Sedona, AZ Short-Term Rentals: Repeat Violator Strikes (2026)

SCC 5.25.110(A) directs the short-term rental specialist to suspend a permit for up to 12 months for any of several triggers. The first is a three-strike rule: three verified violations of Chapter 5.25 within a 12-month period at the same property, not counting an aesthetic, solid waste disposal, or vehicle parking violation unless that violation also constitutes a serious threat to public health and safety. The code defines "verified violation" in SCC 5.25.020 as a finding of guilt or civil responsibility, finally adjudicated, for violating a state law or local ordinance tied to the purposes listed in A.R.S.

Section 9-500.39(B) or (K). A single severe violation can also trigger suspension without needing three strikes, under SCC 5.25.110(A)(2): a felony committed at or near the rental, a serious injury or wrongful death caused by the owner's or designee's reckless conduct, knowingly housing a sex offender or running a sober living home, or knowingly allowing an unpermitted special event or commercial use. Before suspending, the specialist must give written notice describing the violation and the code section violated, and the owner has 15 days to request a hearing before a civil hearing officer under SCC 5.25.110(C) and SCC 5.25.130.

A confirmed suspension normally lasts one year, though a hearing officer may cut it to six months if the owner shows reasonable attempts to prevent further violations, under SCC 5.25.130(E). The same three-strike history at the time of a new or renewal application is also independent grounds for the city to deny that application under SCC 5.25.030(D)(5)(b).