You rent out one or more properties in Galveston on Airbnb and Vrbo, and you run them yourself. This page covers what the city requires, what the platforms do, and which part of the guest work you can hand to software.
Here is who does what. Your local contact person handles the visits and anything that needs hands on site. BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and creates cleaning and repair tasks after checkout. You handle the city license and the taxes.
The city requires a local contact person for every short term rental.
“The local contact person is the person designated by the owner or the operator who shall be available twenty-four (24) hours per day, seven (7) days a week for the purpose of: 1. Responding in person or by telephone within one (1) hour to complaints regarding city code violations. 2. Taking remedial action to resolve any such complaints.”
What this means for you: You must name a local contact person for your rental. That person must be reachable every hour of every day. When a complaint comes in, they must respond within one hour.
The city FAQ says the 24-hour contact must live close to the property.
“the name and telephone number of a 24-hour contact for the property who lives within one hour of the rental property”
What this means for you: Your contact person must live within one hour of the rental.
What BnBGenius Does for a Host in Galveston
Answers guest messages on Airbnb and Vrbo 24/7
The city makes you responsible for guest conduct.
“The owner, agent or representative is responsible to ensure that clients and/or occupants who rent their short-term rental units do not violate city or state laws, including; but not limited to, restrictions on parking, trash disposal, noise, discharge of firearms, use of fireworks, barking dogs, and/or any other conduct.”
Source: City of Galveston code 19-116(a)
What this means for you: You must make sure your guests follow city and state rules. Those rules cover parking, trash, noise, firearms, fireworks and barking dogs. Put all of this in your house rules and check-in instructions. BnBGenius answers guest messages on Airbnb and Vrbo 24/7, but it does not know local rules by itself. It is not the city’s local contact person.
Requests a review from the guest and publishes the host’s review
BnBGenius requests a review from the guest and publishes the host’s review on Airbnb and Vrbo alike. A review does not replace house rules. Kent Morgan, BnBGenius co-founder:
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/reviews
Creates cleaning and repair tasks after checkout
The unit must show the required postings. Those are listed in full under “What the City Requires” below. The cleaning, inspection and repairs are done by your person on site, so agree turnover times with them. Kent Morgan, BnBGenius co-founder:
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/tasks
Answers guest calls with a voice AI agent
Voice Concierge, an add-on, answers guest calls with a voice AI agent. The city’s contact person must respond in person or by telephone within one hour — that quote appears under “What the City Requires” below. Voice Concierge does not make BnBGenius the local contact person. Kent Morgan, BnBGenius co-founder:
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/voice
Sells gap nights, early check-in and late checkout
BnBGenius sells gap nights, early check-in and late checkout. Agree early check-in and late checkout times with your local contact person first. That way cleaning still fits between guests.
Is run from Telegram
BnBGenius is run from Telegram. The split of responsibilities does not change. Your local person still does the visits, and you still handle the license and the taxes.
Your Local Person
A cleaner or handyman can do the visits. The city lets you pick who acts for you.
“Operator. Means any person, who may be the owner, designated by the owner, or an agent or representative to comply with the requirements of this article on behalf of the owner.”
Source: City of Galveston code 19-113
What this means for you: You can act as your own operator. You can also name someone else to handle the city’s requirements for you.
A property management company can register on behalf of the properties it manages.
“Yes, a property management company can register and pay on behalf of the properties it manages.”
What this means for you: A management company can register and pay for you.
But you stay responsible.
“An owner and an operator are jointly liable for any violation of the City Code arising out of the operation of the short-term rental unit.”
Source: City of Galveston code 19-114(b)
What this means for you: The owner and the operator are both liable for violations. Pick your person with care.
You organise cleaning and repairs yourself. Your local person or a cleaning company you choose does the work. BnBGenius creates cleaning and repair tasks after checkout. Keep the same house rules and check-in instructions on Airbnb and Vrbo, so guests get the same answers on both platforms.
BnBGenius is not the city’s local contact person. That person is always the owner, or the person the owner designates.
What the City Requires
License.
“Before operating a short-term rental, the owner must obtain a license from the City of Galveston (city). An annual city license is valid for twelve (12) months from January through December. The license is nontransferable.”
Source: City of Galveston code 19-115(b)
“If an owner sells a property being used as a short-term rental unit, the new owner must obtain a new license prior to operating the property as a short-term rental.”
Source: City of Galveston code 19-115(b)
What this means for you: You need a city license before you take your first booking. The license runs for twelve months, January through December. It cannot be transferred to another owner. If you sell the property, the buyer must get a new license before renting it out.
Fee, renewal and the registration number.
“The annual short-term rental registration fee shall be two hundred fifty dollars ($250.00) (per rental unit) or as determined by city council.”
