Northern California Short-Term Rental Regulations by City (2026)

**Last updated: March 2026**

On a backpacking trip not too long ago, my wife and I finished up a long running conversation about where to invest in a vacation property. Or at least we thought we did, until the reality of California’s emerging patchwork of short term rental regulations hit us full force. For years, we’ve contemplated buying a small 2-bedroom cabin in Tahoe, a beach shack in Santa Cruz, or even building a small pre-fab in Wine Country. We’ve known all along that the only way we can afford to do this would be to list the property on Airbnb and VRBO to generate revenue when we’re not using it.

As we hiked along the Clark Fork of the Stanislaus River, the conversation kept coming back to Santa Cruz. We already have a few friends with second homes in Tahoe and Wine Country just isn’t that much fun for kids. Besides, what used to be a reliable three-hour drive to Truckee is now more often a four to six-hour slog.

Santa Cruz seemed to check most of the boxes: inside of a 2-hour drive from San Francisco with year-round activities and good weather. We also knew from past family trips to Santa Cruz that there aren’t nearly enough houses available for short term rental.

What we didn’t know until we got home and looked it up, is that Santa Cruz has effectively banned new short-term rentals unless it’s your primary residence. Thus began my epic quest to research and catalog short term rental regulations in Northern California.

Here are the results, mostly organized alphabetically by city, but with major Northern California weekend destinations covered first. Note that if a city has passed its own regulations, they typically prevail inside city limits, while county regulations (if they exist at all) usually prevail in unincorporated areas. Also note that in many cases, more restrictive regulations (and even outright bans) on short term rental activities in accessory dwelling units (ADU) and junior accessory dwelling units (JADU) may exist in locations that are otherwise more permissive when it comes to the main house.

Most of this data is current as of 2026. Please use it as a starting point only for your own research. We are not providing legal advice and make no representations as to accuracy.

Wine Country STR Regulations (2026)

Napa

The dream of owning a Wine Country vacation rental and offsetting costs through Airbnb? For Napa, that door is essentially closed.

The City of Napa caps vacation rentals at just 41 permits for non-hosted (whole house) rentals and 60 permits for hosted stays where you live on-site and rent a maximum of two bedrooms. All 101 permits have been issued, and here’s the kicker: the city isn’t even accepting new waitlist applications. According to the official Napa vacation rental website, “Wait List Applications are not being accepted at this time.”

The best path to legal STR operation in Napa: Buy a property that already has a transferable permit. When a vacation rental property sells, the permit can transfer to the new owner. This means if you’re determined to operate a legal STR in Napa, you’ll need to find one of the 101 permitted properties and acquire it—presumably paying a premium for that golden ticket.

What about unincorporated Napa County? Worse. Short-term rentals are entirely prohibited in unincorporated areas outside city limits. And if you’re thinking about building an ADU to skirt the rules? All ADUs and JADUs in both City and County require a deed restriction explicitly prohibiting short-term rentals.

Enforcement: Napa takes illegal STRs seriously. Multiple hosts report fines exceeding $10,000 for operating without permits, with one describing the city’s enforcement as “absolutely draconian.” The city actively monitors platforms and investigates violations.

Operating requirements for permit holders: If you do acquire a permitted property, expect to collect 12% transient occupancy tax, maintain liability insurance, provide annual notification to all property owners within 500 feet, designate a 24/7 local contact (for non-hosted), and comply with occupancy limits printed on your permit.

This is not meant to be an exhaustive list of all STR regulations in Napa. For complete details, visit the City of Napa Vacation Rental Permits page.

Sonoma County (Unincorporated Areas)

Sonoma County’s unincorporated areas offer some of the best remaining vacation rental opportunities in Wine Country—but only if you know exactly where to look and what hoops to jump through.

Unlike the restrictive cities within the county (Sonoma, Healdsburg, Santa Rosa), unincorporated Sonoma County still allows vacation rentals with proper permitting. However, regulations adopted in 2023 dramatically reshaped the landscape, eliminating an estimated 91% of previously eligible properties through new exclusion zones, density caps, and zoning restrictions.

What’s still allowed: Vacation rentals are permitted in specific zoning districts: Agricultural Residential (AR), Rural Residential (RR), Land Extensive Agriculture (LEA), Diverse Agriculture (DA), and Resources and Rural Development (RRD). Properties in R1 (low-density residential) zoning—which includes many suburban-style homes—were disqualified entirely in the 2023 ordinance update.

Where you CAN’T operate: The county has created exclusion zones (complete bans) and cap zones (5% or 10% density limits) in areas experiencing vacation rental concentration. These include portions of Russian River, areas surrounding Healdsburg and Sonoma city limits, parts of Glen Ellen and Kenwood, and the Fitch Mountain area. Many of these zones were created specifically because nearby cities banned STRs, causing spillover into unincorporated areas.

The permit process: You’ll need both a vacation rental zoning permit (confirms your property’s location qualifies) and a vacation rental business license (regulates operation and compliance). The business license, mandated in 2023, includes strict operational standards: no outdoor amplified sound, specific lighting restrictions, no fireworks, defensible space requirements, and noise limits. You must also designate a certified property manager available 24/7.

Critical caveat: Permits are not transferable. When a property with a vacation rental permit is sold, the permit automatically expires. The new owner must apply for a new permit—and if the property is now in an exclusion zone or a cap zone that has reached its limit, they’re out of luck.

Coastal Zone exception: Properties in Sonoma County’s Coastal Zone are not regulated by the county’s vacation rental ordinance. These areas follow the Local Coastal Plan, which is generally less restrictive. However, you’ll still need to collect the 12% transient occupancy tax.

ADUs: Like most of Wine Country, ADUs and JADUs in unincorporated Sonoma County must have deed restrictions prohibiting short-term rentals.

This is not meant to be an exhaustive list of all STR regulations in unincorporated Sonoma County. For complete details, visit Permit Sonoma’s Vacation Rentals page.

City of Sonoma

If you’re eyeing a charming home near Sonoma Plaza for vacation rental income, we have bad news: the City of Sonoma shut that door almost a decade ago.

The city banned all new vacation rental permits in residential and commercial zones back in 2017. Only properties that already held permits before the ban are grandfathered in and allowed to continue operating. Even those grandfathered properties face scrutiny—the city contracts with Host Compliance (formerly STR Helper) to monitor platforms and enforce violations.

What about existing permitted rentals? A small number of legally licensed vacation rentals do operate within city limits, but these permits were issued before the 2017 ban. If you’re buying a property in Sonoma with dreams of Airbnb income, verify whether it holds one of these rare grandfathered permits—and whether that permit can transfer to you as the new owner (policies vary).

Enforcement: The city takes enforcement seriously. Code compliance staff works with third-party monitoring software to identify illegal listings, and the enforcement process is described as “highly time-intensive” due to the evidence required for each case. Violations can result in fines and legal action.

This is not meant to be an exhaustive list of all STR regulations in the City of Sonoma. For complete details, visit the City of Sonoma Vacation Rental Regulation page.

Healdsburg

Healdsburg, the crown jewel of northern Sonoma County wine country, has made its stance on vacation rental operators crystal clear: if you’re in a residential neighborhood, you’re not welcome.

The city prohibits vacation rentals in all residential zoning districts. The only area where non-hosted vacation rentals are permitted is the CD (Commercial Downtown) zone, and even there you’ll need a Conditional Use Permit—a discretionary approval that goes before the Planning Commission.

Hosted rentals: If you live on the property and want to rent out a room or guest suite while you’re present, you can apply for a permit even in residential zones.

Why the restrictions: The city explicitly designed these regulations “to support our tourist industry and the local business community, and also to ensure that our neighborhoods retain the charm and character that make Healdsburg such a special place.” Translation: they want tourist dollars flowing to downtown hotels and inns, not residential neighborhoods.

The spillover effect: Healdsburg’s restrictions have pushed vacation rental activity into the unincorporated areas just outside city limits—particularly southwest of Highway 101, north of 101 in the Chiquita Road area, and along Alexander Valley Road. Sonoma County subsequently imposed 5% density caps in several areas surrounding Healdsburg to manage this spillover.

Enforcement: The city actively investigates complaints and considers “the elimination of non-permitted vacation rentals” a priority. Verified violations result in fines and may lead to criminal prosecution. Call the Zoning Department at (707) 431-3348 before assuming any property qualifies.

This is not meant to be an exhaustive list of all STR regulations in Healdsburg. For complete details, visit the City of Healdsburg Vacation Rentals page.

St. Helena

St. Helena, the picturesque heart of upper Napa Valley, operates one of Wine Country’s most restrictive—and quirky—vacation rental programs.

The city caps the entire municipality at just 25 short-term rental permits. All 25 have been issued, and a waitlist exists for new applicants. But here’s where it gets interesting: the regulations include requirements you won’t find anywhere else.

The 60-day minimum: Unlike most jurisdictions that impose maximum rental caps, St. Helena requires permit holders who don’t occupy their rental as a primary residence to rent the property for a minimum average of 60 days per year. Don’t hit that minimum? The Community Development Director can deny your renewal or send you to a Planning Commission hearing.

The 3-year ownership requirement: You must own the property for at least three years before you can even apply for a permit. No flipping Wine Country properties and immediately listing them on Airbnb.

Local preference: St. Helena residents get priority over non-residents in the permit review process. The city reviews and acts on applications from current St. Helena residents before considering any applications from people who live elsewhere.

