules in Aurora's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Primary-Residence-Only Rule

Aurora, Colorado limits short-term rentals to the operator's primary residence, and booking platforms can't be paid for listings that aren't.

Key details: Rule: STR must be operator's primary residence. ADU exception: Owner-occupied primary structure only. Whole-dwelling cap: 180 days per 365-day period. Penalty: $1,000 per violation per day. Verification: Records inspected on city request.

Unlawful advertising or booking-service payment violations; civil penalty of $1,000 per violation per day applies to subsection (d) whole-dwelling-cap and (e) unlicensed-rental violations, plus the general penalty under § 1-13.

This is not one of those rules that cities tend to ignore. Aurora actively enforces its primary-residence-only rule requirements.

Taxes & Fees

Aurora short-term rental hosts pay an 8% lodger's tax on the nightly rental charge, collected at the time of sale and remitted monthly; the required lodger's license itself carries no fee.

Key details: Lodger's tax rate: 8% of rental charge. Lodger's license fee: $0: no fee charged. Tax remittance: Monthly to finance director. License term: 2 years, auto-renews. Marketing fee scope: Only hotels with 75+ rooms.

Failing to collect, report, or remit the 8% lodger's tax, or operating without a valid lodger's license, lets the city suspend or cancel the operator's license (§ 86-665, § 86-668(b)) and exposes the operator to the Code's general penalty provision (§ 1-13).

Extended Home Share

Aurora, Colorado requires a business and lodger's license for short-term rentals and caps whole-home rentals at 180 nights a year unless the owner lives on-site.

Key details: License required: Business + lodger's license. Whole-home cap: 180 days per 365-day period. Occupancy rule: Must be operator's primary residence. Platform penalty: $1,000 per violation per day.

Advertising or operating without a business/lodger's license, renting a whole dwelling over 180 days/year, or a booking platform accepting payment for an unlicensed listing: subject to the general penalty (§ 1-13) plus a $1,000/day civil penalty for platforms under § 26-219(g).

This is one of the stricter rules in Aurora's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Night Caps

Aurora, Colorado caps short-term rentals of an entire home at 180 days per year under Sec. 26-219(d) of the City Code, with an exception for owner-occupied accessory dwelling units.

Key details: Annual cap: 180 days per 365-day period. ADU exception: Exempt if owner occupies main home. Booking-provider penalty: $1,000 per violation per day. Also required: Business license and lodger's license. Governing provision: Aurora City Code § 26-219(d).

Operating an entire-dwelling short-term rental past 180 days in a 365-day period violates § 26-219(d); a booking service provider that knowingly takes payment for an unlicensed or over-cap rental faces a $1,000-per-violation, per-day civil penalty under § 26-219(g).

Compared to other cities, Aurora takes a harder line on night caps. The enforcement and penalty structure reflects that.

Host Platform Liability

Aurora, Colorado makes booking service providers like Airbnb and Vrbo liable if they collect payment for an unlicensed short-term rental or one not used as the host's primary residence, backed by a $1,000-per-violation daily civil penalty.

Key details: Governing law: Aurora City Code § 26-219. Platform penalty: $1,000 per violation per day. Host license required: General business + lodger's license. Entire-unit rental cap: 180 days per 365-day period. Current through: Ordinance No. 2024-41 (Sept. 9, 2024).

Booking platforms face a $1,000-per-violation civil penalty per day for accepting payment on unlicensed listings or non-primary-residence rentals; hosts risk license revocation and the general Sec. 1-13 penalty.

This is one of the stricter rules in Aurora's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

The Bottom Line

Aurora is tougher than many cities when it comes to short-term rentals. Out of the 6 rules covered here, 5 are rated strict. If you are a homeowner, renter, or business owner in Aurora, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on Aurora's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.