Commercial Owner's Permit (CSTR)

Overview

An STR Owner permit allows an individual to use a Dwelling Unit they own as an STR. Any person who owns a 50%+ interest in a property and qualifies for an STR Owner permit may hold an STR Owner permit on that property. If a property changes hands, the new owner must apply for and receive their own STR Owner permit in order to use the property for STR. An STR Owner permit cannot be transferred from one person to another.

Before any property is used as an STR, the owner must apply for and receive an STR Owner permit and associate that permit with a valid STR Operator permit. An STR Owner may also be the STR Operator for their property, or any other permitted property, so long as they also hold an STR Operator permit. Owner applications may be accepted without an issued Operator permit; however, the Owner permit will not be issued until the associated Operator permit is issued.

STR Owner permits are divided into two categories, Residential STR (RSTR) and Commercial STR (CSTR). There is only one type of CSTR permit but there are three types of RSTR permit: RSTR-Partial, RSTR-Small, and RSTR-Large. All three types of RSTR permit require a Homestead Exemption. This means that only qualifying property owners who hold a Homestead Exemption on the property they wish to rent will be able to get an RSTR permit.

Whether a property owner should apply for an RSTR or a CSTR permit depends on the zoning district designation for the property they wish to rent. Properties in commercial or mixed-use zoning districts are eligible for a CSTR permit, and may also be eligible for a RSTR permit if they meet the ownership and homestead exemption requirements. Properties in residential zoning districts are only eligible to have an RSTR permit.

Which type of RSTR permit an Owner needs to get depends on the building type designation for the property they wish to use as an STR. Building type designations generally refer to the number of legal Dwelling Units on a property. Building types include single family homes, duplexes, multi-unit buildings of four (4) units or fewer, and multi-unit buildings of four (4) units or more.

STR Owner permit holders have unique duties and responsibilities relating the management of an STR. Both STR Owners and STR Operators are legally responsible for ensuring that the STR is operating in compliance with all applicable laws.

Permit-Holder Obligations

Although an STR owner can delegate any of their duties to a licensed STR operator, it is the STR owner who is ultimately responsible for ensuring the performance of those duties.

Find the complete ordinances regarding operator responsibilities here.

STR Owners must:

• Ensure the STR is covered by a $1,000,000 commercial general liability insurance policy;
• Maintain the STR guest registration records, including dates of occupancy, number of guests per party per stay, and rates charged;
• Ensure that any advertisement or listing of their STR contains:
  • The STR Owner Permit number
  • The STR Operator Permit number
  • Whether the STR unit is wheelchair accessible or otherwise ADA-compliant
  • The number of permitted Guest Bedrooms in the STR unit
  • The maximum permitted occupancy of the STR unit;
• Ensure dwelling and occupancy limits set forth in the CZO and CCNO and observed;
• Post a copy of the Owner Permit in a location visible to both guests and neighbors,
• Post, in a location visible and legible to guests, an evacuation diagram showing fire escapes and all means of egress from the STR Unit and from the building in which the STR Unit is located;
• Post, in the interior of the STR Unit, trash disposal and recycling collection days;
• Ensure that the STR Unit complies with the following standards:
  • Walls, ceilings, floors, windows, fixtures and furnishings clean and in good repair;
  • All rooms are well lit and ventilated, and have adequate heating and cooling;
  • Guests are furnished with clean towels, washcloths, and linens in good condition;
  • All dishes and cooking utensils are provided in a safe and sanitary condition;
  • All perishables left by guests are disposed of at the end of each STR stay;
  • The STR has a working fire extinguisher, smoke alarms, and carbon monoxide detectors and otherwise complies with all applicable fire codes;
  • The STR has working locks at all points of entry, operable by STR guests;
  • All provisions of the CZO, Minimum Property Maintenance and Building Codes;
• Ensure that the STR Unit is not used for any unpermitted commercial purpose;
• Timely report any known or suspected criminal activity by a guest to the NOPD;
• Submit to inspections authorized by CCNO Sec. 26-624;
• Ensure that the permitted Operator, during all periods of guest occupancy, is available by telephone and able to by physically present at the STR within an hour of being contacted;
• Serve as the point of contact for guests;
• Receive and timely resolve complaints from neighbors regarding disruptive STR use;
• Timely remit all applicable local, state, and federal taxes and City fees;
• Comply with all other applicable laws, including but not limited to the CZO and CCNO.

