Two years after Oro Valley implemented its short-term rental (STR) ordinance, at least one resident is raising concerns that it isn’t working as intended.
A rental expansion without oversight
During last week’s Town Council meeting, an Oro Valley homeowner described an ongoing issue with an unregistered and heavily modified STR property directly behind their home.
Unpermitted renovations created a three unit motel-like setting
The resident explained that the house, originally a three-bedroom, two-bathroom home, has been remodeled without permits into a six-bedroom, five-bathroom structure and divided into three separate rental units. According to the resident, the owner has been advertising and renting the units on Airbnb since 2021, all while failing to register the property or obtain a business license from the town.
Violations reported, but what happens next?
She reported the owner to the town on January 22, 2025, for operating without a license, excessive grading without a permit, and burning plant material after hours without a burn permit. The resident fears the recent grading could be preparation for even more STR units on the property.
Health and safety concerns remain unanswered
Adding to her concerns, the resident noted that the septic system was designed for the original home and may not be capable of handling the increased occupancy. She also pointed out that the property has never been inspected for its interior renovations, electrical work, or plumbing modifications.
A call for stricter regulations
One of the most significant gaps in the town’s ordinance, according to the resident, is the lack of a limit on the number of STR units per property. “Some consideration should be given to full-time residents like myself who never dreamed we’d be living behind a motel,” she told the council. She urged town officials to amend the ordinance to allow only one STR unit per property.
Enforcement or reform: What’s next?
The resident's comments raises a broader question: Is the town enforcing its STR ordinance effectively, or does it lack the oversight and penalties needed to ensure compliance? Her concerns suggest that, at least in some cases, Oro Valley’s ordinance isn’t preventing unlicensed, unregulated STR operations from disrupting neighborhoods.
Would a stricter policy protect residents from similar situations, or is enforcement the real issue? That’s a question the Town Council may need to consider.
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Note about the Short Term Rental Ordinance
Oro Valley implemented its short-term rental regulations through Ordinance 23-01, which was adopted on January 4, 2023, and became effective on February 3, 2023. However, enforcement of the ordinance began after a 90-day grace period, starting on May 5, 2023. The town uses technology to identify those rentals that do not comply with the registration requirement.