Source: City of Galveston code 19-115(e)
“Registration renewals for the calendar year will begin on December 1st and are due by December 31st.”
Source: City of Galveston STR Program FAQ
“Any owner failing to register by December 31 will be subject to a five hundred dollars ($500.00) late fee in addition to the registration fee.”
Source: City of Galveston code 19-115(e)
“The invalid GVR number and property address will be sent to the listing platforms, and your rental listing will be removed.”
Source: City of Galveston STR Program FAQ
“All entities must register each individual short-term rental unit separately, even if the tax payments are made under one (1) taxpayer identification number. Each separate short-term rental unit shall be issued its own registration number.”
Source: City of Galveston code 19-115(e)
“GVR stands for Galveston Vacation Rental number. All properties being used as a short-term rental in the City of Galveston must have one. A GVR # is required for all listings.”
What this means for you: Each rental unit costs 250 dollars per year, or the amount the city council sets. Renewals open on December 1 and are due by December 31. Miss that date and you owe a 500 dollar late fee on top. Each unit needs its own registration, even if you pay taxes under one tax ID. Two units means two registrations and two GVR numbers. If you miss renewal, the city tells the platforms, and your listing comes down. Set a reminder before December 1.
Listings and advertising.
“An owner/operator of a short-term rental unit in the city who uses any medium to market their short-term rental unit in the city must include on the advertisement the registration number.”
Source: City of Galveston code 19-119.1(c)
“The registration number must be displayed on the listing. No short-term rental shall be listed on the platform which does not include the registration number.”
What this means for you: Every ad for your rental must show the registration number. That includes your Airbnb listing and your Vrbo listing. Both listings need the GVR number. A platform may not list a rental without it.
Postings in the unit.
“The owner or manager of the property shall post in a conspicuous location of the short-term rental unit the following minimum information: a. Maximum number of occupants. b. Location of off street parking, other available parking and prohibitions as described above. c. Quiet hours and noise restrictions as defined in City Code chapter 24. d. Twenty-four (24) hour local contact person and phone number.”
Source: City of Galveston code 19-116(g)
“e. Flooding hazards and evacuation routes. f. Emergency numbers, including numbers to call in order to receive weather related updates and notices. g. Notice that the failure to conform to City Code ordinances relating to public safety, trash, noise, or parking can result in a citation.”
Source: City of Galveston code 19-116(g)
What this means for you: You must post certain information inside the unit, where guests can see it. That includes the maximum number of occupants and the parking rules. It also includes quiet hours and your 24-hour contact person’s phone number. Add flooding hazards, evacuation routes and emergency numbers. Finish with a notice that breaking safety, trash, noise or parking rules can bring a citation.
Response time and penalties.
“Failure of the person designated by the owner/operator to respond within one (1) hour to complaints regarding the condition, operation, or conduct of occupants of the short-term rental unit shall be considered a violation of this article.”
Source: City of Galveston code 19-118(b)(2)
“Failure of the person designated by the owner/operator to resolve the complaints within two (2) hours of contact shall be considered a violation of this article.”
Source: City of Galveston code 19-118(b)(2)
“A license for the operation of a short-term rental is subject to revocation upon a showing to the STRL Board that three (3) violations of the city code have occurred within the preceding twelve (12) months, as documented through the short-term rental hotline.”
Source: City of Galveston code 19-119(b)
“A violation under this section is a class C misdemeanor offense punishable upon conviction by a fine not to exceed five hundred dollars ($500.00) per offense.”
Source: City of Galveston code 19-118(c)
What this means for you: Your contact person must respond within one hour and resolve complaints within two hours. Missing either one is a violation. Three violations in twelve months can cost you your license. Each violation is a class C misdemeanor with a fine up to 500 dollars. Make sure your contact person can actually meet the clock.
Private rules.
“This article is not intended to provide any owner of residential property with the right or privilege to violate any private conditions, covenants, or restrictions applicable to the owner’s property that may prohibit the use of such owner’s residential property for short-term rental purposes as defined in this article.”
Source: City of Galveston code 19-114(d)
What this means for you: The city license does not override private rules. Private covenants or restrictions can still prohibit short term rentals. Check those documents before you list.
Taxes
The state of Texas taxes short stays.
“The tax covers hotels, motels, and bed and breakfasts, as well as condominiums, apartments and houses rented for less than 30 consecutive days.”
Source: Texas Comptroller
“The state hotel tax rate is 6 percent.”
Source: Texas Comptroller
What this means for you: The state tax covers houses and condos rented for fewer than 30 straight days. The state rate is 6 percent.
The City of Galveston levies its own tax on top. The city code sets 7 percent plus an additional 2 percent — 7 + 2 = 9 percent in total — and Airbnb lists 9 percent.
