GET COMPLIANT: LIVINGSTON STRs
We wanted to share what we have learned over the past year while helping clients with short-term rentals (STR) in Park County. We had a lot of questions along the way, so my goal here is to make this process a lot simpler for you. Whether your STR is in the City of Livingston or in Paradise Valley, this is the system we rely on to get fully compliant in Park County.
What is an STR?
If your property is available for stays of 30 days or fewer, it is considered a short-term rental and must follow specific licensing rules related to public accommodations.
GETTING STARTED
Before you jump into the permitting process, start by asking yourself a few questions:
Zoning: Confirm zoning rules with the city of Livingston and Park County. It is important to understand what applies to your specific property.
HOA: If your property is part of an HOA, review the governing documents carefully. Look for anything that mentions residential-use restrictions or minimum stay requirements of 30 days. These are the two most common barriers we see.
Water System: If your property is on a non-public water system, you need to complete a Nitrate and bacteria test before submitting your application. We have had great luck with Bridger Analytical Lab in Bozeman. The test runs ~$90.
Once you confirm that zoning laws and your HOA allow STRs, and you have your water test results (if required), you can move on to the permitting steps below.
Public Accommodation License
This license is required for all STRs that provide temporary lodging to guests. The Montana Department of Public Health and Human Services (DPHHS) website houses the necessary form in addition to other important information - 'PUBLIC SLEEPING ACCOMMODATION PLAN REVIEW’.
You must complete the plan review form for each STR you operate. The most time-consuming parts of the application are usually the floor plan, water testing (if you are in the city, the PSWID# is MT0000573), wastewater information (you will need your septic number), and your detailed cleaning procedures.
Submit the completed form with a check for $125 to the Park County Sanitarian’s office at 414 E Callender St #2, Livingston, MT 59047. If you have several properties, you will need to include a payment for each one (tip: a combined check is fine). Their team is very helpful if you have questions; you can reach them at (406) 222-4145.
After your application is submitted, a preoperational health and safety inspection will be scheduled. During this inspection, the Sanitarian will verify that the property meets the approved plans and that the owner or manager has a solid plan for managing public health risks.
If the inspection is satisfactory, the Sanitarian will collect your license fee and the licensee’s signature on the spot. As of October 1st 2025 (5/13/25 House Bill 853), fees for licensed establishments were increased: 1-10 rooms $100 (up from $40), 11-25 rooms $175, and 26+ rooms ($250). Payments must be made by check to “MDPHHS.” If the inspection happens after October 1 of any given calendar year, you will always pay for two years at once for a total of $200.
Your permit will be mailed to the address listed on your application and should be displayed at your property.
Keep in mind that failing to obtain a license or follow STR regulations can result in fines of up to $500 per violation. DPHHS can also suspend or revoke your license if needed.
Ongoing Requirements
Annual licenses are valid for the current calendar year, from January 1 through December 31. As such, Public Accommodation Licenses must be renewed every year before December 31 with the State of Montana, not Park County. Starting January 1, a $25 late fee is added to the renewal cost
Owners are required to keep a guest register with names and contact information. This must be accessible to DPHHS for at least one year and is used for public health and communicable disease investigations.
If your property is on a non-public water system, you must submit water test results twice a year to the Park County Sanitarian by email. Nitrates must be tested once per year, and bacteria must be tested twice.
INITIAL COST
Water Test #1 (Nitrates + Bacteria, if applicable): $90
Application Fee: $125
Permit Fee: $100
Cost: $225-$315
UPCOMING CHANGES?
At the time of writing this in November, the city of Livingston does not have its own STR requirements. Since June 2025, the city of Livingston has been actively discussing STR regulations. Gallatin County made major changes in late 2023, and those updates have influenced the direction of these ongoing conversations in Livingston and Park County.
Here is what is currently being discussed:
Classification: Livingston may introduce a two-category system that separates owner-occupied and non-owner-occupied rentals.
Local Contact: A required local contact within 45 minutes for non-owner-occupied STRs.
Zoning: Certain zones may allow STRs while others may restrict them.
Safety Inspection: A safety check may be added that focuses on fire safety, exits, and general habitability.
WE CAN HELP!
If you are ready to purchase a vacation rental or convert an existing property to a STR in Park County, please reach out to our team at COHO Collective.
Disclaimer: The information provided in this blog is for general informational purposes only and does not constitute tax or legal advice. Every short-term rental situation is unique, and tax laws can vary based on your location and specific circumstances. We strongly recommend consulting a qualified tax professional or legal advisor who can provide guidance tailored to your individual needs. This blog should not be used as a substitute for professional advice, and we are not responsible for any actions taken based on this information.
