Residential Rental Licensing

Can Paradise Valley residents rent their homes?

Yes.  Residential-zoned property rental is permitted by Section 1004 of the Town of Paradise Valley Zoning Ordinance. However, the entire property must be rented as a whole.  Accessory buildings may not be leased, subleased, or rented separate and apart from the main building and no main building may be leased, subleased, or rented separate and apart from an accessory building.

The Town of Paradise Valley levies a privilege tax on the gross business receipts derived from the rental of commercial and residential properties. All residential and commercial rental properties are subject to the tax.

Long-term Rental

If you rent your property for more than 30 consecutive days, the gross receipts from the rental are subject to a 1.65% tax.

Short-term (vacation) Rental

If you rent your property for less than 30 consecutive days, the following taxes apply:

Arizona Transient Lodging Tax
7.27%
Paradise Valley Transient Lodging Tax
3.49%
Paradise Valley Sales Tax
2.50%
Total
13.17%

Licensing

Residents must apply for both a Town of Paradise Valley Business License and an Arizona Department of Revenue Transaction Privilege (Sales) Tax (TPT) License from the Arizona Department of Revenue (DOR).  DOR issues tax licenses and collects taxes on behalf of the Town. 

If you rent your property exclusively through the online vacation rental company Airbnb, it is not necessary to obtain a TPT License.  The State of Arizona negotiated an agreement Airbnb whereby they will remit taxes on behalf of owners. However, you must still obtain a Town business license.

Here are some things to keep in mind before you rent.

As you know, Paradise Valley prides itself on our unique setting, pristine neighborhoods, top-rated resorts, and outstanding quality of life.   The Town government seeks to protect the Town’s unique and valued character while upholding the law, applying the law fairly and impartially, and limiting its interference with individual decision making and property rights.  The information shared below is provided for informational purposes only, and is not intended to be a comprehensive listing of the law, rules, or issues concerning short-term rentals.  You may wish to consider the following:

  • Pursuant to State law, the short term rental may only be used for residential purposes.  Therefore, the property, when rented, is not permitted as a location for: adult oriented business activities; housing sex offenders; operating or maintaining a structured sober living home; liquor control; and commercial event rental activity such as, hosting weddings, bar or bat mitzvahs, auctions, art openings, musical events, fund raisers, business meetings and other functions of a commercial nature. 
  • State law requires you to obtain a sales tax license (a.k.a. a Transaction Privilege Tax (TPT) license) and pay appropriate sales tax.  (See links above).
  • Short-term rental properties are governed by the same noise, trash and nuisance ordinances as any other residence.
  • Standard Homeowners’ insurance – including liability (bodily injury, damage to property of a third party such as a renter, etc.) and property insurance – may exclude incidents or claims related to short-term rentals. 
  • It is the Town’s legal position that overstays or refusals to leave by a short-term renter, and possibly allegations of property damage or misappropriation, as a general matter, are not criminal in nature; rather, they are governed by civil landlord-tenant law.  Thus, if you call the Paradise Valley Police Department for such an issue, the officer and the Department will not remove the renter absent a court order or other criminal activity as home rentals are subject to the eviction process through the Arizona residential landlord/tenant act.
  • A Short-term rental is considered a home occupation.  As such, you will need to complete and submit a Business License.  As a home occupation, Town Code requires all renters and their guests to park on the property.  Street parking is not permitted in association with a rented residence pursuant to Town Code.   
  • If the property is on a septic tank, review the capacity and operational requirements that additional loading from higher occupancy rentals may place upon the functionality of the system.

In sum, the field of short term vacation rentals via online listings represents an evolving area with various impacts, costs and benefits – both known and unknown.  We hope the information above proves helpful.  Again, please be aware that the foregoing items are not intended to be a comprehensive listing or set of the issues impacting short-term rentals.  The Town follows a limited government model, and does not seek to identify all federal and state laws that may impact short-term rentals or to identify all of the possible legal consequences of owning or operating a short-term rental.  Rather, the Town’s role is largely reactive in this regard, in investigating and responding to any complaint received about a home in Paradise Valley – no matter the use or status of the home.

 For questions about licensing, please call Duncan Miller, Town Clerk, at 480.348.3610.