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Billings, MT Short-Term Rentals: Host Presence Rule (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

On-site owner presence
Not required
Local contact availability
24/7 during guest stays
Permit holder
Must be deed owner, trust, or MT corp
Max permits per lot
2 in N1/N2/N3/RMH zones
Governing section
Sec. 27-1005.O.8 / Sec. 27-1621

Summary

Billings doesn't require the owner to live on-site, but during any guest stay the owner or a designated local contact must be reachable 24/7 to handle complaints about the rental.

During the term that a short-term rental unit is occupied by a guest(s), the owner and/or a local contact person designated by the owner, as identified in the short-term rental permit application, shall be available twenty-four (24) hours per day, seven (7) days per week, for the purpose of responding to complaints regarding the condition or operation of the short-term rental unit or the conduct of short-term tenants.

View official code

Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 66 Update 2).

Full Breakdown

Billings' short-term rental permit program (adopted 2020) lets owners rent out guest homes and tourist homes without living there, but every permitted unit must have the owner and/or an owner-designated local contact person available twenty-four hours a day, seven days a week while guests are staying, specifically to field complaints about the unit's condition, operation, or the tenants' conduct. The contact's information must be posted inside the rental, and any change of contact requires updating the permit on file.

Violations & Fines

Operating a guest home or tourist home without a valid short-term rental permit is unlawful. A permit can be denied or revoked for unresolved code enforcement issues, and a revoked unit must stop taking reservations immediately.

Frequently Asked Questions

Does the owner have to live at a Billings short-term rental?
No. Non-owner-occupied stays are allowed, but the owner or a designated local contact must be reachable by phone 24/7 while guests are on-site, per Sec. 27-1005.O.8(b).
What if the local contact can't be reached?
The city can deny renewal or revoke the permit for code violations under Sec. 27-1621.C, and continuing to operate without a valid permit is unlawful under Sec. 27-1005.O.1(b).

Sources & Official References

Other rules in Billings

Parking Rules: Overnight ParkingSignificant RestrictionsNoise Ordinances: Quiet HoursSome RestrictionsShort-Term Rental PermitsSignificant RestrictionsNoise RulesSome RestrictionsOccupancy LimitsSome RestrictionsShort-Term Rental Parking RulesSome RestrictionsTaxes & FeesSome RestrictionsNoise Ordinances: Amplified Music & Outdoor SoundSome RestrictionsNoise Ordinances: Barking DogsSome RestrictionsParking Rules: EV ChargingSome RestrictionsParking Rules: Driveway RulesSome Restrictions

All Billings rules

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