This Chapter shall be known as the Uniform Occupancy Tax Ordinance of the City of Lakewood.
[Added by Ord. 73-13]
[Amended by Ord. 2018-7]
Except where the context otherwise requires, the definitions given in this section govern the construction of this Chapter:
A. PERSON
Means any individual, firm, partnership, joint venture, association, social club, fraternal organization, joint stock company, corporation, estate, trust, business trust, receiver, trustee, syndicate, or any other group or combination acting as a unit.
B. HOTEL
Means any structure, or any portion of any structure, which is occupied or intended or designed for occupancy by transients for dwelling, lodging or sleeping purposes, and includes any hotel, inn, tourist home or house, motel, studio hotel, bachelor hotel, lodging house, rooming house, apartment house, dormitory, public or private club, or other similar structures or portion thereof providing lodging.
C. OCCUPANCY
Means the use or possession, or the right to the use or possession of any room or rooms or portion thereof, in any hotel or home-share rental for dwelling, lodging or sleeping purposes.
D. TRANSIENT
Means any person who exercises occupancy or is entitled to occupancy by reason of concession, permit, right of access, license or other agreement for a period of time less than thirty (30) consecutive calendar days, counting portions of calendar days as full days. Any such person so occupying space in a hotel or home-share rental shall be deemed to be a transient until the period of thirty (30) days has expired, unless there is an agreement in writing between the operator and the occupant providing for a longer period of occupancy.
E. RENT
Means the consideration charged, whether or not received, for the occupancy of space in a hotel or home-share rental valued in money, whether to be received in money, goods, labor or otherwise, including all receipts, cash, credits and property and services of any kind or nature, without any deduction therefrom whatsoever.
F. OPERATOR
Means the person who is proprietor of the hotel or the property owner of an owner-occupied dwelling unit with a home-share rental, whether in the capacity of owner, lessee, sublessee, mortgagee in possession, licensee, or any other capacity. Where the operator performs his functions through a managing agent of any type or character other than an employee, the managing agent shall also be deemed an operator for the purpose of this ordinance and shall have the same duties and liabilities as his principal. Compliance with the provisions of this Chapter by either the principal or the managing agent shall, however, be considered to be compliance by both.
G. TAX ADMINISTRATOR
Means the Director of Finance.
H. WHOLE HOME RENTAL
Means the rental, host, lease, or use of an entire residential dwelling unit.
I. HOME-SHARE RENTAL
Means the rental of one or more rooms within an owner-occupied residential dwelling unit. The residential dwelling unit owner rents, leases, or hosts any individual or individuals in their privately-owned dwelling unit, for compensation.
[Amended by Ord. 86-8; Ord. 2018-7]
For the privilege of occupancy in any hotel or home-share rental (short-term), each transient is subject to and shall pay a tax in the amount of a percentage of the rent charged by the operation at the rate of eight percent (8%). The tax constitutes a debt owed by the transient to the City of Lakewood on retail sales. The tax constitutes a debt owed by the transient to the City which is extinguished only by payment to the operator or to the City. The transient shall pay the tax to the operator of the hotel or home-share rental (short-term) at the time the rent is paid. If the rent is paid in installments, a proportionate share of the tax shall be paid with each installment. The unpaid tax shall be due upon the transient's ceasing to occupy space in the hotel or home-share rental (short-term). If for any reason the tax due is not paid to the operator of the hotel, the Tax Administrator may require that such tax shall be paid directly to the Tax Administrator.
No tax shall be imposed upon:
A.
Any person as to whom, or any occupancy as to which, it is beyond the power of the City to impose the tax herein provided.
B.
Any officer or employee of a foreign government, who is exempt by reason of express provision of federal law or international treaty.
C.
No exemption shall be granted except upon a claim therefor made at the time rent is collected and under penalty of perjury upon a form prescribed by the Tax Administrator.
Each operator shall collect the tax imposed by this Chapter to the same extent and at the same time as the rent is collected from every transient. The amount of tax shall be separately stated from the amount of the rent charged, and each transient shall receive a receipt for payment from the operator. No operator of a hotel or home-share rental (short-term) shall advertise or state in any manner, whether directly or indirectly, that the tax or any part thereof will be assumed or absorbed by the operator, or that it will not be added to the rent, or that, if added, any part will be refunded except in the manner hereinafter provided.
[Amended by Ord. 2018-7]
Within thirty (30) days after the effective date of the ordinance adopting this Chapter, or within thirty (30) days after commencing business, whichever is later, each operator of any hotel or home-share rental (short-term) renting occupancy to transients shall register the hotel or home-share rental (short-term) with the Tax Administrator and obtain from them a "Transient Occupancy Registration Certificate" to be at all times posted in a conspicuous place on the premises. The certificate shall, among other things, state the following:
A.
The name of the operator;
B.
The address of the hotel or home-share rental (short-term);
C.
The date upon which the certificate was issued.
D.
