Pullman staff propose safety-focused short-term rental rules, lower application fee and planning commission review

City staff outlined recommended changes to Pullman’s short-term rental (STR) rules during the Jan. 27 study session, emphasizing safety measures, clearer enforcement and speedier permitting while acknowledging the measures may affect some hosts.

Community Development Director RJ Lott said staff proposes four categories for STRs (owner-occupied small rentals, owner-occupied larger rentals, non-owner-occupied whole-house rentals up to 10 occupants, and whole-house rentals over 10 occupants) and recommended keeping STRs out of buildings with three or more dwelling units because such conversions implicate the state building code and often trigger commercial-code requirements such as sprinkler systems.

“Three-unit and larger apartment buildings are governed by the International Building Code and a change to transient occupancy can trigger a change-of-occupancy review and retrofits,” the staff presentation said.

Staff also proposed decreasing the application fee to $200 from a prior $500 conditional-use process, describing the lower fee as the minimum to cover staff processing and the single in-person inspection. Lott said the inspection checklist is narrowly focused: operable smoke and carbon-monoxide alarms, a wall-mounted 2A10BC fire extinguisher, an emergency egress plan (one clear map or plan for guests) and a plug-in battery-backed emergency egress light. Building officials said inspections take about 15 minutes and initial inspections verify these five safety items.

Fire Marshal Darren Jones and building staff explained why the specific requirements are recommended. Jones described the recommended 2A10BC extinguisher (a roughly 5-pound, multi-class dry-chemical unit) and explained it is inexpensive and effective for common residential fires. City staff said emergency lights with battery backup (plug-in units available locally for $10–$20) are intended to reduce risk for transient guests who are unfamiliar with a property’s layout.

The staff presentation also recommended clarifying enforcement language so penalties attach to the operator rather than individual guests, expanding permitted zones to all residential zones, and creating an administrative (no-cost) variance for off-street parking or occupancy where historic site constraints exist (for example, College Hill houses without driveways). The code as written will continue to allow complaint-driven enforcement under Pullman’s Title 17 enforcement procedures that include notices of violation and civil penalties (up to $250 per day, capped at $5,000) with an appeal path to the hearing examiner.

Councilmembers raised concerns about older homes with limited electrical outlets, the potential cost of upgrades for some hosts, and the balance between safety requirements and barriers to hosting. Several councilmembers expressed support for staff’s safety rationale and directed staff to take the suggested edits to the planning commission for public hearing and review.

Next steps: Staff said it will work with the planning commission to incorporate the recommended code changes and return to council with proposed ordinance language after public input. The planning commission is scheduled to take public comment on Pullman City Code chapter 17.109 in an upcoming meeting.