Short-term rental operators have no shortage of things competing for their attention. Owners, guests, revenue, inventory, staffing, and growth can easily fill every hour of the week.
That's exactly why advocacy often gets pushed aside.
Dana Lubner understands that firsthand. Before becoming Director of Community Development at Rent Responsibly, she worked in property management and experienced what it felt like when regulatory uncertainty suddenly threatened a business she had helped build.
Her message to operators today is simple: don't wait for a crisis to find out who is representing you.
If You Want a Seat at the Table, Carry Your Chair
Dana's introduction to advocacy came in Denver in 2019, when she says short-term rental hosts were being arrested, and operators felt their industry was being misrepresented.
That experience changed the way she thought about advocacy.
"If you want a seat at the table, you have to carry your chair around with you."
For Dana, that means operators can't assume someone else will represent their interests when regulations are written. They need relationships with the people making those decisions before an urgent proposal appears.
"Build the infrastructure before you need it," she says.
Because one new rule can affect the properties you manage, your owners, your employees, and ultimately the future of your company.
Think of Advocacy Like Insurance
Dana compares advocacy to something every operator already understands: insurance.
"You don't buy insurance because you expect a disaster. You buy it so the disaster doesn't become existential to your business."
The same logic applies to regulatory risk.
Operators may spend years competing for inventory and building a successful portfolio. But if new regulations significantly restrict how those properties can operate, the effects can reach far beyond compliance.
For a practical example of building that foundation, see how Hilton Head Properties created more scalable operations.
That's why Dana believes regulatory conversations need a place within normal business operations. That could mean assigning someone on the team to community engagement, supporting a local association, or setting aside an advocacy budget.
Pick a Lane You Can Actually Sustain
Getting involved doesn't mean becoming a policy expert or spending every evening at city council meetings.
Dana's advice is much more practical: "Pick a lane you can sustain."
Some operators may have a team member who can dedicate a few hours each month to community engagement. Others can join and support an existing local or state association. Those without time may be able to contribute financially.
Dana frames those options as time, talent, or treasure.
The important part is doing something consistently rather than assuming somebody else will handle it.
"The biggest mistake is doing nothing," Dana says.
She's seen operators assume a proposed regulation is already decided or hope another organization will fight it for them. But she has also seen relationships make a measurable difference. In Colorado, Dana says advocacy efforts she helped lead stopped legislation by a single vote.
Local Associations Can Help Operators Watch Multiple Markets
The challenge becomes even greater for property managers operating across several jurisdictions.
Keeping track of every city agenda, county meeting, proposal, and regulatory change can quickly become another full-time job.
Dana recommends plugging into the infrastructure that already exists.
She points to Colorado, where local chapters feed into a state association that uses tracking systems to monitor agendas and alert members when short-term rentals are mentioned.
The goal isn't for every operator to personally monitor every meeting. It's to build and support a system where someone is watching.
Sustainable Advocacy Can't Depend on Volunteers Alone
Dana has helped launch and support associations around the country, and one lesson stands out: volunteer energy has limits.
A regulatory crisis can motivate people to organize quickly, but maintaining that organization after the immediate fight is difficult. Volunteers burn out. Funding disappears. Infrastructure falls apart.
Dana believes mature advocacy organizations need year-round infrastructure, professional representation, and sustainable funding.
Membership dues can contribute, but she argues they shouldn't be the only source. Associations can also consider events, grants, and participation from property managers to create a more reliable funding base.
The goal is to avoid fundraising from scratch every time a regulatory crisis appears.
Find Out Who's Watching Before You Need Them
For operators who have never participated in advocacy, Dana recommends starting with three questions:
Who's watching? Who's at the table? And how am I supporting them?
Find out which local or state organizations represent short-term rentals in your market. Then decide what you can realistically contribute, whether that's your time, relationships, voice, or financial support.
You don't have to become a full-time advocate. But you do need to know who has the chair when decisions about your business are being made.
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