"This Transient Occupancy Registration Certificate signifies that the person named on the face hereof has fulfilled the requirements of the Uniform Transient Occupancy Tax Ordinance by registering with the Tax Administrator for the purpose of collecting from transients the Transient Occupancy Tax and remitting the tax to the Tax Administrator. This certificate does not authorize any person to conduct any unlawful business or to conduct any lawful business in an unlawful manner, nor to operate a hotel or home-share rental (short-term) without strictly complying with all local applicable laws, including the zoning laws and including, but not limited to, those requiring a permit from any board, commission, department or office of this City. This certificate does not constitute a permit."
Each operator shall, on or before the last day of the month following the close of each calendar quarter, or at the close of any shorter reporting period which may be established by the Tax Administrator, make a return to the Tax Administrator, on forms provided by him, of the total rents charged and received and the amount of tax collected for transient occupancies. At the time the return is filed, the full amount of the tax collected shall be remitted to the Tax Administrator. The Tax Administrator may establish shorter reporting periods for any certificate holder if he deems it necessary in order to insure collection of the tax and he may require further information in the return. Returns and payments are due immediately upon cessation of business for any reason. All taxes collected by operators pursuant to this Chapter shall be held in trust for the account of the City until payment thereof is made to the Tax Collector.
A.
Original Delinquency. Any operator who fails to remit any tax imposed by this Chapter within the time required shall pay a penalty of 10% of the amount of the tax in addition to the amount of the tax.
B.
Continued Delinquency. Any operator who fails to remit any delinquent remittance on or before a period of thirty (30) days following the date on which the remittance first became delinquent shall pay a second delinquency penalty of 10% of the amount of the tax in addition to the amount of the tax and the 10% penalty first imposed.
C.
Fraud. If the Tax Administrator determines that the non-payment of any remittance due under this Chapter is due to fraud, a penalty of 25% of the amount of the tax shall be added thereto in addition to the penalties stated in subparagraphs (a) and (b) of this section.
D.
Interest. In addition to the penalties imposed, any operator who fails to remit any tax imposed by this Chapter shall pay interest at the rate of one-half of 1% per month or fraction thereof on the amount of the tax, exclusive of penalties, from the date on which the remittance first became delinquent until paid.
E.
Penalties Merged with Tax. Every penalty imposed and such interest as accrues under the provisions of this section shall become a part of the tax herein required to be paid.
Determination of Tax by Tax Administrator. If any operator shall fail or refuse to collect said tax and to make, within the time provided in this Chapter, any report and remittance of said tax or any portion thereof required by this Chapter, the Tax Administrator shall proceed in such manner as he may deem best to obtain facts and information on which to base his estimate of the tax due. As soon as the Tax Administrator shall procure such facts and information as he is able to obtain upon which to base the assessment of any tax imposed by this Chapter and payable by any operator who has failed or refused to collect the same and to make such report and remittance, he shall proceed to determine and assess against such operator the tax, interest and penalties provided for by this Chapter. In case, such determination is made, the Tax Administrator shall give a notice of the amount so assessed by serving it personally or by depositing it in the United States mail, postage prepaid, addressed to the operator so assessed at his last known place of address. Such operator may within ten (10) days after the serving or mailing of such notice make application in writing to the Tax Administrator for a hearing on the amount assessed. If application by the operator for a hearing is not made within the time prescribed, the tax, interest and penalties, if any, determined by the Tax Administrator shall become final and conclusive and immediately due and payable. If such application is made, the Tax Administrator shall give not less than five (5) days written notice in the manner prescribed herein to the operator to show cause at a time and place fixed in said notice why said amount specified therein should not be fixed for such tax, interest and penalties.
At such hearing, the operator may appear and offer evidence why such specified tax, interest and penalties should not be so fixed. After such hearing the Tax Administrator shall determine the proper tax to be remitted and shall thereafter give written notice to the person in the manner prescribed herein of such determination and the amount of such tax, interest and penalties. The amount determined to be due shall be payable after fifteen (15) days unless an appeal is taken as provided in Section 6910.
Any operator aggrieved by any decision of the Tax Administrator with respect to the amount of such tax, interest and penalties, if any, may appeal to the City Council by filing a notice of appeal with the City Clerk within fifteen (15) days of the serving or mailing of the determination of tax due. The City Council shall fix a time and place for hearing such appeal, and the City Clerk shall give notice in writing to such operator at his last known address. The findings of the City Council shall be final and conclusive and shall be served upon the appellant in the manner prescribed above for service of notice of hearing. Any amount found to be due shall be immediately due and payable upon the service of notice.
It shall be the duty of every operator liable for the collection and payment to the City of any tax imposed by this Chapter to keep and preserve, for a period of three years, all records as may be necessary to determine the amount of such payment to the City, which records the Tax Administrator shall have the right to inspect at all reasonable times.
A.
