If you've been running (or thinking about running) a short-term rental in Dayton, here's the good news and the "don't get comfortable" news in the same breath: right now, Dayton doesn't require a special permit or license for short-term rentals — the city handles concerns case by case rather than through a dedicated STR ordinance. That's different from Columbus, Cincinnati, or Cleveland, all of which have their own STR rules on the books.

But "no rules yet" isn't the same as "no rules ever." Let's break down what actually applies today and what's sitting in the legislature that could change your math.

What Applies to You Right Now

Ohio law only treats a property as a "hotel" for tax purposes once it hits five or more rooms — so if you're renting a single-family home or a spare bedroom, you almost certainly clear that bar on the low side, which means most Dayton hosts with fewer than five rooms don't owe any of the three local lodging taxes that technically exist on paper. That said, state law still requires you to register your property with the Montgomery County Auditor — that part isn't optional, permit or no permit.

Translation: light regulatory lift today, but there's still a paperwork step most new hosts skip.

What's Coming

Two bills are working their way through the Ohio legislature — Senate Bill 104 and House Bill 109 — and both would require booking platforms to collect lodging tax on every short-term rental, no matter how small. If either passes, that five-room exemption most single-listing hosts currently enjoy goes away, and Airbnb or Vrbo would start collecting and remitting tax on your bookings automatically.

That's not necessarily bad news — automatic collection means less bookkeeping for you — but it does mean your net numbers shift. If you're underwriting a new STR deal right now, don't assume today's zero-tax scenario holds for the life of the investment.

What to Do Next

• Confirm your property is registered with the Montgomery County Auditor if you haven't already — this is a state requirement regardless of what the city does.
• Model your numbers both ways. Run your STR pro forma with and without a lodging tax line item so a policy change doesn't blow up your projections.
• Watch the platforms, not just the city. If SB 104 or HB 109 passes, Airbnb and Vrbo will likely notify hosts directly about tax collection changes.
• Don't wait on the city to catch up before you plan. Case-by-case enforcement can tighten fast once a market gets enough STR density — it's happened elsewhere in Ohio.

Let's Talk About It

Regulatory shifts hit every STR host in the room differently depending on portfolio size and market. If you've got questions about how this could affect your specific setup, bring them to the next GDREIA meeting — or connect with fellow members in the STR subgroup. Collective knowledge beats guessing every time.

Roslyn Harris is a real estate investor and owner of RosCole Homes, LLC. She is a Greater Dayton REIA Board Member and serves as Magazine Co-Chair..