Non-transferable permits: When you sell a property with a vacation rental permit, that permit dies. The new owner must apply fresh and join the waitlist like everyone else.

Operating requirements: Permitted operators must provide two on-site parking spaces, designate a local contact person, and collect a hefty 15% in taxes: 13% transient occupancy tax plus 2% Tourism Improvement District assessment.

This is not meant to be an exhaustive list of all STR regulations in St. Helena. For complete details, visit the City of St. Helena Short-Term Rentals page.

Calistoga

Calistoga, the hot springs town at the northern tip of Napa Valley, takes a zero-tolerance approach to vacation rentals.

The city bans all rentals of less than 30 days in residential zoning districts. There are no permits available, no waitlists, no exceptions. And unlike some California cities that quietly ignore the issue, Calistoga actively enforces this prohibition.

Enforcement reality: The enforcement consequences are severe and well-documented. In one high-profile 2019 case, Napa County sued Calistoga Wine LLC over an illegal vacation rental on Silverado Trail near St. Helena. Despite multiple violation notices, the operator continued advertising the property on VRBO and accepting reservations—including one for $1,270 per night.

The settlement required the owner to pay $100,000 immediately, with an additional $150,000 in suspended penalties that would become due if any future violations occurred. The property owner was also permanently barred from operating any short-term rentals on the property. Total potential liability: $250,000.

According to Napa County’s Director of Planning, Building and Environmental Services at the time: “This settlement was reached after more than a year of focused efforts… The result is a clear demonstration that the County aggressively enforces against illegal short-term rentals and that owners will pay a heavy penalty for their violations.”

Recent enforcement escalation: In 2025, the city moved to tighten enforcement even further. New ordinance changes (effective late 2025/early 2026) establish tiered fines starting at $1,500 for first violations and rising to $5,000 for repeat violations in the same year. The city also plans to prohibit platforms like Airbnb and VRBO from listing any properties in Calistoga except permitted hotels, inns, or B&Bs in commercial zones.

Why the hard line: The City Council’s stated goal is “to protect the City’s housing stock and the character of its residential neighborhoods.” With Calistoga’s small size (population around 5,200) and limited housing inventory, the city has prioritized long-term residents over transient tourist accommodations.

This is not meant to be an exhaustive list of all STR regulations in Calistoga. For complete details, contact the City of Calistoga Planning and Building Department at (707) 942-2830.

Yountville

Yountville, the tiny town that punches above its weight with Michelin-starred restaurants and luxury hotels, has joined Napa Valley’s vacation rental ban club.

Short-term rentals are prohibited in Yountville. Multiple sources confirm that vacation rentals in residential areas are illegal. The town has made the calculation that its tourism economy is better served by its collection of high-end hotels and inns rather than residential vacation rentals.

What this means: No permits are available. No waitlist exists. If you own residential property in Yountville, it can essentially only be used for long-term rental (31+ days) or owner occupancy.

Enforcement: While Yountville is a small town (population under 3,000), it’s part of Napa County’s broader enforcement efforts. The County Sheriff has made headlines for shutting down illegal vacation rentals throughout the valley, and guests who book illegal rentals have occasionally arrived to find no place to stay and no refund.

This is not meant to be an exhaustive list of all STR regulations in Yountville. For complete details, contact the Town of Yountville directly.

Beach / Coastal STR Regulations (2026)

Santa Cruz (City)

The City of Santa Cruz has effectively closed the door on new whole-house vacation rentals, pivoting hard toward hosted-only accommodations in an effort to preserve housing stock.

The hosted vs. non-hosted divide: Santa Cruz distinguishes between “hosted” rentals (owner lives on-site for more than 6 months per year) and “non-hosted” rentals (owner absent or present less than 6 months). The city stopped issuing new non-hosted permits years ago and shows no signs of reversing course.

What’s still allowed: Hosted rentals are capped at 250 permits citywide. If you live in your home for over half the year and want to rent out a room or guest suite while you’re present, you can apply—assuming the cap hasn’t been reached.

ADUs: Properties with ADUs are explicitly ineligible for short-term rental permits in the City of Santa Cruz.

Permit non-transferability: All permits are non-transferable. When you sell a property with an STR permit, that permit dies with the sale.

Operating requirements: Permitted hosts must collect 14% transient occupancy tax, maintain proper insurance, comply with safety standards, and follow all city regulations.

This is not meant to be an exhaustive list of all STR regulations in Santa Cruz. For complete details, visit the City of Santa Cruz Short-Term Rentals page.

Santa Cruz County (Unincorporated Areas)

Santa Cruz County’s unincorporated areas offer vacation rental opportunities, but only if you navigate a Byzantine system of designated areas, caps, waitlists, and 20% block density limits.

In August 2025, the Board of Supervisors approved a major overhaul that capped non-hosted (whole house) rentals at 270 countywide and created even tighter restrictions in three designated coastal areas.

The designated area system: The county divides its coastal vacation rental areas into three zones, each with its own caps:

Live Oak Designated Area (LODA): Caps and density limits apply
Seacliff/Aptos/La Selva Designated Area (SALSDA): Caps and density limits apply
Davenport/Swanton Designated Area (DASDA): Caps and density limits apply

Within these designated areas, no new rentals are allowed if vacation rentals and hosted rentals already comprise 20% or more of the residential parcels on a block—except in specifically exempted micro-zones.

Non-designated areas: Outside the three designated coastal zones, the county allows up to 250 hosted rentals minus whatever’s been allocated to designated areas. There’s currently no waitlist for non-designated hosted rentals, but that could change.

Hosted vs. vacation rentals:

Hosted rentals: Owner present during guest stay, capped at 250 countywide
Vacation rentals: Entire home rented, owner not present, capped at 270 countywide across designated areas

One permit per owner rule: The ordinance limits ownership to one short-term rental permit per property owner or entity—blocking corporate buyers from accumulating multiple vacation rental properties.

ADUs: Like many other jurisdictions in California, ADUs cannot be used as short-term rentals.

This is not meant to be an exhaustive list of all STR regulations in unincorporated Santa Cruz County. For complete details, visit Santa Cruz County Vacation Rentals page.

Half Moon Bay

Half Moon Bay adopted a short-term rental ordinance in 2021 (effective 2024 after Coastal Commission approval) that allows STRs but places strict limits on unhosted rentals.

Primary residence requirement: To operate an STR, the property owner must live there at least half the year to qualify as the primary resident. If a tenant (not the owner) wants to operate the rental, they must have lived on the property for at least two years to be considered a primary resident, and the owner must provide written consent.

The 60-night cap: Unhosted rentals—where the owner is not present during the guest stay—are limited to 60 nights per year maximum. Hosted rentals (where you’re present) have no annual number of nights limit.

Commercial zone exception: STRs in Commercial-Downtown and Commercial-General zoning districts are exempt from the primary residency requirement, opening opportunities for investment properties in those specific zones.

Operating requirements:

Maximum 8 guests per night
Register with the city and obtain an STR permit
Obtain a business license
Collect 14% transient occupancy tax
Designate a local 24/7 contact person for unhosted rentals
Provide two on-site parking spaces per bedroom rented
One STR property per operator within city limits

Registration deadline: Existing operators had to re-register by February 2024. New operators must register before accepting any bookings.

This is not meant to be an exhaustive list of all STR regulations in Half Moon Bay. For complete details, visit the City of Half Moon Bay Short-Term Rentals page.

Pacifica

Pacifica passed a comprehensive STR ordinance in August 2025 that requires permits, caps total rentals citywide, and subjects operators to significant annual fees and operational requirements.

The permit system: All STR operators must obtain:

An STR Permit (valid one year, renewed annually Oct 1-31)
A City of Pacifica Business License
Sign an STR Safety Declaration

The cost: Annual permit fee: $1,704. Plus an additional $263 inspection fee for properties outside the Coastal Zone.

The proposed cap: While not yet finalized, the city has proposed capping total STR permits at 150 citywide. This would represent a significant reduction from the 200+ STRs currently operating (many without permits).

Timeline: The ordinance took effect for non-coastal areas 30 days after adoption (September 2025). Coastal zone provisions require California Coastal Commission approval—expected to take 12-18 months from adoption.

Operating requirements:

Collect and remit 15% transient occupancy tax
Maintain smoke and carbon monoxide detectors
Provide adequate off-street parking (typically one space per bedroom)
Designate a local 24/7 contact person
Follow strict noise ordinances (no specified decibel limit, but complaint-based enforcement)
One group per stay (no overlapping bookings or party rentals)

Enforcement: The city actively monitors platforms and pursues violations. Residents have organized advocacy groups like “Pacifica Homes Are Not Hotels” pushing for even stricter enforcement.

This is not meant to be an exhaustive list of all STR regulations in Pacifica. For complete details, visit the City of Pacifica Short-Term Rental Program page.

Carmel-by-the-Sea

Carmel-by-the-Sea takes a preservationist approach to its residential character, prohibiting short-term rentals in all residential (R-1) zoning districts.

The prohibition: No home or unit in residential zoning may be rented for less than 30 consecutive days. Period. This isn’t a cap or a waitlist—it’s an outright ban.

Where STRs are allowed: Properties in commercially zoned areas may operate as transient rentals if they meet Group R-1 occupancy requirements and pay transient occupancy tax. But these are functionally operating more as small hotels or inns, not typical residential vacation rentals.

