I took down my Airbnb listing this morning. No ceremony. No regrets.
Santa Fe is subjecting hosts to more scrutiny, fees and taxes and it's a matter of time before Albuquerque sees this as a missed source of tax revenue as well.
The idea is good and I thoroughly enjoyed all of my guests. I got no complaints from neighbors and had a five-star rating. I especially loved sharing Albuquerque with newcomers as all of my guests were.
The problem is threefold: 1) I can't feel comfortable breaking zoning laws I used to administer, even if they're stupid laws. 2) The federal tax thing at this tiny scale is burdensome, nevermind any potential State and local taxes. 3) Homeowner insurance was a question I didn't even ask because I already pay a stupid amount for living in a mobile home.
Zoning here in this unincorporated county says renting a room in your house is a Bed and Breakfast. That's the definition in the ordinance and to do it legally would require a Conditional Use permit involving a fee, site plan, inspection, notice to all my neighbors, and a hearing where I might get told "no." My familiarity with this process and those who administer it offers just the opposite of preferential treatment. No.
Federal tax info is already submitted to the feds by Airbnb. So I'll be paying federal and state tax on the measly amount I earned. My understanding is that if I rent more than two weeks a year it is considered a business and I need to start itemizing for toilet paper and cocoa. I'm really not into dancing around federal tax law or paying an accountant to do it for me. No.
Homeowner insurance companies already charge mobile home owners more for the privilege of living in a piece of shit. My modern modular is far from a piece of shit, but that's how they classify it and I pay more to insure 900 square feet than I did for my former 2000 square foot house. I'm completely unmotivated to ask for a quote on a home business. No.