Town of Breckenridge Proposed STR License Cap

Final Scheduled Breckenridge Town Council Meeting

Posted September 27th

We want to remind everyone about the Breckenridge Town Council meeting to occur tomorrow, Tuesday September 28th at which the Council will review the STR ordinance with any amendments for the second reading. If passed, the ordinance will go into effect 35 days later on November 2nd. We’ll be posting a summary on this web page later this week after Tuesday’s meeting.

A few amendments were announced at the Town’s latest special meeting which occurred on Friday, 9/17, and a summary of that meeting can be found here. Council discussed the option to create an overlay district based on existing Land Use Districts (LUDs) and allow for ordinance exemptions accordingly. Town staff will evaluate each LUD and provide Council with recommendations within the next 35 days, which makes it difficult if not impossible to gauge the impact of this amendment before the ordinance will be voted upon. A sample of the zones to be deliberated on can be found on this zone map provided by the Town.

Click here for the official agenda & other resources for Tuesday’s meeting. The STR Cap discussion will likely occur around 3:30 PM MDT and can be accessed via Zoom or telephone with the info below:

  • Zoom Access
  • Telephone: 1-312-626-6799
  • Webinar ID: 881 1704 6939

As always, please feel free to send your thoughts and/or questions to the Town at mayor@townofbreckenridge.com or to us at HOA@AEPropertyManagement.com.

What Can Alpine Edge Do to Help?

As stewards of your property, we at Alpine Edge plan to continue bringing you the latest information and guidance on this crucial topic as it develops. Please feel free to reach out with your thoughts, opinions, and questions on the matter as we strive to represent your interests as a Breckenridge homeowner.

Owners of potential rental units seem to have a very limited time to secure a STR BOLT license, and Alpine Edge is here to help.

We encourage you to bookmark this page as we will be publishing periodic updates here as the situation develops, with the next update likely to come shortly after the Council’s next planned meeting for this topic on September 28th.


Special Breckenridge Town Council Meeting

Posted September 17th

This press release provided by the Town of Breckenridge details this morning’s special meeting to discuss possible additions to short-term rental restrictions.

See a few highlights below, provided by SAR

Additions to the ordinance:

  • Building permits, active on September 14, will have an 18 month window to apply for a STR license.
  • Any property under contract to sell by September 28 will have a 6 month window to apply for a STR license.
  • Ability to transfer a license in circumstances that include, but are not limited to, pursuant to a will, to a family member(s), divorce or similar circumstances to be outlined in the revision

Additional highlights from the press release:

Council also discussed future incentives that would allow a property owner to obtain a  STR license. Some potential incentives include:

  • A policy that would allow for the issuance of a seasonal STR license to a property owner who provides housing for a period of time (e.g. 3-4 months in the summer) during the same year.
  • Provision to allow a STR license to be issued to a property owner who brings a new deed restricted workforce housing unit into the Upper Blue Basin.

Council discussed the option to create an overlay district based on existing Land Use Districts (LUDs). Town staff will evaluate each LUD and provide Council with recommendations within the next 45 days. A sample map was displayed during the meeting and can be found here.


Special Breckenridge Town Council Meeting

Posted September 16th

This past Tuesday night, the Breckenridge Town Council voted unanimously, on first reading, to cap non-exempt short term rental (STR) licenses at 2,200.  Public testimony lasted over 5 hours with nearly 80 speakers in opposition and a handful in support.  Many speakers noted that hotels, timeshares, and condominiums with 24hr front desk staff, 24hr security staff, and 24hr phone are exempt and stand to benefit.  Many questioned the nature of the problem(s) that Council purports to address.  Most objected to the saddling of a subset of the community with responsibility for workforce housing issues.  Some characterized the Town Council’s approach as a taking.

A recent Community Letter About Short Term Rentalsposted on the ToB website is characteristic of the views and politics of many of those who are advocating for these restrictions. Building on ugliness that developed during COVID-19 lockdowns, some are decidedly more direct in expressions of envy and disdain for 2nd homeowners.

Given current STR license numbers that are well above cap, and even accounting for attrition based on sale of properties and non-transferability of existing licenses, some in our community are estimating that it will be 4-5 years before license numbers fall below capped levels such that new STR licenses may issue.

The Town has now decided to host a Special Meeting tomorrow, Friday, September 16th at 8:00 AM to consider placing a moratorium on incoming STR license applications. See their reasoning on the 2nd page of the meeting packet located online here.