Enforcement: Carmel contracts with Host Compliance to scour the internet for violations. The city actively pursues illegal operators through civil actions. In one documented case, an unlawful operator settled with the town for $25,000 after facing even larger potential fines.

According to a 2016 Carmel Pine Cone article, the crackdown successfully pulled dozens of illegal listings off the internet. The enforcement continues.

Why the hard line: The city explicitly designed these regulations “to preserve Carmel-by-the-Sea’s residential character.” With the town’s fairy-tale cottages, artistic heritage, and small-town charm as primary draws, officials have prioritized resident quality of life over visitor accommodation flexibility.

This is not meant to be an exhaustive list of all STR regulations in Carmel-by-the-Sea. For complete details, visit the City of Carmel Short-Term Rentals page or contact the Planning and Building Department.

Monterey (City)

The City of Monterey bans short-term rentals in all residential zoning districts, allowing them only in commercial areas.

The ban: Residential zones do not list short-term rentals as permitted uses in the city code. Since STRs aren’t explicitly listed as allowed, they’re prohibited. This interpretive approach has held up legally and remains in effect.

Where STRs are allowed: Commercial zones permit transient occupancy uses, meaning properties properly zoned commercial can operate as short-term lodging if they comply with business licensing, safety, and tax requirements.

Enforcement: According to Monterey County Weekly, the city began enforcing its STR ban more actively in recent years, mirroring the crackdowns in neighboring Carmel-by-the-Sea and Pacific Grove. Operators without proper commercial zoning risk fines and legal action.

Why the restriction: Like many Monterey Peninsula cities, Monterey prioritizes housing preservation and residential neighborhood character over vacation rental expansion. With limited housing stock and high costs, the city determined that protecting long-term residential use outweighs accommodating more tourist lodging in neighborhoods.

This is not meant to be an exhaustive list of all STR regulations in the City of Monterey. For complete details, contact the City of Monterey Planning Department.

Pacific Grove

Pacific Grove allows short-term rentals in coastal and commercial zones only, with a citywide cap of 250 licenses and strict density restrictions that create 55-foot exclusion zones around existing STRs.

Where STRs are allowed: Only properties in Coastal and Commercial zoning districts can obtain STR licenses. Residential zones outside these areas are off-limits for whole-house rentals.

The cap and density rules:

Maximum 250 STR licenses citywide
Currently 84 active licenses (as of city records)
One STR per parcel maximum
55-foot “zone of exclusion” around each permitted STR—no new STR can be licensed within 55 linear feet of an existing STR parcel boundary

Home sharing alternative: If you live in a residential zone, you can still operate a “home sharing” rental—renting out a room while you remain on-site. Home sharing is permitted throughout the city but requires a separate Home Sharing License.

Occupancy limits:

Overnight guests: 2 persons per bedroom, plus 1 additional person per site
Daytime (non-overnight) guests: Limited to 1.5 times the overnight occupant number

Operating requirements:

Collect 12% transient occupancy tax
Provide on-site parking to renters if available
Maintain safety standards
No renting of illegal units, unpermitted spaces, or established affordable housing

Renewal process: All STR licenses must renew annually between February and March 31. Late applications aren’t accepted—the city is strict about deadlines.

This is not meant to be an exhaustive list of all STR regulations in Pacific Grove. For complete details, visit the City of Pacific Grove Short-Term Rental Program page.

Mendocino (Town)

The Town of Mendocino—technically covered by Division III of the Mendocino County Zoning Code—operates under some of the strictest vacation rental caps in Northern California.

The caps:

Maximum 10 Vacation Home Rentals allowed townwide
Maximum 20 Single Unit Rentals allowed townwide

These caps were established to “preserve Town character and maintain the Town as a residential community with limited commercial services.” The county will not require any reduction in the number of rentals that existed when the Coastal Commission certified these regulations, but no new permits can be issued once the caps are reached.

What this means: If all 10 vacation home rental permits and all 20 single unit rental permits have been issued, you’re out of luck unless an existing permit holder stops operating and a spot opens up. There’s no formal waitlist system mentioned in the code.

This is not meant to be an exhaustive list of all STR regulations in the Town of Mendocino. For complete details, contact Mendocino County Planning and Building Services at (707) 234-6650.

Mendocino County (Unincorporated Areas)

Mendocino County’s vacation rental landscape is in flux as of early 2026, with coastal areas already regulated but inland areas still developing a comprehensive STR ordinance.

Coastal Zone (Division II): The unincorporated coastal areas of Mendocino County—including coastal portions of communities near Fort Bragg, along Highway 1, and other areas governed by the California Coastal Commission—already have established vacation rental regulations in place under Division II of the county zoning code.

Inland Areas (Division I): This is where it gets complicated. As of February 2026, the county is actively developing an inland STR ordinance after years of community engagement, surveys, and Board of Supervisors meetings. The ordinance is still being drafted and must go through:

California Environmental Quality Act (CEQA) review
Planning Commission hearings
Board of Supervisors approval

What’s being proposed for inland areas: Based on February 2026 Board discussions, the emerging framework includes:

Permit requirements for all STR operators
Good neighbor policies requiring notification to adjacent property owners
Fire and safety requirements
Code enforcement mechanisms for violations
Possible caps on the percentage of housing stock that can operate as STRs
Potential density limits in certain neighborhoods

The controversy: Community input has been sharply divided. Some residents complain about noise, late-night disturbances, and the loss of residential character in neighborhoods with high STR concentration. Others—including STR operators and property managers—argue that vacation rentals provide essential income and support the county’s tourism economy.

Timeline uncertainty: There’s no definitive timeline for when the inland STR ordinance will be finalized and adopted. The process has been ongoing since at least 2023, with community workshops held in November 2023 and Board discussions continuing into 2026.

This is not meant to be an exhaustive list of all STR regulations in unincorporated Mendocino County. For the latest information, visit the Mendocino County Short-Term Rentals page or contact Planning and Building Services at (707) 234-6650.

Lake Tahoe STR Regulations (2026)

Truckee (Town)

Truckee has implemented one of the strictest STR ordinances in the Tahoe Basin. The 1,255-permit cap was reached in 2022, and as of late 2025, the waitlist is estimated at 2+ years with over 300 applications pending.

365-day waiting period: Even if you buy a property today, you can’t apply for a permit until you’ve owned it for a full year.

Non-transferable permits: New owners must reapply and join the waitlist. There’s no way to buy a property with an existing permit that transfers.

Hosted rental exception: Owner-occupied rentals (owner lives on-site 6+ months/year) don’t count toward the cap.

ADUs and multi-family units: Existing permits were grandfathered, but no new permits are being issued for these property types.

Enforcement: Escalating fines of $1,500 (first violation), $3,000 (second), and $5,000 (additional violations). Three citations in 12 months = permit revocation plus a 12-month ban on reapplying. The town uses Host Compliance to monitor platforms and maintains a 24/7 complaint hotline.

Fire inspections required every three years. Quiet hours: 10 PM – 8 AM.

TOT (Taxes): 13.25% (includes Truckee Tourism Business Improvement District fee).

Exempt properties: Northstar Village, Ritz-Carlton Northstar, Resort at Squaw Creek, Granlibakken (commercial lodging).

This is not meant to be an exhaustive list of all STR regulations in Truckee. For more details, visit Town of Truckee Short-Term Rentals page.

Incline Village / Crystal Bay

Incline Village is perhaps the most permissive STR jurisdiction around Lake Tahoe. There is no permit cap and this appears to be one of the only areas around the lake where you’re not competing for a finite number of licenses.

Tiered system based on occupancy:

Tier 1: Up to 10 guests ($485 annual fee)
Tier 2: 11-20 guests ($1,000 annual fee)
Tier 3: 20+ guests ($1,500 annual fee + $65 per guest over 20)

Tier 2 permits are transferable — new owner must apply and pay fees, but no waitlist. Applications accepted the 8th of each month.

One permit per parcel (unless you have a legal ADU). Occupancy: 2 people per bedroom + 2 additional guests. Parking: 1 legal paved space per bedroom required (this disqualifies many older properties). 24/7 local contact within 30 minutes response time required.

Fire and life safety inspections plus defensible space inspections required.

The HOA problem: Many condo and townhome HOAs in Incline Village prohibit STRs entirely or enforce minimum rental periods. This is the #1 deal-killer. Single-family homes typically face fewer restrictions, but always verify CC&Rs before making an offer.

IVGID beach access: STR guests generally do not have access to Incline Village’s private beaches, tennis courts, or recreation facilities.

Other requirements: Nevada State Business License, Transient Lodging Tax License, $500K liability insurance. TOT: 13% (Airbnb appears to collect it; VRBO doesn’t).

Enforcement: Code enforcement handles violations with escalating fines. Trash and noise violations jeopardize permits. No events, parties, or weddings allowed.

This is not meant to be an exhaustive list of all STR regulations in Washoe County. For complete details, visit the Washoe County Short-Term Rentals page.

Tahoe City / North Shore

The North Shore (Tahoe City, Kings Beach, Tahoe Vista, Carnelian Bay, Dollar Point, Homewood, Tahoma, Olympic Valley, Northstar) falls under Placer County jurisdiction and represents one of the last viable STR markets on the California side.

3,900-permit cap countywide. As of March 2026, approximately 500 permits remain available. Once the cap is reached, a 30-night minimum kicks in for non-owner-occupied properties, effectively limiting the STR model.

