Crystal Beach vacation rental owner's guide

Hotel occupancy tax

Stays of less than 30 consecutive days in a Texas house, condo or apartment are subject to the 6% Texas state hotel occupancy tax, collected from guests and remitted to the Texas Comptroller.

Crystal Beach, Gilchrist, Port Bolivar and the rest of the Bolivar Peninsula are unincorporated Galveston County. As of our last review, the county has no short-term rental permit and no county hotel tax there, so the state's 6% is the hotel tax that applies.

The City of Galveston is different: it adds a 9% city hotel tax (15% combined) and requires an annual short-term rental registration. Confirm which side of the line your home is on.

Some booking platforms collect certain hotel taxes automatically in some areas. Check what each platform collects for your address so tax is neither missed nor paid twice.

Windstorm and flood insurance

The Bolivar Peninsula is in the Texas Windstorm Insurance Association (TWIA) coverage area, which covers wind and hail damage many standard coastal policies exclude.

TWIA requires a windstorm Certificate of Compliance (WPI-8, WPI-8-E or WPI-8-C) for structures built, altered, remodeled, enlarged or repaired on or after January 1, 1988. Keep yours on file, and get new work inspected.

Windstorm policies do not cover flooding. Flood coverage is a separate policy (through the National Flood Insurance Program or a private insurer).

Tell your insurance agent the home is a short-term rental and ask about liability coverage for guests.

Hurricane season prep

Atlantic hurricane season runs June 1 through November 30. A plan made in spring is far easier than one made the week a storm forms.

• Keep current photos and video of the home and contents for insurance claims.
• Know how shutters or openings are secured and who will do it.
• Plan where outdoor furniture, grills and golf carts go before a storm.
• Decide how you'll handle guest cancellations and refunds when a storm threatens, and make sure your listing's cancellation policy says so.
• Keep a list of trusted local contractors for after the storm.

Before you list your home

• Register for a Texas hotel occupancy tax permit with the Comptroller if you'll collect and remit it yourself.
• Check deed restrictions or HOA rules for any limits on short-term rentals.
• Install and test smoke and carbon monoxide detectors, and provide a fire extinguisher.
• Have a local contact who can respond to guests and issues around the clock.
• Get windstorm, flood and liability coverage in place before the first guest arrives.