Before You Apply

Before you apply for any STR permit, it is essential to read and understand all the regulations and requirements of the business. It is also important that property owners have a full understanding of their property before they apply, and know what issues, restrictions, and history may be involved.

To research a property before you apply for an STR permit, you should look into the physical, financial, and zoning history. This process can involve research into the tax records and permit history of the property. The OneStop can assist in providing general overview information and can help direct you to the resources you need. The most comprehensive information can be found at the resources listed below and property-specific questions can be directed to the offices that provide these resources.

Process

The review process for STR permits can be complex. The deep history and unique architecture of New Orleans means that one formula rarely fits all. The staff and Office of the OneStop Shop and the STR Office endeavor to complete all reviews within two weeks of filing. As our offices and the public gain more experience with the new regulations and processes involved, our goal is to be able to provide same-day issuance of any permit or permit which does not require an inter-departmental review.

Step 1: Filing An Application

Applications can be filed online at onestopapp.nola.gov or in person at the OneStop Shop located at 1340 Poydras Street Suite 800. If you file online, you will receive a confirmation email when your application is successfully filed. If you do not receive a confirmation email, it means that your application has not been filed.

The date that the application is registered in our system as successfully filed is the filing date of that application. In the interest of ensuring that all applications are received with an accurate filing date, we will not be able to accept applications that are dropped off, emailed, faxed, or sent by mail.

Step 2: Application Review

When filed, each application is assigned to a permit analyst who will review the application for eligibility and completeness. When the analyst completes their review, the application is assigned to a member of the STR Office, who will confirm the analyst’s review before approving a final determination. We ask for two weeks to complete this review process. To check the progress of an application review, visit onestopapp.nola.gov and use the search bar at the top of the page to search by reference code, permit number, applicant name, or property address.

During this process we will communicate with applicants from a "do not reply" email address. Applicants whose applications require additional documentation or action will be given detailed instructions. To ensure you receive these important emails, please whitelist or regularly check your spam/junk folders for emails from NOREPLY@nola.gov. Every email will include the direct email address of the reviewer who sent it so be sure to direct replies to that reviewer’s email and not to the "do not reply" address.

Step 3: Determination

All determinations on STR applications will be emailed from NOREPLY@nola.gov. Application approvals will contain instructions on payment and downloading the permit placard. Application denials will provide reasons for the denial and instructions on how to appeal the denial and/or re-apply. Determinations may be appealed through the Board of Zoning Adjustments within 45 days.

Fees

Commercial STR (CSTR): $1,000 per permit

Required Documents

• Completed application submitted in person or online at onestopapp.nola.gov
• Commercial STR Required plans for
  • Noise abatement
  • Security and operation
  • Sanitation
• List of Platforms used to solicit booking transactions with correlating print outs of listings or URL links
• An evacuation plan indicating:
  • Fire exits and escape routes
• Site plan showing all required parking
• Floor plan depicting all
  • Entrance and exit doors
  • Windows
  • Guest Bedrooms and bathrooms
  • Owner-only bedrooms and bathrooms
  • Kitchens
  • Interior Doors

Note

• An application for an STR permit will only be considered complete if it includes all required submissions.
• All time-specific deadlines which require an application to be filed will be calculated by the date a complete application is filed.
• Documents required for STR Owner and STR Operator permits can be clearly hand-written or typed and do not require any kind of professional services, skills, or knowledge.