Non-transferable permits: New owners must apply for a new permit. You can’t buy a pre-permitted property and inherit the permit. First-come, first-served.

Fire and life safety inspections required ($507 interior inspection fee). Defensible space inspections conducted when snow clears. Bear-proof containers mandatory. Parking: 1 legal paved space per 4 occupants. 24/7 local contact required.

Quiet hours: 9 PM – 8 AM. No amplified sound audible from property line at any time. TOT: 10-14% depending on location. 24/7 hotline: 530-448-8003. Host Compliance monitoring.

Exempt properties: Northstar Village, Ritz-Carlton Northstar, Resort at Squaw Creek, Squaw Valley Lodge, Granlibakken (commercial lodging).

HOA restrictions: Many HOAs add their own rules. Dollar Point prohibits STR guests from using association amenities. Some condo complexes ban STRs entirely in their CC&Rs.

This is not meant to be an exhaustive list of all STR regulations in the Tahoe City / North Shore area. For complete details, visit the Placer County Short-Term Rental Program page.

South Lake Tahoe (City)

South Lake Tahoe has the most turbulent STR regulatory history in the Tahoe Basin. Measure T (2018) banned essentially all non-hosted rentals in residential zones. In March 2025, a judge struck down Measure T entirely. The city scrambled to adopt Ordinance 2025-1200 in summer 2025.

Two zones: Tourist Core (commercial/tourism zone, more permissive) vs. residential neighborhoods.

150-foot buffer rule: No VHR permits issued if property is within 150 feet of another permitted VHR (residential areas only). This can effectively freeze out entire neighborhoods to new permits.

900-permit cap proposal: City Council proposed capping residential permits at 900 as of early 2026. Still under consideration and could pass at any time.

Non-transferable permits: Expire when property is sold. New owner must reapply and navigate the 150-foot buffer.

Preferred application period: Started June 2025, gave priority to owners who held permits in 2021 before Measure T shut them down. Regular applications opened August 2025.

Occupancy: 2 adults per bedroom (Tourist Core); stricter outside core. Fire inspections, bear-proof containers, noise monitoring (some cases), 24/7 local contact all required.

TOT: 10% (12% for certain redevelopment properties) + $5.50/night Tourism Improvement District fee for agent-managed rentals.

Enforcement: 24/7 via Police Department Community Services Division. Host Compliance monitoring. Guest violations = up to $1,000 fines, immediate eviction, banned from future bookings.

Tourist Core: More stable but limited inventory. Mostly condos in Lakeland Village, Sierra Shores, Tahoe Woods, Zalanta. Single-family homes rare and expensive.

This is not meant to be an exhaustive list of all STR regulations in South Lake Tahoe. For complete details, visit the City of South Lake Tahoe Vacation Home Rentals page.

Stateline / South Shore Nevada

Douglas County (Stateline, Zephyr Cove, Glenbrook, Cave Rock) implemented a 600-permit cap for Tahoe Township in 2021, paired with neighborhood density limits (typically 15%; Tahoe Village 40%).

Constrained vs. unconstrained neighborhoods: County uses GIS mapping. Constrained neighborhoods have hit density limits — no new permits. Unconstrained areas still accept applications. Check the county’s GIS viewer before making any offer.

Three-tier system:

Tier 1: Owner-occupied, <28 days/year rental
Tier 2: Non-owner-occupied standard VHR
Tier 3: Special use permit for higher-impact (must hold Tier 2 for 1 year first)

Daytime occupancy for Tier 2/3: 2x nighttime occupancy. Must notify HOA before permit approval.

Fire and life safety inspections required. Monitored fire alarm system (registered with Compliance Engine software, third-party Nevada-licensed company) mandatory. One permit per owner (except ADU on same parcel). Annual renewal required.

Operating without permit: $20,000 civil penalty (effective July 2021). Not a fine that escalates — that’s the starting point.

Enforcement: Code Enforcement Officers, 24/7 VHR hotline. Violations tracked; repeat violations jeopardize permit.

Political risk: 2023 ballot initiative sought to eliminate all residential VHRs over 3 years (would restrict to commercial/mixed-use only). Didn’t pass, but shows ongoing political opposition.

This is not meant to be an exhaustive list of all STR regulations in Douglas County. For complete details, visit the Douglas County Vacation Home Rentals page.

Northern CA Urban STR Regulations (2026)

San Francisco (City & County)

San Francisco allows short-term rentals only under extremely restrictive conditions designed to preserve long-term housing stock. While this remains one of the most regulated STR markets in California, San Francisco does allow residents to earn supplemental income through certain types of vacation rental activity.

Primary residence requirement: Hosts must live in the unit at least 275 nights per calendar year. This is non-negotiable and heavily enforced. You cannot rent out investment properties or second homes as STRs.

90-night unhosted cap: When you’re not home overnight, you can only rent the unit 90 nights maximum per year.

Hosted stays (when you’re home overnight with guests) have no limit.

Maximum 5 simultaneous reservations: You cannot have more than five different short-term rental reservations happening at the same time (e.g., five different bedrooms rented to five different groups). That sounds like it would be a lot to keep track of anyways!

Registration required: All hosts must register with the Office of Short-Term Rentals (OSTR). Application fee is $450 for initial permit, valid for 2 years. You’ll need to prove residency with utility bills, driver’s license, voter registration, and/or other documentation.

Business registration: Separate business registration certificate is required from the Treasurer & Tax Collector ($25-$500 annually depending on rental income).

Quarterly reporting: Hosts must file quarterly reports with OSTR detailing all short-term stays.

TOT: 14% Transient Occupancy Tax on all rentals under 30 days. Hosts must collect and remit.

Ineligible properties:

ADUs and JADUs (only 30+ day rentals allowed)
Buildings subject to Ellis Act evictions after November 2014
Dedicated affordable housing and BMR units
Student housing and SRO buildings (except some SROs during May 1-Sept 30 tourist season)
Multi-unit buildings (can only register the specific unit where you live)

Non-transferable: Certificates cannot be transferred to new owners or different units.

Enforcement: San Francisco doesn’t mess around. Violations start at $484 per day per dwelling unit from the day of the Notice of Violation, continuing until the violation is abated. Second violations: $968/day. The City Attorney’s Office has pursued multi-million dollar penalties against scofflaw operators. OSTR partners with Airbnb and other platforms to identify illegal listings, and neighbors actively report violations.

Example case: City Attorney pursued $5.5 million penalty from owners running illegal Airbnb rentals. A Pacific Heights landlord was fined $90,000 after listing multiple unregistered properties.

This is not meant to be an exhaustive list of all STR regulations in San Francisco. For complete details, visit the San Francisco Planning Office of Short Term Rentals page.

Oakland

Oakland prohibits short-term rentals in most properties through its Planning Code zoning regulations. The city doesn’t have a comprehensive STR ordinance like San Francisco, but existing zoning rules effectively ban rentals under 30 days except in very narrow circumstances.

The 30-day rule: Oakland’s Planning Code defines “Permanent Residential Activities” as occupancy of 30 days or longer. Any rental of a single-family home, duplex, apartment/condo, live/work unit, or room for less than 30 consecutive days is prohibited unless it qualifies as a “Bed and Breakfast Residential Activity.”

Bed and Breakfast exception (extremely limited): Short-term rentals under 30 days are only allowed if the property meets, at a minimum, all of the following requirements:

One or two-family dwelling only
Maximum 12 adult guests at any time, maximum 6 guest units
Owner-occupied (owner must live there)
Historic property with rating of A, B, C, or D, or designated Landmark
Incidental meals provided from single kitchen for lodgers only
Conditional Use Permit required
Not allowed in all zoning districts

Secondary units (ADUs): Explicitly prohibited from rentals less than 30 consecutive days (Planning Code Section 17.103.080).

Business tax certificate: Required for all rental activity.

TOT: 14% Transient Occupancy Tax on stays under 30 days.

What this means in practice: If your property doesn’t qualify as a historic, owner-occupied single/two-family home with a Conditional Use Permit, you likely cannot legally rent it for less than 30 days. Most apartments, condos, modern homes, and ADUs are completely ineligible.

Future regulations: The city has stated it’s “preparing new regulations” for short-term residential rentals, but as of March 2026, the existing Planning Code restrictions remain in effect.

This is not meant to be an exhaustive list of all STR regulations in Oakland. For complete details and updates on regulatory developments, visit the City of Oakland Short-Term Rental Regulations page.

Berkeley

Berkeley has one of the more restrictive STR frameworks in the Bay Area, with most property types completely ineligible.

Eligible properties (very limited):

Single-family homes where the owner lives as their primary residence
Pre-2017 ADUs that were built before February 28, 2017, AND have not been used as long-term rentals since April 1, 2007 (extremely narrow window)

Ineligible properties (most of Berkeley):

Multi-unit properties (duplexes, triplexes, fourplexes, apartment buildings)
ADUs built after February 28, 2017
Golden Duplexes (owner-occupied duplexes with special exemptions)
Properties with no-fault evictions (5-year prohibition)

Hosting limits:

Hosted rentals (when host is present): Unlimited days per year
Unhosted rentals (when host is NOT present): 90 days maximum per year

The 14-day trap: Rentals of 14+ consecutive days can fall under Berkeley’s Rent Stabilization Ordinance, which means tenants can often get eviction protections and rent control. In this scenario, you can’t forcibly end the rental when the term is up. Unless the tenant vacates voluntarily, you may need “just cause” to evict. Many owners think they’re doing “short-term rentals” but can accidentally create tenancies with full legal protections. This can become a major problem for owners renting to visiting professors or scholars for a few months.

