Pullman council holds extended discussion of short‑term rental rules, enforcement and safety

R.J. Lauder, Pullman community development director, presented the city’s updated short‑term rental (STR) code and implementation progress at the Sept. 29 City Council meeting, outlining definitions, safety inspections, fees and enforcement procedures adopted by ordinance earlier this year.

The revised code (Ordinance 25‑08, codified as Pullman City Code 17.109) defines short‑term rentals as dwelling transactions of 30 consecutive nights or fewer and expands where STRs are allowed. Lauder said the state law framework (identified in the presentation as RCW 64.37) and local inspection requirements guided staff recommendations. “If someone comes forward to us via the online portal and has everything ready to go an inspection could be done the following afternoon,” Lauder said, describing the faster administrative review and the $200 one‑time application fee that replaced the prior $500 conditional‑use‑permit process.

The presentation emphasized safety and state compliance: liability insurance of not less than $1,000,000 (cited from RCW language in staff slides), posting the rental address and emergency contacts, carbon monoxide and smoke detectors consistent with the International Residential Code, a mounted fire extinguisher and an evacuation floor plan. Lauder said the city requires a simple emergency egress light — an example is a wall‑plugged flashlight with a backup battery — and that building inspections typically take 15–20 minutes.

Why it matters: The changes affect homeowners, property managers and neighbors in predominantly residential zones and were framed as balancing safety, consumer protections and expanded short‑term rental availability for visitors to Pullman. The code change also shifts many approvals from a public hearing process to faster administrative review, reducing time and expense for operators who apply.

Key points from the meeting

- Scope and definitions: The code allows STRs in single‑family dwellings, duplexes, accessory dwelling units, tiny homes, townhouses and manufactured homes; STRs remain prohibited in buildings with three or more dwelling units to avoid a change‑of‑use under the building code.

- State requirements cited by staff: RCW provisions on STR liability insurance and consumer safety; lodging tax collection under RCW 67.28 and Pullman City Code provisions on taxes; state business license requirements. Staff repeatedly referenced the state code in explaining posting, alarm and contact obligations.

- Local safety checklist and inspections: Lauder said staff created a uniform checklist so inspections are consistent between inspectors and that most previously permitted operators already met many of the requirements. He described the city’s enforcement approach as education first and citation only after noncompliance persists.

- Application and fees: The new administrative pathway charges $200 one time with no annual renewal; prior conditional‑use processing cost $500 and required a hearing examiner schedule and public hearing and notice.

Council concerns and requests

Councilmembers raised enforcement and equity questions. Council member Weller urged sensitivity to owner‑occupied operators who rent a single room: “I think the majority of buildings … are mom and pop or retired individuals or even working families who are, trying to get by renting a single room,” he said, asking whether the city’s approach treats those operators differently from commercial rentals. Lauder replied that the code treats all STRs the same for safety reasons, noting the transient occupancy and the risk that short‑term occupants will be unfamiliar with exits and emergency procedures.

Councilmember Wright asked about the origin of the rewrite; Lauder said STRs were part of a broader Title 17 code update, not triggered by a single incident. Wright also asked about appeals: Lauder said administrative decisions can be appealed to the hearing examiner. Councilmember Fujairah asked whether the city’s occupancy limits go beyond state law; Lauder said the city set limits to maintain residential character — generally two people per bedroom plus two in common areas.

Enforcement and compliance

Lauder said staff contacted previously permitted operators to verify compliance and mailed letters to operators identified through an earlier complaint who did not hold permits. He said the city has issued 13 STR permits since May with nine more in process and that no citations under the new code had been issued to date. Lauder said staff prefers to work with operators to reach compliance rather than pursue fines; the code does include infraction penalties, which staff indicated the council could revisit if desired.

Next steps

Several councilmembers asked for additional review focused only on the STR portion of the zoning code. Councilmember Gelara (spoke in favor of referral) and others suggested sending the STR rules back to the Planning Commission for further consideration and possible tweaks addressing community concerns (fee levels, enforcement clarity and distinctions for owner‑occupied rentals). The council did not take action on that referral during the meeting; staff said they would return with options and background if requested.

Ending: Lauder reiterated that the code change was intended to increase safety, streamline approvals and align Pullman with state law. Councilmembers asked staff to prepare specific options (for example, fee and penalty adjustments and clarifications on enforcement and grandfathering) should the council decide to request further Planning Commission review.