“There is hereby levied a tax upon the cost of occupancy of any room or space furnished by any hotel where such cost of occupancy is at the rate of two dollars ($2.00) or more per day, such tax to be equal to seven (7) percent of the consideration paid by the occupant of such room to such hotel.”
Source: City of Galveston code 33-87(a)
“There shall also be levied a tax upon the cost of occupancy of any room or space furnished by any hotel where such cost of occupancy is at the rate of two dollars ($2.00) or more per day, such tax to be equal to an additional two (2) percent of the consideration paid by the occupant of such room to such hotel”
Source: City of Galveston code 33-87(b)
What this means for you: The city tax applies to stays of 2 dollars or more per day. The two city rates add up. 7 + 2 = 9 percent.
The city code requires a monthly report.
“The owner or operator shall submit a monthly report to the city on the appropriate “hotel occupancy tax collection report” form, even if the short-term rental unit was not rented during any such month.”
Source: City of Galveston code 19-117
What this means for you: You file a report every month. That also counts for months when the unit was not rented.
“Notwithstanding any other provision of this article, payment of hotel occupancy tax is the responsibility of the short-term rental unit owner/operator.”
What this means for you: The city code says you are responsible for paying this tax.
The city FAQ says who collects the local tax.
“At this time, only Airbnb, VRBO, and some property management companies will be collecting and remitting the local hotel and occupancy tax.”
Check your reservation receipts for two tax lines.
“You should see two tax lines: one for the state and one for Galveston. If this is not happening, please contact the platform immediately and ask them to correct the error.”
What this means for you: Each reservation should show two tax lines. One line is the state tax. One line is the Galveston tax. If you see only one, contact the platform right away.
| Platform | What the platform lists | What the owner checks |
|---|---|---|
| Airbnb | “Texas State Hotel Occupancy Tax: 6% of the listing price including any cleaning fee for reservations 29 nights and shorter in the State of Texas.” (Source: Airbnb Help) “Hotel Occupancy Tax: 9% of the listing price including any cleaning fees, for reservations 30 nights and shorter.” (Source: Airbnb Help) | “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb Help) |
| Vrbo | “State Hotel Occupancy Tax The state of Texas under 30 nights” (Source: Vrbo Help) “Hotel Occupancy Tax The City of Galveston under 30 nights” (Source: Vrbo Help) | “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo Help) |
What this means for you: Airbnb lists the state tax at 6 percent for reservations of 29 nights and shorter. Airbnb lists the Galveston tax at 9 percent for reservations of 30 nights and shorter. Vrbo lists both the state tax and the Galveston tax for stays under 30 nights. Airbnb says hosts may still owe other taxes manually. Vrbo says you must collect and remit lodging taxes when it is not liable to do so.
BnBGenius is not an accounting tool.
Airbnb and Vrbo
| Guest work | Airbnb | Vrbo |
|---|---|---|
| Messages | “Every reservation automatically creates a group thread where all bookers, co-travelers, hosts and co-hosts can connect.” (Source: Airbnb Help) | “You can send a message to a host through our secure messaging platform.” (Source: Vrbo Help) |
| Reviews | “After a guest checks out, both the guest and their host will be prompted to leave a review. Both parties will have 14 days after checkout to submit their review.” (Source: Airbnb Help) | “You and your guests have 180 days to provide your review. Once one party submits their review, the other party has 14 days to complete their review.” (Source: Vrbo Help) |
| Check-in details | “Guests will see your check-in method (such as smart lock, keypad, or lock box) but they won’t see the detailed check-in instructions until 48 hours before check-in.” (Source: Airbnb Help) | “The welcome guide includes: Host or property manager contact information. Directions to the property. Parking instructions. Access instructions. Check-in and check-out instructions.” (Source: Vrbo Help) “The welcome guide information is emailed to your guests in the language you wrote it in, three days before check-in.” (Source: Vrbo Help) |
| Listing details | Both listings must show the city registration number. | Both listings must show the city registration number. |
What this means for you: Airbnb creates a message thread for every reservation automatically. Vrbo lets guests message you through its secure platform. On Airbnb, both sides get 14 days after checkout to leave a review. On Vrbo, you have 180 days, but once one side submits, the other has 14 days. Airbnb shows guests your check-in method, but the detailed instructions only appear 48 hours before check-in. Vrbo emails the welcome guide three days before check-in, with contact info, directions, parking, access and check-in instructions.
On both platforms, answers about noise, parking, trash and the local contact person’s details must rest on your house rules and check-in instructions. BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and requests a review from the guest and publishes the host’s review. You check taxes separately.
How to Start
BnBGenius is not a PMS, a channel manager, a calendar sync, a direct-booking, pricing or accounting tool.
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Rules and rates last checked on 2 October 2026.
