Thinking about listing your Belltown condo as a short-term rental? Seattle’s rules are clear, and a small miss can cost you fines or a takedown of your listing. You want a simple, legal path that protects your time, income, and building reputation. This guide covers the licenses, limits, taxes, safety and insurance requirements, condo rules, and downtown exceptions that apply to Belltown. Let’s dive in.
Licenses you need in Belltown
To operate, you need two things from the City of Seattle: a business license tax certificate and a short-term rental operator regulatory license. The STR operator license costs $75 per unit and must be renewed annually. You must also post your City-issued STR license number on every listing in the exact format provided by the City. Review the City’s program details on the official Short-Term Rentals page at the City of Seattle website.
- Start with the City’s program overview: Seattle Short-Term Rentals program
- If the condo you list is not your primary residence, register it under Seattle’s Rental Registration and Inspection Ordinance before you host. Owner-occupied primary residences are generally exempt from RRIO inspections. Learn more here: RRIO for owners and managers
How many units you can operate
Seattle generally caps operators at two dwelling units. If you operate two, one must be your primary residence. There are legacy exceptions in parts of the Downtown Urban Center for units that were operating before September 30, 2017. Belltown is in the downtown area, so confirm whether your unit qualifies by reviewing the City’s ordinance and guidance: Seattle Ordinance 125490.
Building type and land use rules
Short-term rentals are not allowed in some settings, and building type matters. Seattle’s land use code prohibits STRs in certain unit types and zones. If you are unsure whether your building’s zoning and permit history allow STR activity, contact SDCI. Start here: SDCI guidance on short-term rentals.
Safety posting and insurance essentials
Washington’s short-term rental law sets baseline safety and consumer requirements. You must post key information for guests, including the property address, emergency contacts, a fire escape plan, maximum occupancy, and your local contact number. State rules also require carbon monoxide alarm compliance. The same state chapter requires at least 1,000,000 dollars in primary liability insurance for the unit, or equal coverage provided by the booking platform for each transaction. Review the statewide framework: RCW 64.37 Short-Term Rentals.
Taxes you must handle
Short-term rental income is treated as lodging for tax purposes in Washington. You or your platform may need to collect and remit state sales tax, plus local sales and lodging taxes that apply in Seattle and King County. Platforms may collect and remit on your behalf, but you are still responsible for registering and reporting correctly unless you have full marketplace coverage. Use the state’s Lodging Guide to understand classifications and combined rates: Washington DOR Lodging Guide.
Legislative activity can change future tax obligations. Recent bill reports describe proposals for new statewide STR taxes that could begin in 2026, subject to legislative action. Track proposals here: 2025 Senate bill report example.
Enforcement and penalties
Seattle uses licensing data and platform reporting to monitor compliance. Operating without the City STR operator license can lead to civil penalties, with City guidance citing 500 dollars for a first violation and 1,000 dollars for later violations. Platforms may also remove unlicensed or improperly listed properties. Keep your licenses current, display your license number on every listing, and respond to City notices promptly.
Condo and HOA rules come first
City permission does not override your building’s rules. Many Seattle condo associations restrict short stays or set minimum lease lengths. Review your CC&Rs, bylaws, and any house rules before you host. Washington case law also limits how associations can add entirely new restrictive covenants by majority vote. The Washington Supreme Court’s Wilkinson decision explains those limits and why document language matters: Wilkinson v. Chiwawa Communities Ass’n. When in doubt, check your governing documents and consult your association’s manager or counsel.
Belltown STR compliance checklist
- Read your condo’s CC&Rs, bylaws, and rules for any STR limits or minimum lease terms.
- Confirm your unit’s eligibility with City land use rules if you are unsure.
- Get your Seattle business license, then apply for the STR operator regulatory license. Post the license number on all listings.
- If the condo is not your primary residence, complete RRIO registration and required inspections before hosting.
- Post guest safety information and ensure carbon monoxide and smoke alarms meet code.
- Maintain at least 1,000,000 dollars in primary liability insurance or verify equal platform coverage for each stay.
- Register with Washington DOR if required and confirm whether your platform collects and remits taxes for you. Keep clear records.
- Provide a local contact who can respond to guest issues during stays.
When an STR might not fit
Your building’s rules may block short stays outright. The two-unit cap, RRIO requirements, and ongoing taxes and reporting can also reduce returns if you only host occasionally. If the numbers are tight or the rules are complex, consider a longer lease strategy or selling and trading into a property with rental flexibility.
Ready to weigh your options? Whether you plan to host, rent long term, or sell, you can get neighborhood-specific guidance and a clear plan. Reach out to Zac Lee for a local, data-informed strategy tailored to your Belltown condo.
FAQs
What licenses do Belltown condo hosts need in Seattle?
- You need a Seattle business license tax certificate and a separate short-term rental operator regulatory license, then you must display the City-issued STR license number on your listings.
Do non-primary Belltown condos need RRIO registration?
- Yes. If the condo you host is not your primary residence, register it under Seattle’s RRIO program and complete any required inspections before listing.
How many short-term rental units can I run in Seattle?
- Generally up to two dwelling units, and if you operate two, one must be your primary residence. Downtown legacy exceptions may apply only if your unit operated before September 30, 2017.
What safety and insurance rules apply to Seattle STRs?
- Post safety and emergency information for guests, ensure carbon monoxide alarm compliance, provide a local contact, and maintain at least 1,000,000 dollars in primary liability insurance or equivalent platform coverage per stay.
What taxes apply to Belltown short-term rentals?
- STR income is treated as lodging. Expect state sales tax plus applicable local lodging-related taxes. Your platform may collect and remit, but you remain responsible for proper registration and reporting unless fully covered by a marketplace agreement.
What are the penalties if I operate without an STR license?
- Seattle can issue civil penalties, with City guidance citing 500 dollars for a first violation and 1,000 dollars for subsequent violations, and platforms may remove noncompliant listings.