Zoning certificate required: Must obtain from Planning Department. Business license required: Separate requirement if applicable. 2% enforcement fee on gross rents (not to exceed program costs over time). 12% TOT.

Operating requirements:

Must be primary residence
Notification to adjacent properties required
Compliance with Berkeley Housing Code
Compliance with Second Response Ordinance (nuisance complaints)
Must list zoning certificate number on all rental ads
$1M liability insurance required

Enforcement: Violations punishable under BMC Chapters 1.20 and 1.28. Declared a public nuisance subject to abatement. Operating for one year prohibited after second-response violations.

This is not meant to be an exhaustive list of all STR regulations in Berkeley. For complete details, visit the City of Berkeley Short Term Rentals Page.

Sacramento

Primary residence requirement: Must reside at the property for at least 184 nights per year (6 months) to qualify for a short-term rental permit. This allows year-round STR operation.

Investment properties (secondary residences): Limited to 90 days per calendar year maximum. After exceeding 90 days, must obtain a Conditional Use Permit (significantly more expensive and complex process).

Short-term rental permit required: $230 initial application fee, $160 annual renewal. Rentals defined as 30 days or less.

Business Operations Tax: $54 annually (classified as hotel tax).

TOT: 12% on all rentals under 30 days.

Maximum 6 guests at any one time.

Operating restrictions:

Cannot operate STR exclusively — must be “accessory use” to residential occupancy
No visible signage indicating property is available for rent
No special events (weddings, conferences, fundraisers, etc.)
Must post permit copy in each sleeping room
Must maintain 3-year rental registry documenting dates, number of lodgers, and rent paid

Enforcement: Minimum civil penalties of $250, escalating significantly for repeat violations. City actively investigates complaints through 3-1-1 hotline (916-808-5011). Continued operation without permits can result in forced business closure, plus tax liabilities with penalties and interest.

Public transparency: City maintains publicly accessible list of all active STR permits on Open Data Portal (updated first Wednesday of each month).

Sausalito

Complete ban on short-term rentals. Sausalito prohibits all rentals of less than 30 consecutive days in residential areas.

Definition: “Transient occupancy” is occupancy of less than 30 days. Not listed as allowable use in residential zoning districts.

Illegal to advertise: City ordinance makes it illegal to even list or advertise a Sausalito property on platforms like Airbnb, VRBO, or HomeAway. Each day an ad is online constitutes a separate violation.

Aggressive enforcement: City contracts with Host Compliance to monitor 50+ hosting platforms and identify illegal STRs. Enforcement process:

Courtesy notice: 10-day warning to comply
Compliance order: Immediate compliance required, fines threatened
Citations: $1,000 first offense, $2,000 second offense, $5,000 third and subsequent offenses

Daily fines: Fines are cumulative. Citations may be issued each day the violation exists. A property operating illegally for weeks could face tens of thousands in fines.

Retroactive TOT collection: City collects Transient Occupancy Tax on all illegal STR activity dating back to January 2019.

Enforcement success: City staff reported steady decline in advertised rentals since enforcement began in 2019. Host Compliance identified 116 suspected STRs and helped reduce active listings by over 50%.

Reporting mechanism: Public can report suspected illegal STRs via Host Compliance hotline (415-942-8181) or online form.

Only legal option: Rentals of 30+ consecutive days are permitted.

Northern CA Short-Term Rental Rules by City

Alameda

As of early 2025, Alameda remained one of the more permissive Bay Area cities for short-term rentals — there was no formal STR-specific licensing or permitting requirement, but hosts are still expected to obtain a business license and submit a zoning clearance form, and must collect and remit a 14% transient occupancy tax.

That said, the regulatory landscape is actively shifting: Alameda’s Planning Board took up a draft ordinance in early 2025, with staff expected to bring recommendations to the Planning Board and to City Council. The framework under consideration would likely distinguish between hosted, semi-hosted, and unhosted rentals, potentially cap annual rental days for unhosted units, and address property type restrictions and occupancy limits. Many nearby cities allow hosted but not unhosted STRs without day caps. Hosts currently operating should watch this space closely, as a formal ordinance could arrive soon.

Albany

Albany keeps its short-term rental rules relatively straightforward compared to many of its Bay Area neighbors. Per Albany Municipal Code Section 4-3, operators of short-term rental properties are required to charge, collect, and remit a hotel occupancy tax on all accommodation rentals under 30 days. That tax rate is 10%, and hosts are also required to obtain a city business license.

On the zoning side, the city’s municipal code prohibits renting any ADU or JADU for a term shorter than 30 days, effectively closing off accessory units as STR inventory.

Bed and breakfast-style operations in residential zones are permitted but tightly scoped: the property must be the owner-operator’s primary residence, no more than two bedrooms may be made available for transient occupancy, and no single stay can exceed 15 consecutive days.

Albany contracts with Host Compliance for enforcement, suggesting the city takes an active approach to monitoring unlicensed operators. There is no publicly documented cap on annual rental days for non-B&B hosted or unhosted rentals, making Albany somewhat more permissive than nearby Berkeley or Oakland.

American Canyon

American Canyon is one of the more restrictive cities in the North Bay for short-term rentals, and notably lacks a modern, purpose-built STR ordinance to replace its older zoning framework. STRs are largely prohibited in American Canyon, though the relevant zoning codes seem old and only apply to some neighborhoods. In any case, a use permit from the Planning Commission is supposedly required, which few if any hosts appear to have actually obtained.

The city’s zoning code doesn’t explicitly define or regulate short-term rentals as a distinct use category; instead, transient lodging falls under conditional use provisions that were written well before the Airbnb era. The practical effect is that operating a short-term rental in American Canyon without a Planning Commission use permit is almost certainly happening today, and the city has not established a straightforward path for residential hosts to get into compliance.

There does not appear to be a published transient occupancy tax rate specifically for STRs, no host compliance monitoring program, and no modern registration system. That makes American Canyon a bit of a black box when it comes to short term rental regulations.

Antioch

Antioch has a functioning STR ordinance that distinguishes between hosted and unhosted rentals and imposes a moderate level of bureaucratic overhead. Hosts must register their property with the city and obtain a permit, submitting an application along with a copy of a business license, a liability insurance policy, and a signed affidavit of compliance with all applicable laws and regulations.

Hosted rentals — where the owner is present during the stay — may operate up to 180 days per calendar year, while unhosted rentals are capped at 90 days. The transient occupancy tax rate is 10%, which hosts must collect and remit to the city. Events are not permitted at short-term rentals, and ADUs may not be operated as STRs.

Hosts who want to deviate from the standard rules — for example, to exceed the annual day caps or reduce required off-street parking — may apply for a discretionary STR permit, though approval is not guaranteed. Compliance appears to be imperfect in practice, with anecdotal reports of hosts operating without permits.

Atherton

The City of Atherton considers short term rentals like those available on Airbnb or VRBO to be a commercial use, which is prohibited. There are no hotels, motels, or bed and breakfasts either. Basically, if you can’t pony up for a primary home, which right now starts around $9 million, the town of Atherton would like to cordially invite you to book a room in some other town.

Hard to believe, but Atherton actually considered loosening the rules back in 2017. Alas, cooler heads prevailed and the blanket ban lives on. Atherton residents of course remain free to book Airbnbs in other people’s hometowns all over the world. Just point your private jet and go!

Belmont

Belmont sits in an unusual middle ground — there’s no dedicated city-wide STR ordinance governing whole-home rentals of primary residences, yet hosts are not operating in a true regulatory vacuum. Short-term rentals appear to operate throughout the city and may be subject to both a Belmont business license tax and a 14% transient occupancy tax.

The most clearly codified restriction, however, comes through the city’s ADU regulations: neither the ADU nor the main dwelling may be used for short-term rentals on any property where an ADU has been permitted. Before a building permit is issued for an ADU, the owner must record a covenant — binding on future owners (but not to be confused with the Ark of the Covenant) — acknowledging that neither the accessory unit nor the primary residence may be used for short-term residential rentals.

For properties without an ADU, the regulatory picture is murkier — STRs do appear to operate in Belmont. Either way, hosts should certainly budget for the business license tax and 14% TOT, and should keep an eye on whether the city moves toward a more comprehensive STR ordinance.

Belvedere

Wouldn’t it be nice to wake up in a sleek Airbnb in Belvedere, grab some coffee, and wander around the lagoon as if you actually lived there? Ain’t gonna happen. No way, no how. Short-term rentals are prohibited in Belvedere and the few fancy hotels down the road in Tiburon really like it that way. Local residents probably do too.

Benicia

Benicia has a well-developed STR ordinance that draws a clear distinction between hosted and unhosted rentals, with meaningfully different rules for each. All STRs must be operated out of the host’s primary residence — defined as a dwelling where the host resides no fewer than 245 days per calendar year.

Hosted short-term rentals — where the host is present on-site — are permitted in all residential zones, require one off-street parking space, and can be approved without a public hearing.

Unhosted rentals are only permitted within the Downtown Mixed Use Master Plan area, carry a two-night minimum stay requirement, and are capped at 120 nights per year; neighbors within 500 feet are notified and may request a public hearing on the application.