Whenever the amount of any tax, interest or penalty has been overpaid or paid more than once or has been erroneously or illegally collected or received by the City under this Chapter it may be refunded as provided in subparagraphs (b) and (c) of this section provided a claim in writing therefor, stating under penalty of perjury the specific grounds upon which the claim is founded, is filed with the Tax Administrator within three years of the date of payment. The claim shall be on forms furnished by the Tax Administrator.
B.
An operator may claim a refund or take as credit against taxes collected and remitted the amount overpaid, paid more than once or erroneously or illegally collected or received when it is established in a manner prescribed by the Tax Administrator that the person from whom the tax has been collected was not a transient; provided, however, that neither a refund nor a credit shall be allowed unless the amount of the tax so collected has either been refunded to the transient or credited to rent subsequently payable by the transient to the operator.
C.
A transient may obtain a refund of taxes overpaid or paid more than once or erroneously or illegally collected or received by the City by filing a claim in the manner provided in subparagraph (a) of this section, but only when the tax was paid by the transient directly to the Tax Administrator, or when the transient having paid the tax to the operator, establishes to the satisfaction of the Tax Administrator that the transient has been unable to obtain a refund from the operator who collected the tax.
D.
No refund shall be paid under the provisions of this section unless the claimant establishes his right thereto by written records showing entitlement thereto.
Any tax required to be paid by any transient under the provisions of this Chapter shall be deemed a debt owed by the transient to the City. Any such tax collected by an operator which has not been paid to the City shall be deemed a debt owed by the operator to the City. Any person owing money to the City under the provisions of this Chapter shall be liable to an action brought in the name of the City for the recovery of such amount.
Any person violating any of the provisions of this Chapter shall be guilty of a misdemeanor and shall be punishable as provided in this Code.
Any operator or other person who fails or refuses to register as required herein, or to furnish any return required to be made, or who fails or refuses to furnish a supplemental return or other data required by the Tax Administrator, or who renders a false or fraudulent return or claim, is guilty of a misdemeanor, and is punishable as aforesaid. Any person required to make, render, sign or verify any report or claim who makes any false or fraudulent report or claim with intent to defeat or evade the determination of any amount due required by this ordinance to be made, is guilty of a misdemeanor and is punishable as aforesaid.
[Added by Ord. 2011-4; amended by Ord. 2018-7]
A.
Maintain a Register. Every operator, manager or person in control of any hotel or home-share rental (short term) in the City shall keep a register for the registration of transient guests. The guest register shall at all times be open and subject to reasonable inspection by City officials or by any law enforcement officer in the City.
B.
Guests Must Register. No operator, manager or person in control of any hotel or home-share rental (short-term), in the City shall let or assign for temporary or transient occupancy any suite, room or bed in that hotel or home-share rental (short-term), to any person until after such person has registered their name and address in the register herein provided to be kept, and thereafter such register shall be made to show correctly the year, month, day and hour of the arrival of such person at the hotel or home-share rental (short-term) and the number of the suite or room let or assigned to such guest; and such person in control of such hotel or home-share rental (short-term) or the letting of any suite, room or bed therein shall at the time of the departure of each guest, endorse upon such register the date of such departure, nor shall any person erase or alter any name or address written in such register.
1.
Registration Information Required. The operator of any hotel or home-share rental (short-term) shall keep a register, on forms approved by or supplied by the City, of the names and home or business addresses of all persons to be accommodated with the length of stay indicated. At the time of registration, the operator or their employee shall verify the identification of the registrant by requesting to see, and copying onto the registration form any of the following from the registrant and issued in the registrant's name: a valid driver's license number, a valid state issued identification number, a valid military identification, a valid passport number and country of issuance, a valid credit card number, and/or a credit card verification of a credit card issued in the registrant's name. The operator or their employee must also include on the registration forms, where applicable, the make, type and license number of the registrant's automobile, trailer or other vehicle, and the state in which such vehicle is registered and the year of registration, for any vehicle that is parked on the premises. Hotels or home shares that can demonstrate that they take sufficient reasonable steps to control access to and from parking areas on the premises shall not be required to include this information on registration forms. Such sufficient reasonable steps to control access to and from parking areas shall include, but not be limited to, valet parking, automated access gates, and parking attendants.
2.
Pre-Arrival Registration. In the event that the hotel or home-share rental (short-term) utilizes a pre-arrival registration or approval procedure that obviates the requirement for an arriving guest to go to the front desk and provide information typically required as part of the hotel's customary registration process, the hotel or home-share rental (short-term) shall not be required to comply with subsection C of this section; provided, however, that the hotel's or home-share rental (short-term) pre-arrival registration or approval procedure must be submitted to and approved by the City Manager or their designee, and the facility must obtain such guest-related information of the type specified in subsection C as the City Manager or their designee might reasonably require.
3.
Illegal Registration. No person shall register at any hotel or home-share rental (short-term) in the City, under the name of any other person, or by any assumed, false or fictitious name. No person placing any information required by this section shall falsely or inaccurately state such information.