Until a moratorium is in place, Alpine Edge wants to aid any owners who feel the need to acquire a BOLT license before it’s too late.  Please feel free to take a look at our standing offer to see what our rental department can do for you.

As before, please contact Alpine Edge at HOA@AEPropertyManagement.com if you have strong opinions on the actions of the Town Council and/or regarding the collective interests of the Association regarding same.   Many Owners and Associations in our community have voiced strong opposition in public comments and letters.  To-date, the Town Council appears to be set in its course, notwithstanding considerable opposition.

Finally, if you are a Colorado resident and eligible to vote in Summit County and Town of Breckenridge elections, please consider registering and doing so.  The next Town elections are April 2022 and registration is at least 22-days prior to the election.  Three members of the Council have terms that expiring in 2022. See ToB Council Members (Gigliello, Kuhn and Saade).


Breckenridge Town Council Meeting

Posted August 24th

Last week the Breckenridge Town Council met to discuss the the implementation of a cap on the number of licenses to not exceed 2,200. a cap on short term rental licenses on Tuesday, August 24th. Insufficient data was provided to explain their reasoning behind this arbitrary figure, leaving attendees no explanation to believe that this is much more than a shot in the dark.

The Town had previously stated that the cap would be higher than the current existing licenses, but that is no longer their proposal at this time.  The current total number of licenses is approximately 3,900, which means that the town would be looking reduce the number of licenses through basic attrition. This approach will result in 0 new licenses being issued until the current number of licenses drops below the license cap of 2,200 through a combination of home sales (as BOLT licenses are non-transferable from seller to buyer) & voluntary non-renewal of these licenses. There is no way of knowing how long this will take, but it would be several years at the very least.

The Town Council is now in the process of drafting the ordinance which was initially scheduled for a first reading on September 14th with a second and final reading on September 28, setting the new license cap in effect on November 2, 2021.  However – the Council just announced that a new special meeting has been scheduled for Tuesday, August 31st, possibly to address matters related to the proposed ordinance. The inclination of many concerned owners around town is that this special Council meeting has been scheduled to pass the ordinance on an emergency basis in order to minimize the influx of BOLT license applications before the cap is in effect, although a detailed agenda for this special meeting has not yet been posted at time of this publication.  The few public details of the special meeting can be found here on the Town of Breckenridge website.

The Council has assured everyone that this approach to capping the number of short term lodging licenses is not a “taking” and that current license holders will not be impacted, however, the impact of this legislation will impact all Breckenridge home values and devalue both properties that for decades have been great rental investments. We want to emphasize that BOLT licenses do not transfer in the event of a sale, so anyone who buys a Breckenridge property while the cap is in place will be unable to rent this property until (or if) the total amount of STRs drops below the proposed cap amount of 2,200 – and even then, the buyer will have to get on the lengthy waiting list for an indeterminate period of time in order to procure a license.

Owners of potential rental units have a very limited time to secure a BOLT license, and Alpine Edge is here to help.

What Can Homeowners Do?

One way owners can voice their opinion on this this sudden change of policy is to write a note to the Mayor’s office directed to Town Council at Mayor@townofbreckenridge.com. Due to the pace at which the Town is moving on this ordinance we encourage you to contact the Mayor’s office via email at your earliest convenience. There is also a petition started by the Summit Alliance of Vacation Rental Managers(SAVRM) which has already gathered several hundred digital signatures of residents unhappy with this proposal – you can sign the petition yourself here.

Board members of SAVRM are working to combat this short term license cap proposal and there are a variety of plans and strategies that they intend to roll out in the next couple days.  They are partnering with several other organizations including the Expedia Group (VRBO), Summit Association of Realtors, Rent Responsibly, and more.

If you are interested in joining these efforts, please do so by going to SAVRM.organd joining as a basic or associate member.

For more details on the discussion that occurred at the Town meeting on this past Tuesday, you can find those notes here: August 24 Town Council Meeting Managers Report.

The Summit Daily’s coverage from the meeting can be found here: Breckenridge to set cap on short-term rental licenses.

What Can Alpine Edge Do to Help?

As stewards of your property, we at Alpine Edge plan to continue bringing you the latest information and guidance on this crucial topic as it develops. Please feel free to reach out with your thoughts, opinions, and questions on the matter as we prepare to take a stand for our owners at the Town Council meeting next Tuesday.

Owners of potential rental units have a very limited time to secure a BOLT license, and Alpine Edge is here to help.

We encourage you to bookmark this page as we will be publishing periodic updates here as the situation develops, with the next update likely to come on the morning of Wednesday, September 1st.