After licensing, Rockaway Beach requires monthly TOT tax filings, annual license renewal by August 15th each year, ongoing proof of liability insurance, garbage service maintenance, and keeping up with city rule changes. Our Core package handles all of this automatically — you'll never miss a deadline or risk losing your license.
| DIY | With Lodge Compliance | |
|---|---|---|
| Time Investment | 6–8 hours | 5 minutes ↓ Save 6+ hours |
| License Cap Check | You check manually & risk missing it | We verify availability before you pay anything |
| Documents Required | You gather insurance, signage, parking plan, affidavits | We collect and organize everything for you |
| TOT Tax Registration | 3 separate jurisdictions to file with | We register all 3 simultaneously |
| Monthly Filing Requirement | Easy to miss — leads to 5–20% penalties | We file every month automatically |
| Risk of Rejection | High — errors cost you your spot | Zero — we guarantee approval |
| Total Cost | $500 city fee only | $699.99 total ($199.99 service + $500 city fee) |
A short-term rental in Rockaway Beach means any stay of less than 30 consecutive days. An overnight stay means the guest sleeps at the property for the night. A renter can be one person or a group. Anything 30 days or longer is not considered short-term and falls outside STR regulations.
A dwelling unit qualifies if it has any one of the following: a fridge or cooking equipment, a kitchen sink (not just a wet bar), a dishwasher, its own entrance, or its own utility meter. If it functions like a place someone can live in, it likely qualifies.
Every STR in Rockaway Beach must hold a valid city-issued STR license. You cannot operate without one. Licenses run July 1 – June 30 annually. Each dwelling unit requires its own license.
Additional fees you should know:
If you sell the property, the license can transfer — but the city must be notified within 30 days of closing. Note: licenses cannot be held in the name of a property management company. The legal owner must apply.
Before your license can be issued, the city requires all of the following to be in place:
All STR operators must collect and remit Transient Occupancy Tax (TOT) across three jurisdictions. State and local taxes are all collected by the state via Oregon Revenue Online.
| Jurisdiction | Rate | Notes |
|---|---|---|
| Oregon State TOT | 1.5% | Filed via Form OR-TLT |
| City of Rockaway Beach TOT | 10% | Collected with state |
| Tillamook County TOT | 1% | Collected with state |
| Total | 12.5% | All remitted to state |
TOT is filed monthly. Late penalties apply:
State quarterly deadlines (via Oregon Revenue Online):
No residency requirement — you do not need to live on-site. Investment properties and second homes can be licensed as entire-unit rentals. Property management companies cannot hold the license; the legal owner must apply.
Permitted:
Not permitted as STRs:
Hosts must confirm all safety standards via a signed affidavit submitted with the license application. Additionally, you must post emergency information inside the rental for guests.
Guests must keep noise at a reasonable level measured at the property line. Noise that bothers neighbors during quiet hours can trigger enforcement and points against your license.
The owner or a designated local agent must be reachable 24/7. Failure to respond constitutes an enforcement risk and can count toward license revocation.
Every licensed STR must display a visible exterior sign. This serves as Rockaway Beach's passive neighbor notification system — allowing neighbors to contact you directly without going through city channels.
Rockaway Beach does not require a formal neighbor notification mailing. Instead, it uses a passive system through the mandatory exterior sign. The sign allows neighbors to contact you directly without going through the city.
If a direct resolution isn't reached, neighbors can use the city's 24/7 STR Complaint Hotline at (971) 351-0529. Reported violations are logged and can lead to points against your permit.
Parking must be on the property — not on the street. Guests cannot block neighbor driveways, fire lanes, or emergency access routes.
Required off-street spaces depend on when your property was built:
Hosts must maintain an active contract for weekly trash pickup as a condition of licensure.
Violations are taken seriously in Rockaway Beach. If you operate without a license, ignore the rules, or accumulate complaints, enforcement is swift and penalties are significant.
Late tax filing penalties:
To qualify for renewal, you must document at least 30 days of rental activity per year. This is a commonly missed requirement — our Core package tracks and documents this automatically.
License Transfer (when property is sold): The license can transfer to the new owner — but the city must be notified within 30 days of closing. If the local contact changes, you must submit the Short-Term Rental Change of Local Representative form.