ADUs on the property cannot be used as short-term rentals, even when the primary residence is a licensed STR. All hosts must obtain a permit from the Planning Division, register for a business license, and submit a TOT form, with permit renewals required every two years. Application fees reflect the regulatory difference: the initial fee for a hosted STR is $268, while an unhosted STR runs $1,224. The TOT rate is 13%, effective October 1, 2024.

Brentwood

STRs are prohibited citywide. The Brentwood City Council adopted a comprehensive citywide prohibition on short-term rentals in November 2024, following a recommendation from the Planning Commission.

The ordinance defines a short-term rental as the rental or occupancy of any residential dwelling unit or portion thereof for 30 consecutive calendar days or less, and explicitly includes uninhabitable portions of the property — such as swimming pools, courts, and backyards — rented for less than 30 days. Get yer own pool, okay?

It is unlawful to advertise, list, or offer any part of one’s property for short stays through websites, apps, or private agreements. The 2024 ordinance built upon earlier ordinances passed in 2021 and 2022 that had already restricted STRs in specific housing types — such as those developed under SB 9 and urban lot splits — and consolidated those rules into a single, citywide policy to ensure consistent enforcement across all residential zones.

The city cited ongoing concerns about noise, parking disruptions, neighborhood character, and the loss of long-term housing stock as motivating factors. There appears to be no permitting pathway, no hosted/unhosted distinction, and no variance process. The ban is categorical and applies to all residential properties.

Brisbane

Brisbane permits STRs but with a strictly hosted-only framework. The host must be physically present on the property during every guest stay, and unhosted or entire-home rentals are prohibited outright. STRs must be located in single-family homes, and hosts may rent no more than two rooms at a time. STRs are not permitted in apartment buildings or ADUs, and are also prohibited on any property with a legal ADU established on or after April 1, 2017.

Only homeowners may host; long-term renters cannot obtain an STR permit, and the home must serve as the host’s permanent residence. All hosts must obtain an STR permit from the city’s Community Development Department before listing.

The TOT rate is 14%, paid quarterly to the city, and hosts must also pay a daily business license tax — currently $2.97 per room rented — in four quarterly installments. The city contracts with Host Compliance for monitoring and enforcement.

Brisbane’s framework appears squarely aimed at home-sharing by owner-occupants, with no viable pathway for investor-owned or absentee-hosted rentals.

Burlingame

Burlingame permits STRs under Municipal Code Chapter 6.56, with a framework built around primary residency and a meaningful distinction between hosted and unhosted stays. Hosts must demonstrate primary residency — meaning the homeowner or a long-term renter lives at the property a majority of the year — and full-time rentals where no host or permanent resident occupies the property are not permitted.

Unhosted rentals, where the owner or primary resident is not on-site, are capped at 120 days per year; hosted rentals carry no day limit. STRs are not permitted in ADUs, and the ordinance prohibits concurrent listings — renting multiple rooms to separate guest groups simultaneously.

Special events such as weddings, corporate functions, and parties are explicitly prohibited at STR properties. Hosts must register their primary residence with the city’s Planning Division before listing; the initial registration fee is $200, with annual renewals at $100. A business license is also required.

The TOT rate in Burlingame is currently 12%, with major hosting platforms collecting and remitting on the host’s behalf when a voluntary collection agreement is in place. Burlingame uses Deckard for STR compliance monitoring. The overall framework is moderately permissive for owner-occupants but appears to forbid all investor-owned whole-home rentals.

Campbell

Campbell appears to lack a formal short-term rental ordinance, and instead appears to take the position that short-term rentals are prohibited under the existing code in some zoning situations (R-1), while they may be permissible in other zoning districts.

Active listings on Airbnb and VRBO continue to operate in Campbell, consistent with an environment that lacks effective enforcement or clear regulations. Hosts may still be expected to obtain a general business license under the city’s home occupation standards, which apply to any commercial activity conducted from a residence. It is unclear whether a city-level TOT applies to STRs; Campbell does not appear to be among the cities where Airbnb automatically collects and remits local occupancy taxes.

Note: This summary is based on publicly available sources as of early 2026. Hosts should verify directly with the City of Campbell Planning Division (408-866-2140) before listing, as local policies can change without prominent public notice.

Clayton

Clayton is a small city of roughly 11,000 residents at the base of Mt. Diablo in Contra Costa County. It appears to lack any city-specific short-term rental ordinance as of early 2026. The city’s website contains no reference to an STR permit program, registration requirement, or TOT framework for vacation rentals, and no news coverage or council records appear to document the adoption of STR-specific regulations at the city level.

Active listings on Airbnb and VRBO confirm that STRs are operating in Clayton, consistent with a generally unregulated environment. Hosts may still be subject to Clayton’s general home occupation standards and business license requirements under the city’s zoning code, but no dedicated STR compliance pathway has been publicly established.

Importantly, the Contra Costa County STR ordinance (Ord. 2020-12), which sets permit requirements, a primary residency requirement, hosted/unhosted day caps (180/90 days respectively), a $380 application fee, and operational standards, applies only to unincorporated county areas — not to properties within Clayton’s city limits.

Clayton is among several small Contra Costa cities that have not yet acted on STRs, leaving hosts in a regulatory gray zone. Hosts should verify directly with the City of Clayton Community Development Department (925-673-7300) before listing, as local policy can change without prominent public notice.

Cloverdale

Cloverdale, a small Sonoma County city of roughly 9,000 at the northern end of the Alexander Valley, has a clearly codified STR framework that distinguishes sharply between hosted and non-hosted rentals.

Hosted vacation rentals — where the property owner resides and sleeps on-site during the guest stay — are permitted in all residential and commercial zones with a lighter-touch approval process. These hosts must register on the city’s hosted vacation rental registry (managed by the Planning Department), obtain a city business license, pass a building and fire code inspection before initial listing and before each registration renewal, and notify all property owners within 200 feet of their intent to list. Hosted rentals are capped at 120 days per calendar year, may rent no more than two bedrooms at a time, and have a maximum occupancy of two guests per rented bedroom.

ADUs are expressly prohibited from use as hosted vacation rentals.

Non-hosted vacation rentals — entire-home rentals where no owner is present — face significantly higher barriers: they are restricted to commercial zones only, require a Conditional Use Permit (CUP) from the Planning Commission rather than ministerial approval, must be a single detached residential unit on the parcel, and have occupancy limits set individually at the time of CUP issuance.

Both rental types require collection and remittance of Cloverdale’s 10%. Airbnb does not appear to have a voluntary collection agreement with Cloverdale, so hosts are responsible for remitting TOT directly to the city on a quarterly basis.

The framework is notably permissive for owner-occupants but represents a practical ban on investor-owned whole-home vacation rentals in residential neighborhoods.

Colma

Colma is famous for its booming “long-term ground lease” offering, in which the majority of the town’s occupants are housed six feet under. You can check in whenever you like, but you can never leave…

For those of us still among the living, Colma is a uniquely challenging city to assess for STR purposes. Cemeteries occupy the vast majority of its 2.2 square miles, leaving an extremely small residential housing stock.

The town’s municipal code (Chapter 5.03, Zoning) contains no dedicated STR ordinance, no vacation rental permit program, and no STR registration system — the Planning Department website and municipal code table of contents make no reference to short-term rental regulations whatsoever. The absence of dedicated STR regulation is almost certainly a function of scale and demand rather than a deliberate policy choice: with so few residential properties in the town, there is essentially no STR market to regulate.

The town does have a Transient Occupancy Tax ordinance (Chapter 7.04), and the State Controller’s FY 2022-23 data confirms Colma’s TOT rate is 12% (effective January 1, 2019), which would technically apply to any transient lodging within city limits.

Airbnb search results nominally associated with “Colma” return listings that are physically located in adjacent Bernal Heights or South San Francisco, confirming that there are few if any operating STRs within Colma’s actual city limits.

Either way, hosts should register for a business license under Chapter 4.01 and remit TOT directly to the town, but absent an STR-specific ordinance, there is no permitting pathway to navigate — and practically speaking, the STR opportunity in Colma is negligible. Hosts should confirm directly with the Colma Planning Department at (650) 757-8888 before listing.

Concord

Concord is one of the most unambiguous STR prohibitions in the Bay Area — the city itself publishes a one-page fact sheet under the heading “Short-Term Rentals: PROHIBITED IN CONCORD.” The ban stems not from a specific anti-STR ordinance but from the structure of the city’s zoning code: Concord operates under a “permissive” zoning framework, meaning only uses expressly listed as allowable uses may operate.

Short-term rentals are not listed as a permitted use anywhere in the zoning code, which makes them prohibited by default in all zones. The city has made this explicit, stating that renting all or any portion of a residential property for fewer than 30 days — or even listing on Airbnb, VRBO, or any similar platform — is prohibited.

ADUs and JADUs are separately called out as prohibited from rentals of fewer than 30 consecutive days, and units created under SB 9 lot splits must be deed-restricted against sub-30-day rentals. The city’s 2023 Housing Element acknowledges the STR issue directly, identifying a Program to evaluate development of STR-specific regulations to address conversion of housing units to short-term use, but no ordinance has been adopted as of early 2026.

There is an added compliance wrinkle: because STRs are illegal in Concord, hosts who have been operating them may be treated as landlords under the city’s Residential Tenant Protection Program (CMC Chapter 19.40, effective April 2024, amended May 2025), potentially triggering just cause eviction protections and relocation payment obligations when “guests” vacate.

