Peoria does not cap the nights per year a property may operate as a vacation rental. ARS 9-500.39 preempts cities from prohibiting STRs or restricting them by classification, use, or occupancy. Peoria City Code Sec. 11-150 limits the City to a permit, neighbor notice, $500,000 insurance, and tax compliance.
Arizona has preempted STR regulation since SB 1350 (2016), reinforced by HB 2672 and SB 1168 (2022). ARS 9-500.39 says a city 'may not prohibit vacation rentals' and may not restrict them based on classification, use, or occupancy except as the statute allows. That list does not authorize annual-night caps, season restrictions, or neighborhood quotas. Peoria's program (Ord. 2022-20, Sec. 11-150 to 11-161) sticks to what Arizona permits: a free permit, 24-hour contact, neighbor notice (Sec. 11-153), $500,000 insurance (Sec. 11-156), permit number on ads, sex-offender guest checks, and noise, parking, fire, and nuisance rules. Hosts must hold an AZ TPT license. HB 2720 allows owner-occupancy for ADU STRs after Sept 14, 2024 - not a night cap.
There is no violation tied to nights rented because Peoria has no cap. Operating without a permit, omitting the permit number from ads, dropping $500,000 insurance, or skipping Sec. 11-153 neighbor notice are enforceable, with civil penalties up to $1,000/month.
See how other cities in Maricopa County handle night caps.
See how Peoria's night caps rules stack up against other locations.
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