VOTE NO ON
SOUTH LAKE TAHOE
VACANCY TAX

Why the South Lake Tahoe Vacancy Tax Won't Work

The proponents of the vacancy tax tout that there are 7150 vacant houses in South Lake Tahoe. When you actually lookup where this number came from, you realize that they are actually distorting the truth. The 7150 number comes from the US Census data Table B25004 of the American Community Survey. In that same table, you can see that out of those 7150 , 426 were actually "For-Rent",  and 6186 were used seasonally.  So, first, they are way overestimating how much money this tax will collect. Second, their stated goal of "put[ing] the housing we already have in South Lake Tahoe to work" is dubious because the vast majority of those so called "vacant" houses are not truly vacant and/or are already in the rental market.

You have to ask yourself. Why are the houses sitting "vacant", and analyze each situation to understand the effect the vacancy tax would have, and whether or not it will achieve its intended effect.

Super wealthy 2nd home owners

These folks won't bat an eye. An extra 3k, 6k to them means nothing. They are not going to rent their house to seasonal or long term renters to avoid this tax. So, the "vacancy tax" won't have the intended effect, and these houses won't be available to rent, just as they were not available before. The housing supply won't go up. 

Seasonal middle class 2nd home owners

These folks worked hard to buy their dream vacation home for them and their family. They won't just magically rent it to strangers. Their Tahoe house is a prized family asset. The truth of the matter is that these houses are not really "vacant". These people come and go throughout the year as they please. Some stay during the winter because they love to ski or snowboard. Some stay during the summer because they love the Tahoe outdoors. They contribute to the local economy even more than a tourist. These folks pay taxes, employ local workforce (electricians, handymen, landscapers, etc).  Is the local government going to come and keep tabs every time you come in and out of your house? That's absurd. They will find ways and loopholes around this. For example, they can lease to a family member and/or use home automation to keep the utilities going throughout the year. Enforcement is practically impossible. So, the "vacancy tax" won't have the intended effect, and these houses won't be available to rent, just as they were not available before. The housing supply won't go up.

Investment property owners vs renters

For these folks the vacancy tax will be just the cost of doing business.  They usually own multiple units, and some of them might be vacant. They will likely raise the rent for both seasonal and long term renters to hedge the risk of being hit with a vacancy tax in one of their units. So the cost will be passed down to the renters. So, if you are a renter, consider this ... you will be paying this tax in the end. This in turn means less disposable income, and less money spent on the local economy. It also means seasonal workers won't be able to afford to rent the same units they were able to rent the year before. So, the "vacancy tax" won't have the intended effect. The rent will go up across the board for the same units that were cheaper the year before. The housing supply won't go up.

Year-round resident home owners hassles

These folks will be hassled by the local government to prove that they actually resided in their house as required. If they forget to submit the paperwork one year, or submit it late ... they will be subject to the same rules as everyone else with delinquency fees and all. Want to take a long vacation? Or maybe you have work that requires a lot of traveling? Or, maybe you need to stay with relatives during the winter because you are not able to shovel snow? Or maybe you have to be away to take care of your grand children, or a family member? Guess what, now the City of South Lake Tahoe needs to know why you are not at home. They will be monitoring you, surveilling you, auditing you. They might come and knock on your door to see why you are not at home. Or they will look at your utility usage. You will have to prove to them your absence is excusable. You must provide explanations and evidence that will "satisfy the city manager". Otherwise, they will tax you for leaving your home vacant during that time. If that sounds ridiculous, that's because it is. It's an outright invasion of your privacy. Even worse, it's a violation of your constitutional right to freedom of movement through taxation.