Executive Summary
Idaho's House passed a bill 54-16 that would block cities from regulating short-term rentals more strictly than other residential properties. Riverside County, California, is looking to end its year-long permit moratorium while cranking up enforcement: three violations in six months and your permit renewal gets denied, and operators have just one hour to respond to complaints. Fees there would jump to $1,040 for new applications. Pittsburgh is finally moving on STR rules after having none at all, pushed by a string of violent incidents at Airbnb properties including a shooting that killed two teenagers. Over in Placer County near Tahoe, a two-year advisory group landed on a tiered permit system by bedroom count and a 180-day waiting period for new buyers. Columbia Falls, Montana, found that nearly 5% of its residential properties are permitted STRs pulling in $3.2 million a year, but plenty more are operating without licenses or paying resort taxes.
New Regulations
Idaho (Statewide) Published: February 15, 2026 Regulation Category: Preemption / Zoning Summary: The Idaho House passed HB 583 (54-16), classifying STRs as lawful residential use and limiting local governments from regulating them more restrictively than comparable residential properties. Coeur d'Alene's mayor opposes the bill, citing neighborhood traffic, noise, and reduced long-term rental supply. Source: City fights Redman's STR bill
Developing Regulations
Riverside County, California Published: February 10, 2026 Regulation Category: Licensing / Compliance Summary: The Board of Supervisors is weighing STR ordinance amendments that would end a year-long permit moratorium in two communities while adding stricter enforcement — including permit denial after three violations in six months and a one-hour response requirement. Application fees would jump from $740 to $1,040, with annual renewals rising from $540 to $750. Source: Board to Weigh Revisions to Short-Term Rental Ordinance, Lifting Moratorium
Pittsburgh, Pennsylvania Published: February 11, 2026 Regulation Category: Zoning / Licensing Summary: City Council held a public hearing on STR regulations after multiple shooting incidents at Airbnb properties, including one that killed two teenagers. Proposed rules would require zoning permits for non-owner-occupied STRs; a business license bill was held for 12 weeks. Source: Pittsburgh residents voice concerns over short-term rental regulations
Placer County, California (Lake Tahoe) Published: February 10, 2026 Regulation Category: Permitting Summary: Supervisors reviewed four proposed STR program changes from a two-year advisory group: a 180-day waiting period for new owners before obtaining permits, mandatory owner education, a two-tier permit structure split by bedroom count, and a permit exchange program incentivizing owners to retire STR permits for workforce rentals. The advisory group found most STRs are unsuitable for workforce housing conversion. Source: Placer County Supervisors review STR solutions
Columbia Falls, Montana Published: February 15, 2026 Regulation Category: General / Licensing Summary: The Planning Commission started discussions on STR regulation, finding 121 permitted STRs among 1,930 residential properties (4.7%) generating $3.2 million in gross revenue last year. Officials flagged enforcement gaps, with many unlicensed operators skipping resort taxes and some failing safety inspections while staying active on booking platforms. Source: Columbia Falls Planning Commission Begins Discussing Short-Term Rental Policy
Folly Beach, South Carolina Published: February 15, 2026 Regulation Category: Caps / Permitting Summary: The city plans to revisit its voter-approved STR cap (passed 53% in a 2023 referendum) throughout 2026 to examine how it's functioning. The issue returns to the spotlight Feb. 17 with a council race between candidates split on whether the cap went too far. Source: Folly Beach plans to re-open talks on STR cap