Occupancy Limits: Fountain vs Manitou Springs
How do occupancy limits rules compare between Fountain, CO and Manitou Springs, CO?
Fountain has fewer restrictions than Manitou Springs.
Fountain, CO
El Paso County
Fountain Municipal Code Chapter 17.29 (Short Term Rental Unit) ties STR occupancy to the maximum permissible occupancy under applicable building, fire, health and safety codes. Sleeping quarters must be in an area approved for that occupancy and use by the City building inspector. Up to one STR is allowed per lawful dwelling unit, with a property maximum of four STRs (or two per owner for condominium-style common ownership).
View full Fountain rules →Manitou Springs, CO
El Paso County
Manitou Springs ties STR occupancy to the building code occupant load rather than a fixed guest count. Permits are limited to 2% of the city's residential structures (about 56 units), STRs must be the owner's primary residence (185+ days/year), and new STRs must be at least 500 feet from any other STR.
View full Manitou Springs rules →Key Facts Comparison
| Fact | Fountain | Manitou Springs |
|---|---|---|
| Occupancy Standard | Per building/fire/health code (§17.29.060(D)) | - |
| Sleeping Quarters | Must be approved by City building inspector | - |
| STRs Per Dwelling | 1 per lawful dwelling unit | - |
| Property Maximum | 4 STRs (2 per owner for condos) | - |
| Code Reference | Fountain Zoning Ord. Ch. 17.29 | - |
| Max Occupants | - | Building-code occupant load (no flat guest cap) |
| Permit Cap | - | 2% of residential structures (~56 units) |
| Owner Occupancy | - | 185+ days/year primary residence |
| Minimum Rental Activity | - | 21 days/year |
| STR-to-STR Spacing | - | 500 ft minimum radius |
| Permit Term | - | One year, annual renewal |
| State Law | - | CO HB24-1007 bars relationship-based occupancy caps |
| Confirm With | - | Planning Dept (719) 685-5481 |
Highlighted rows indicate differences between cities.
Fountain FAQ
How many guests can stay at a Fountain, CO short-term rental?
Occupancy is capped at the maximum permissible under applicable building, fire, health, and safety codes. Sleeping quarters must be in an area specifically approved by the City building inspector under Chapter 17.29.
How many short-term rentals can I run on one property in Fountain?
One per lawful dwelling unit, up to four STRs per property. For condominiums or buildings in similar common ownership, each owner is limited to two STRs.
Manitou Springs FAQ
How many people can stay in a Manitou Springs short-term rental?
Manitou Springs ties STR occupancy to the building-code occupant load for the dwelling rather than a flat guest count. Confirm the occupant load for your specific property with the Planning Department at (719) 685-5481 before listing.
Can I run a non-owner-occupied STR in Manitou Springs?
No. New STR permits require the property to be the owner's primary residence for at least 185 days per calendar year, and the city caps total permits at 2% of residential structures.
Does state law affect how Manitou Springs counts guests?
Yes. Colorado HB24-1007 bars residential rental occupancy limits based on familial or relationship status. Manitou's building-code-load approach is consistent with that statute.
Compare other topics
See how Fountain and Manitou Springs compare on other ordinance categories.
Want to add a third city?
Use our full comparison tool to compare up to three cities.
Open Comparison Tool