Point Roberts STR Regulations: What Owners Need to Know

The Current Regulatory Landscape

Point Roberts falls under unincorporated Whatcom County jurisdiction. Unlike cities such as Bellingham, which have adopted specific short-term rental ordinances, the regulatory picture for unincorporated areas like Point Roberts is less prescriptive — but that doesn't mean it's a free-for-all.

As of early 2026, Whatcom County does not require a blanket STR-specific permit for all short-term rental properties. A 2023 proposal to broadly regulate vacation rentals in unincorporated areas did not pass through the county legislative process. However, this doesn't mean no rules apply — several layers of regulation still govern what you can and can't do.

The absence of a comprehensive STR ordinance doesn't mean absence of oversight. Your obligations as a short-term rental operator in Point Roberts come from multiple sources: county zoning code, state tax law, insurance requirements, HOA/deed restrictions, and general nuisance and noise ordinances.

Zoning & Land Use

Your property's zoning designation is the most important regulatory consideration. Not all zones in Whatcom County permit short-term rental use in the same way. Some zones allow it by right, others may require additional review, and specific overlay zones can impose additional conditions.

1. 1Check your property's zoning designation with Whatcom County Planning & Development Services. This information is typically available through the county's online GIS mapping tool or by calling the planning department directly.
2. 2Determine whether your property falls within any overlay zones. The Lake Whatcom Watershed Overlay Zone, for example, requires a Conditional Use Permit for vacation rental units — other overlay areas may have their own rules.
3. 3Review the specific zoning code language for your designation to understand what uses are permitted, conditionally permitted, or prohibited.
4. 4If your property is within a planned community or subdivision, check the CC&Rs (Covenants, Conditions & Restrictions) for any private restrictions on rental activity.

Lodging Tax Requirements

Regardless of whether a specific STR permit exists, lodging taxes are required on short-term rental income in Washington State. This applies to stays of less than 30 consecutive days. There are multiple layers:

• Washington State lodging tax: Collected on all short-term rentals statewide
• Whatcom County lodging tax: An additional local tax levied by the county
• Tourism promotion area (TPA) fees: May apply depending on location and future county actions
• State sales tax: Washington's general sales tax also applies to lodging

Platforms like Airbnb and VRBO collect and remit some of these taxes automatically on behalf of hosts in Washington State. However, the specifics of which taxes the platform handles versus which the host must handle can vary. It's essential to understand the breakdown for your situation.

The combined tax rate for short-term lodging in Point Roberts typically totals in the range of 10–13% of the nightly rate (combining all state and local components). These taxes are passed through to guests as part of their booking total — they don't come out of your rental income.

Safety & Operational Requirements

Even without a formal STR permit program, safety standards apply to all occupied dwellings — and are particularly important for properties hosting paying guests. Meeting these requirements protects your guests, your property, and your liability exposure.

• Smoke detectors in every bedroom and on every level of the home — tested monthly, batteries replaced annually
• Carbon monoxide detectors on every level and near sleeping areas (required by Washington State law in all dwellings)
• Fire extinguisher on each level, easily accessible and not expired
• Emergency exit information posted in a visible location
• Basic first aid kit available to guests
• Address clearly visible from the street for emergency services
• Adequate exterior lighting at entries and walkways
• Hot water temperature limited to prevent scalding (120°F / 49°C recommended)

Beyond basic safety, consider liability-specific items: pool and hot tub safety (if applicable), deck and railing condition, stair safety, and trip hazards. Your STR insurance provider may have additional requirements — check your policy carefully.

Insurance Considerations

Standard homeowners insurance does not cover short-term rental activity. If a guest is injured in your property and you only have a basic homeowners policy, you may have zero coverage. This is not a risk worth taking.

1. 1Dedicated STR insurance: Policies from providers like Proper Insurance, CBIZ, or Safely are designed specifically for vacation rentals. They cover guest injuries, property damage by guests, loss of rental income, and liability claims.
2. 2Platform protection programs: Airbnb's AirCover and VRBO's liability insurance provide some coverage, but they're not substitutes for your own policy. They have significant exclusions and limitations.
3. 3Umbrella policy: Consider a personal umbrella policy in addition to your STR-specific coverage for additional liability protection.
4. 4Contents coverage: Make sure your policy covers furnishings, appliances, and contents at replacement cost — not depreciated value.

Budget $1,200–$2,500 per year for a comprehensive STR insurance policy, depending on property value and coverage limits. This is a non-negotiable operating expense — not a place to cut corners.

Community Relations & Being a Good Neighbor

Point Roberts is a small, tight-knit community. The relationship between vacation rentals and full-time residents is generally positive, but it requires active management. A single problem property can create friction that affects all STR owners.

• Noise expectations: Communicate quiet hours clearly to every guest (typically 10 PM–8 AM). Enforce them if necessary.
• Parking: Ensure guests use your driveway and designated parking — not neighbor's spaces or street areas that disrupt access.
• Trash and recycling: Provide clear instructions. Overflowing bins and missed collection days are the most common neighbor complaints about vacation rentals.
• Occupancy limits: Don't overbook your property. Stick to the occupancy listed on your platform profile — overcrowding creates noise, parking, and septic issues.
• Neighbor communication: Share your contact information (or your manager's) with immediate neighbors. When they can reach you directly, small issues get resolved before they become complaints.

"The best STR regulation is self-regulation. Properties managed with respect for the community make formal regulation less likely to happen."

— STAY49 team