The city’s TOT rate is 10% (CMC Chapter 3.30), plus a Tourism Business Improvement District (TBID) assessment on commercial lodging operators; enforcement of unlicensed STRs is handled through Code Enforcement.

Corte Madera

Corte Madera has a relatively recent and carefully constructed STR ordinance — Ordinance 1031, adopted November 7, 2023 and effective January 1, 2024 (codified as Municipal Code Chapter 5.34) — that ended what had previously been a de facto ban under the town’s permissive zoning code.

The ordinance is deliberately restrictive: STRs are permitted only in single-family residential zones (R-1, R-1-A, R-1-B, and R-1-C), and specifically excluded from multi-family zones (R-2, R-3), all commercial and mixed-use zones, and any commercial or light industrial district. Eligible properties are limited to single-family homes. ADUs, JADUs, SB 9 units, BMR/deed-restricted units, multifamily units, boats, RVs, and non-residential structures are all expressly ineligible.

The owner is not required to be present during guest stays, but must designate an emergency contact within 30 miles who is available 24/7. A one-property-per-owner cap applies — no investor can accumulate multiple STR licenses in Corte Madera. Annual rentals are capped at 75 days per calendar year.

The license fee is $500 initially and $400 annually; licenses expire December 31 and must be renewed. TOT is 12%, remitted monthly. Airbnb appears to remit on behalf of hosts via a collection agreement, but hosts remain responsible for compliance.

As of March 2025, the Town Council directed staff to draft amendments to liberalize the program after a sluggish first year with only four participating properties — with proposed changes including allowing driveway parking and potentially opening R-2 zones to owner-occupied hosted rentals. No amended ordinance had been formally adopted as of early 2026; Ordinance 1031 remains operative.

Hosts should contact the Planning Division at plcounter@cortemadera.gov or (415) 927-5064 to confirm current property eligibility before applying.

Cotati

Cotati does not appear to have a dedicated short-term rental ordinance as of early 2026. Active Airbnb and VRBO listings confirm that STRs are operating in the city, apparently without a formal permitting pathway.

The city does have a TOT framework: under Cotati Municipal Code §3.12 and Measure S (passed November 8, 2016), all transient occupancies of 30 days or less are subject to a 10% TOT plus a 2% Cotati Tourism Improvement District (CTID) assessment, for a combined rate of 12%, remitted monthly to the Finance Department. Notably, Airbnb explicitly excludes Cotati (along with other incorporated Sonoma County cities) from its automatic tax collection agreements — meaning hosts are responsible for registering directly with the city and remitting TOT themselves, even if booking exclusively through Airbnb.

The Sonoma County vacation rental permit program (administered through permitsonoma.org) applies only to unincorporated county areas and appears to have no jurisdiction within Cotati city limits. Hosts may also be subject to the city’s general business license requirements under standard home occupation standards, though no STR-specific compliance process has been publicly established.

Hosts should verify directly with the City of Cotati Planning Division at (707) 665-3636 before listing, as local policy can change without prominent public notice, and should contact Administrative Services at (707) 665-3646 to establish a TOT account.

Cupertino

Cupertino has a clearly codified STR ordinance adopted by City Council on September 15, 2020, effective January 1, 2021 (codified in Cupertino Municipal Code). The framework is a hosted-only model: the property owner or leaseholder must be the primary resident at the property and must be on-site during the rental period — unhosted/whole-home stays where the host is absent are capped at 60 nights per year, a notably stricter cap than many neighboring Bay Area cities.

Only primary residences qualify; non-primary residences cannot be registered. ADUs and JADUs are explicitly prohibited from STR use — the city’s ADU ordinance requires rentals of ADUs to be for terms of 30 days or longer.

Only one STR registration per parcel is permitted, and only one rental agreement per night is allowed (no simultaneous room-by-room rentals to multiple parties). Guest occupancy is capped at two guests per bedroom, or two guests for a studio. Hosts must designate at least one on-site parking space. A local contact must be available to respond to complaints within 60 minutes.

Quiet hours run from 9 p.m. to 7 a.m. Hosts must provide a guest manual covering noise, quiet hours, trash, and parking, and must maintain a license plate registry of guest vehicles and retain compliance records for three years. Yikes!

Registration costs $200 annually through the Planning Division; a Business License Certification from Administrative Services is also required. TOT is 12% of gross receipts including cleaning fees, remitted monthly; Airbnb seems to collect and remit on behalf of hosts automatically, while hosts using VRBO or other platforms must remit directly to the city. Contact: Planning Division at planning@cupertino.org or (408) 777-3308; STR Hotline (24/7): (408) 404-5341; str@cupertino.org.

Daly City

Daly City has a well-developed STR ordinance adopted by City Council on November 23, 2020 (Ordinance No. 1440, codified as Municipal Code Chapter 5.92). The framework is primary-residence only with a strict occupancy threshold: hosts must reside at the property for at least 265 days per year — one of the highest primary residency requirements in the Bay Area, more demanding than the typical 6-month standard seen elsewhere.

Unhosted stays are capped at 100 days per year; hosted stays (host on-site) have no annual day limit. Guest occupancy is capped at two per bedroom plus two additional guests per stay. Hosts must designate a local responsible contact person (who cannot be the host themselves) available 24/7 to address complaints. ADUs are expressly prohibited from STR use per the same ordinance.

A Short-Term Rental Permit from the Planning Division and a separate Business License from the Finance Department are both required before operating; new permit fee is $750, annual renewal is $142.50, and business licenses start at $110/year. TOT is 13% of taxable rent, remitted quarterly. Platforms do not appear to automatically collect Daly City TOT on behalf of hosts.

A coastal zone carve-out applies: properties in Daly City’s Coastal Zone were not subject to the ordinance until the California Coastal Commission certified a local coastal program amendment — hosts in coastal areas should contact the Planning Division for current status. Contact: Planning Division at (650) 991-8033; Business License Division at (650) 991-5700.

Danville

The Town of Danville enacted a comprehensive ban on short-term residential rentals via Ordinance No. 2016-02, adopted by a 4–1 Town Council vote on March 1, 2016, and effective April 1, 2016 — making it one of the earlier Bay Area municipalities to prohibit STRs outright.

The ordinance, codified in the Danville Municipal Code (ZTA 15-0002), defines a short-term rental as any rental of a residence for fewer than 30 consecutive days and prohibits it in all residential zones, on the grounds that such rentals constitute a commercial use incompatible with residential zoning. The ban covers both whole-home and room-only rentals. There is no permitting pathway, no hosted exemption, and no variance process.

Enforcement is complaint-based; the town’s primary enforcement mechanism is an administrative citation with a $100 fine, though the municipal code provides a range of additional enforcement options. ADUs and JADUs on any property are separately prohibited from rentals of fewer than 30 days under state-authorized local ADU regulations.

The Contra Costa County STR ordinance (Ord. 2020-12) does not apply within Danville’s incorporated limits. No subsequent ordinance has amended or repealed the 2016 ban; the municipal code was last updated through Ordinance No. 2025-05 (November 5, 2025) with no STR-related changes documented. Contact: Town of Danville Planning Division at (925) 314-3330; townclerk@danville.ca.gov.

Dixon

Dixon, a small agricultural city of roughly 20,000 residents in Solano County, appears to have no dedicated short-term rental ordinance as of early 2026 — no STR permit program, no registration system, no day caps, and no hosted/unhosted framework.

Active Airbnb listings nominally associated with the Dixon area are sparse and largely appear to represent rural properties outside city limits, consistent with a city that has not been a significant STR market or regulatory focus.

The city’s municipal code (Chapter 4.06) establishes a Transient Occupancy Tax applicable to hotels and motels, with a rate of 9% of gross receipts for stays of 30 days or fewer, remitted quarterly to the Finance Director. The TOT framework’s reference form (last revised August 2014) is oriented toward traditional lodging operators; there is no documented process by which residential STR hosts register for TOT certificates or remit TOT to the city, and Airbnb does not appear to have a voluntary collection agreement with Dixon.

The Solano County STR ordinance, which covers unincorporated county areas, does not extend to incorporated Dixon. Hosts may be subject to the city’s general business license requirements under home occupation standards. Hosts should verify directly with the City of Dixon Community Development and Administrative Services Departments before listing — Community Development: (707) 678-7000; Admin Services/Finance: (707) 678-7000.

Dublin

Dublin, a fast-growing Tri-Valley city in Alameda County, appears to have no dedicated STR ordinance. Instead, short-term rentals fall under the city’s Bed & Breakfast use classification in the Dublin Municipal Code (DMC), which requires approval of a Conditional Use Permit (CUP) from the Planning Commission before hosting any guests — a cumbersome, discretionary process.

A business license and registration for Transient Occupancy Tax are also required. TOT rate is 8% of gross rents, remitted quarterly to the city’s Tax Administrator (DMC Chapter 3.16 — one of the lower rates in the Bay Area, unchanged since 1982). Despite this framework, a June 2020 City Council informational report confirmed that zero CUPs for Bed & Breakfast/STR use had ever been approved, while approximately 45 STRs were actively listed on Airbnb and VRBO — operating without the required permits.

ADUs and JADUs are expressly prohibited from being rented for fewer than 30 days. Airbnb does not appear to have a voluntary TOT collection agreement with Dublin, so hosts operating outside the CUP framework would bear direct TOT remittance responsibility as well as code violation exposure.

