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Boulder County, CO Short-Term Rentals: Occupancy Limits (2026)

Heavy Restrictions

Verified 1 week ago|Source: Boulder County Short-Term & Vacation Rental Licensing →

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Key Facts

Authority: Ordinance 2023-02; BCLUC Art. 4-507.E and 4-516.Z
Hard Cap: 8 individuals OR septic capacity (lesser controls)
Septic Capacity: Set by Public Health permit (Change of Use for VR)
State Preemption: Cannot limit by family relationship (CO HB24-1007)

City-specific rules exist: Boulder has its own occupancy limits rules that differ from Boulder County's county-level regulations. If you live in Boulder, check the city-specific page instead.

Summary

Boulder County limits unincorporated Short-Term and Vacation Rentals to a maximum of 8 individuals OR the on-site wastewater system's permitted occupancy capacity, whichever is fewer. The cap is property-based (septic capacity and total guests), consistent with Colorado HB24-1007 which prohibits occupancy limits keyed to family relationships.

Full Breakdown

Under Ordinance 2023-02 and Boulder County Land Use Code Article 4-507.E and 4-516.Z, the licensed premises of any Short-Term Rental or Vacation Rental in unincorporated Boulder County is limited to a maximum of eight individuals or the occupancy limit of the on-site wastewater treatment system as permitted by Public Health, whichever is fewer. For most rural unincorporated properties on septic, the wastewater capacity is the binding constraint, which is why Vacation Rentals require a $1,000 Change of Use review. The cap is structural and property-based rather than based on the relationship of occupants, consistent with Colorado House Bill 24-1007, which preempts local occupancy limits tied to familial relationships. Operators must post the maximum occupancy and the local responsible agent's contact information inside the unit. Confirm the specific cap for a property with Boulder County Community Planning & Permitting at 303-441-3930.

Violations & Fines

Renting to more guests than the licensed maximum (8 or septic capacity, whichever is fewer) violates Ordinance 2023-02 and Land Use Code Article 4 and can support license suspension or revocation by Community Planning & Permitting.

Frequently Asked Questions

How many guests can stay at a Boulder County STR?

Under Ordinance 2023-02, an unincorporated Short-Term or Vacation Rental is limited to a maximum of eight individuals or the on-site wastewater system's permitted occupancy capacity, whichever is fewer. For most rural properties on septic, the wastewater capacity is the binding number, which is why Vacation Rentals require a Public Health Change of Use review. Confirm the specific cap with the county at 303-441-3930.

Does the county count children toward the occupancy limit?

Boulder County's STR/Vacation Rental cap is written as a maximum number of individuals, with the on-site wastewater system's permitted capacity as the alternate cap. Colorado House Bill 24-1007 prohibits local occupancy limits keyed to family relationships, so the limit is structural rather than relational. Confirm how the county counts infants or children with Community Planning & Permitting.

Can a Boulder County STR host more than 8 guests with a larger septic system?

No. The eight-individual ceiling is the upper bound, and the septic capacity acts only as a lower cap. A property with a wastewater system permitted for ten people is still limited to eight overnight guests under Ordinance 2023-02. A property with septic permitted for six is limited to six.

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Boulder County, CO Short-Term Rentals: Occupancy Limits (2026)

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