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Owner FAQ
Real questions from Puget Sound and Cascades property owners — Washington tax and licensing rules, how we compare to other management options, and how the day-to-day works.
Regulatory & Tax
Do I need a business license to rent my home short-term in Washington?
Yes, if you rent your property three or more times a year. You'll need to register with the Washington Department of Revenue and get a Unified Business Identifier (UBI) number — a one-time $19 application. This is true whether you list on Airbnb, VRBO, or book directly, and it's true even if you work with a property manager.
What taxes will I actually owe on a short-term rental in Washington?
Three layers: state retail sales tax (6.5%), local lodging/convention tax (varies by city and county, typically 1–3.9%), and state B&O tax on the retailing classification (a small-business credit can reduce or eliminate this for lower-revenue properties). The combined rate is different for every address — we calculate your exact rate before you ever quote a nightly price.
If Airbnb or VRBO already collects tax on my bookings, do I still have to do anything?
Often, yes. Airbnb remits state and local sales tax, hotel/motel tax, and convention tax on your behalf for bookings made through Airbnb — but you may still be required to register with the Department of Revenue and report the income on an excise tax return, especially once you're taking direct bookings too. This is one of the most commonly misunderstood parts of hosting in Washington.
Can I deduct my property manager's commission from what I owe in taxes?
No — the Department of Revenue treats management fees and commissions as a cost of doing business, not a deductible offset against your tax liability. It's worth knowing going in, since it changes how you should think about net returns between management options.
Does my city require its own short-term rental permit, separate from the state?
Yes, in most cases — and it varies significantly by city. Seattle, for example, requires its own STR Operator License (roughly $75/unit/year) on top of a business license, caps most operators at two units with one required to be a primary residence, and — even if you hire a property manager — the license has to stay in your name; it can't be issued to us on your behalf. Other cities in our footprint (Bellevue, Tacoma, Renton, and others) have their own rules. We verify what applies to your specific address during onboarding rather than giving one blanket answer.
Does my HOA need to approve a short-term rental?
That's outside city/state regulation — it's whatever your CC&Rs say. Some HOAs prohibit rentals under 30 days outright; others are silent. Worth checking your governing documents before listing, since this isn't something a property manager or the state can override. It is likely that you will know because there are very few HOA's that allow short term rentals.
Comparison
How much does a vacation rental property manager cost in Washington?
It varies a lot by service level. Full-service managers like Vacasa typically run 25–35% of gross revenue (35–45% once insurance and add-ons are factored in). Lower-cost options like Evolve run 10–15%, but that's "half-service" — you're still handling cleaning, maintenance, and guest issues yourself. Sikes is a flat 15% of gross revenue, full-service, with no tiered add-ons. This assumes your property earns enough to make it worth our time, properties with problems, multiple units in one home, or super small high effort like an RV have a higher rate.
What's the difference between hiring a property manager and using an Airbnb co-host?
A co-host typically just helps with messaging and check-ins inside Airbnb's ecosystem — you're still the one handling pricing, tax compliance, multi-platform calendar sync, and turnovers. A full-service manager like Sikes owns all of that, and lists you everywhere (Airbnb, VRBO, and direct) rather than one platform.
Can I still use Airbnb and VRBO if I work with Sikes?
Yes. We sync your calendar automatically across Airbnb, VRBO, and our own direct-booking site so there's no manual juggling and no double-bookings — you're not choosing one over the other.
Is it worth paying a property manager, or should I just self-manage?
Depends on your bandwidth and how much the tax/regulatory side above is worth outsourcing. The honest tradeoff: self-managing keeps 100% of revenue but means you're the one tracking Washington's tax rules, setting dynamic pricing, handling guest issues at all hours, and coordinating cleaners. If that's not something you want to own, that's the gap we fill.
Operations
How is my nightly rate set?
Dynamic pricing via PriceLabs, adjusted daily based on real demand — not a fixed rate set once and left alone. It is a combination of supply and demand, ensuring the highest revenue possible.
What areas does Sikes Vacations manage?
Seattle and the Eastside, the South Sound (Tacoma, Federal Way, Renton), Snohomish County, and the Cascades corridor.
What happens between saying yes and going live?
Three steps: a free 30-minute call about your home and goals with a real revenue ballpark, a walkthrough where we get photos sorted and set up pricing, calendar sync, and tax handling, then you go live and watch the calendar fill while we handle the day-to-day.
Can I block dates for personal use?
As an owner, the home is yours and you can block the calendar as much as you like.