GET COMPLIANT: PARK COUNTY SHORT-TERM RENTALS
We wanted to share what we have learned over the past few years while permitting our short-term rentals (STR) in Park County.
We had a lot of questions along the way, so my goal is to make this process a lot simpler for you! Whether your STR is in the City of Livingston or in Park County, this is our system that we rely on to get fully compliant.
What is a 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 headfirst into the permitting process, start with these questions:
Do you have an HOA?: Review the governing documents of your HOA carefully. The two most common barriers we see in Park County are —> Residential-use restrictions and/or stay requirements of 30 days.
Are you on a non-public water system?: If so, you need to submit a Nitrate and bacteria test with your application. We like working with Bridger Analytical Lab in Bozeman. You can review their pricing guide here.
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 important information regarding public accommodations that you should be familiar with in advance of applying.
The Park County Health Department has a link to the application. I’ve linked it here for convenience - 'PUBLIC SLEEPING ACCOMMODATION PLAN REVIEW’.
You must complete a plan review form for each STR you operate. Based on the location of your property, the water and wastewater sections need to be filled out accordingly:
Are you in City limits? The PSWID# is MT0000573.
Are you on a nonpublic water/wastewater system? You will need to have a passed water test and have your septic permit number handy.
Submit the plan review form with a check for $125 to the Park County Health Department’s office at 414 E Callender St #2, Livingston, MT 59047.
If you have several properties, you will need to include a separate application and $125 payment for each one (tip: a combined check is fine).
You can reach the Park County Health Department team at (406) 222-4145 should you have any questions.
After your application has been submitted, the Sanitarian will schedule a preoperational health and safety inspection by email.
During this inspection, the Sanitarian will verify that the owner or manager has a solid plan for managing public health and safety risks.
Here are my tips to reduce ‘feedback’ and increase the chances of a pass the first time:
Water must be a comfortable temperature (115 degrees works well).
Fire extinguisher on each floor.
Fire ladders for upstairs bedrooms.
Cleaning chemicals are stored safely, not just under the kitchen sink.
Bright and clear entryway for guests to arrive safely.
If the inspection is satisfactory, the Sanitarian will collect your license fee and signature on the spot. Otherwise, you may receive feedback and items to improve on before a conditional permit is issued.
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 calendar year, you will always pay for two years (current and next year) at once.
Your permit will be mailed to the address listed on your application and should then be displayed at your property.
Failing to obtain a license or following STR regulations in Park County can result in fines. DPHHS can also suspend or revoke your license.
Ongoing Requirements
RENEWAL: Licenses are valid for the calendar year they are issued. Public Accommodation Licenses must be renewed each year (before December 31 with the State of Montana (not Park County!). You can head over to the MDPHHS website, create an OKTA account, and remit payment online.
GUEST REGISTER: Owners are required to keep a guest register with names and contact information. This must be accessible on request to the MDPHHS for at least one year and is used for public health and communicable disease investigations.
WATER TESTING: If your property is on a non-public water system, you must submit water test results twice a year to the Park County Environmental Health by email. They recommend you test in the spring for run off and fall for low water.
Bacteria must be tested twice per year and Nitrates must be tested once every 3 years.
Results should be kept by the owner for at least 5 years.
If you do not meet the reporting requirements, the County will reach out by email/mail and remind you to keep current on testing.
UPFRONT COST
Water Test #1 (if applicable): $90
Park County Application Fee: $125
Montana Permit Fee: $100
Cost: $225-$315
UPCOMING REGULATIONS
At the time of writing this in November 2025, the city of Livingston does not have its own STR requirements. However, the city of Livingston has been actively discussing STR regulations. The City of Bozeman made major changes in late 2023, and those updates have heavily influenced the direction of these ongoing conversations in both 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, 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.