No updated ordinance had been adopted as of early 2026. Contact: Dublin Planning Division (925) 833-6610; Dublin Finance Department (925) 833-6650.

East Palo Alto

East Palo Alto, a small San Mateo County city of roughly 30,000 residents nestled between Palo Alto and Menlo Park, does not appear to have a dedicated STR ordinance as of early 2026 — no STR permit program, registration system, hosted/unhosted framework, day caps, or primary residency requirement has been publicly documented or codified.

The city’s most prominent housing law is its robust 2010 Rent Stabilization and Just Cause for Eviction Ordinance, which explicitly exempts transient occupancy (stays of fewer than 30 consecutive days) from rent stabilization coverage — meaning STRs fall outside the rent stabilization framework entirely, not within it.

On the tax side, East Palo Alto does have a Transient Occupancy Tax governed by Municipal Code Chapter 3.68: voters originally set the rate at 12%, then passed Measure V in November 2020 to increase it to 14% by 2023 via a two-step phase-in (1% each year in 2022 and 2023), making the current rate 14% of gross rents for stays of 30 days or fewer. Notably, 10% of all TOT revenue is dedicated by ordinance (§3.68.150) to children, youth, family, and senior services.

In the absence of a formal STR framework, hosts may also be subject to general business license requirements. Hosts should verify current zoning and permitting requirements directly with the City of East Palo Alto Community Development Department, (650) 853-3176.

El Cerrito

El Cerrito has a clear and simple STR position codified in its zoning ordinance: short-term rentals other than Bed and Breakfasts which have been granted permits are prohibited in El Cerrito.

The only permissible pathway is the Bed & Breakfast classification under El Cerrito Zoning Ordinance §19.20.050, which requires approval of an Administrative Use Permit, must be occupied by the owner of the property, and requires the owner to secure a business license and pay applicable taxes. The Administrative Use Permit application fee has been documented at a minimum of $2,250 — one of the steeper discretionary permit fees in the Bay Area. Because the B&B classification requires owner-occupancy, unhosted/whole-home rentals have no permissible pathway whatsoever.

El Cerrito’s TOT rate is 10%, which is among the lower rates in Contra Costa County. Notably, Airbnb’s automatic TOT collection agreement with Contra Costa County explicitly excludes the incorporated city of El Cerrito — meaning any B&B permit holders remit TOT directly to the city rather than through platform collection.

Contact: El Cerrito Planning Division (510) 215-4330.

Emeryville

Emeryville, the small but densely developed Alameda County city of roughly 12,000 residents sandwiched between Oakland and Berkeley, has a codified STR ordinance originally adopted as Ord. 17-001 (effective April 20, 2017) and amended by Ord. 20-027 (effective January 14, 2021). The framework is notably restrictive given the city’s built environment: STRs are permitted only in single-unit detached houses, and only as an accessory use — all other short-term rental of dwellings and parts of dwellings is prohibited.

This single-family-only rule has significant practical impact in a city dominated by condominiums, apartments, and mixed-use loft buildings, which together represent the vast majority of Emeryville’s housing stock. STRs are prohibited in any accessory dwelling unit or junior accessory dwelling unit.

Primary residency is required: the house must be the permittee’s primary, permanent residence. For unhosted (whole-house) rentals, the cap is 90 calendar days per permit term. Hosted room-only rentals have no annual day cap but must be conducted while the primary resident continues to occupy the home in their usual manner.

No person may operate an STR without first obtaining a valid STR permit from the Planning Division and the Director may refer any application to the Planning Commission for a public hearing. Permittees must also maintain a current business tax certificate, post a diagram of exits, etc. Occupancy is capped at two guests per bedroom plus two additional guests.

TOT rate is 12% and Airbnb does not appear to have a voluntary collection agreement with Emeryville, so hosts remit directly to the city.

Contact: Emeryville Planning Division (510) 596-4300.

Fairfax

Fairfax had a long-standing blanket prohibition on STRs before reversing course in 2022. Short-term rentals were previously prohibited in the town, but the Town Council developed a program to allow and regulate them in mid-2022. Registration enforcement launched April 15, 2024.

The program requires the property to be the owner’s primary residence and requires off-street parking. ADUs and junior ADUs created prior to January 2020 may be used as STRs, but those built afterward under California’s by-right ministerial process are generally prohibited from STR use under state law.

Hosts must obtain a business license, pay a registration fee, and collect a 10% Hotel User’s Tax (HUT). Registration requires property inspections, carbon monoxide detectors, smoke detectors, and other safety measures. A 24-hour local contact is required.

No explicit annual day cap appears to be codified (unlike Corte Madera’s 75-day cap or neighboring jurisdictions’ 90-day caps), though the primary-residence requirement implicitly limits whole-home unhosted activity. Violations are subject to citations, fines, and administrative fees.

Contact: Fairfax Planning and Building, (415) 453-1584.

Fairfield

Fairfield (in Solano County) appears to have no dedicated STR ordinance and no STR permit or registration program, but effectively prohibits residential STRs through the structure of its Zoning Ordinance (the Fairfield Municipal Code’s land use chapter).

Short-term rentals of less than 30 days are not permitted in residentially zoned districts in Fairfield — the zoning code operates on a permissive basis, meaning uses not expressly listed or allowed by conditional use permit are prohibited, and transient lodging is not a listed permitted use in residential zones. No formal STR permit pathway, registration system, day caps, or hosted/unhosted framework has been established.

Despite active Airbnb and VRBO listings nominally associated with Fairfield, many represent properties in unincorporated Solano County rather than within Fairfield city limits — those fall under the separate Solano County vacation house rental ordinance, which does not apply within incorporated city boundaries.

The city does have a well-developed TOT framework applicable to hotels and commercial lodging: as of January 1, 2025, the TOT rate is 12%, following a 2% increase approved by voters in November 2024 (Measure M). In addition, a 3% Tourism Business Improvement District (TBID) assessment applies to hotel operators bringing the combined lodging tax burden to 15%.

The city does require a Certificate of Rental Occupancy for all rented dwelling units, but this applies to long-term tenancies, not short-term transient stays.

Hosts should verify directly with the City of Fairfield Planning Division before listing. Contact: Fairfield Planning Division, (707) 428-7461; planning@fairfield.ca.gov.

Foster City

Foster City appears to have no dedicated STR ordinance and no STR permit or registration program. Like other California cities with permissive zoning structures, transient lodging is not a listed permitted use in residential zoning districts, which effectively prohibits whole-home or room-only short-term rentals in residential zones without a formal pathway to seek approval.

No hosted/unhosted framework, day caps, or primary residency requirements have been codified, and no city-run STR compliance program (such as Host Compliance or Deckard) has been publicly documented.

Foster City’s housing stock is a mix of single-family homes, condominiums, and townhouses — many of which are also subject to HOA CC&Rs that may independently prohibit transient rentals. The city does maintain a robust TOT framework applicable to commercial lodging: voters approved Measure TT in November 2018 to increase the transient occupancy tax from the then-rate of 9.5%, phasing to 11% effective January 1, 2019, then to 12% effective July 1, 2019.

Any person engaged in business in the city, including landlords, must obtain and maintain a valid business license.

Hosts should verify directly with the City of Foster City Planning Division before listing. Contact: Planning Division, (650) 286-3225; planning@fostercity.org.

Fremont

Fremont’s new STR ordinance took effect in 2024. While it permits STRs to continue operating, it also establishes a comprehensive regulatory framework. A no-cost STR permit is now required to establish, operate, or maintain a STR; permits are applied for through the city’s Short-Term Rental Permit Portal.

STRs are only allowed in a host’s primary residence — where the host is a homeowner or long-term tenant and can provide evidence of residency such as a driver’s license, income tax statement, or property tax statement with a homeowner’s exemption. There is no annual day cap. Occupancy is capped at two guests per bedroom; a maximum of one STR is permitted per dwelling unit at a time, and a host may not hold more than one STR permit in Fremont.

ADUs and JADUs generally cannot be rented as STRs, consistent with Fremont’s ADU Ordinance (18.190.005(b)(6)). All parking associated with the STR must be entirely on-site — in the garage, carport, or driveway — except in established transit-oriented development (TOD) overlay districts.

All new STR permit applications require a written approval letter from any HOA with authority over the property; STRs may be prohibited by an HOA’s CC&Rs. The STR host must notify neighbors within 100 feet of the approved STR using a letter template provided by the City. Hosts must also submit a safety affidavit and secure liability insurance of at least $500,000. Permits must be renewed annually.

The host is responsible for remitting a Transient Occupancy Tax of 10% of actual gross rental income to the City each month; a business license is also required. Enforcement is handled by the Code Enforcement Division, Finance Department, and Police Department; the City has also hired a third-party data monitoring firm to regularly track STR activity. Fines begin at $250 for a first offense, $500 for a second, and $1,000 for a third, with possible permit suspension or revocation; if a permit is revoked, the host cannot reapply for two years.

Contact: Code Enforcement Division, (510) 494-4430; Community Development Department.

Gilroy

Gilroy does not appear to have a dedicated STR ordinance or STR permit or registration program as of early 2026. The city’s Zoning Ordinance was last comprehensively updated in 2013, with only minor amendments. In September 2024, the City kicked off a comprehensive Zoning Ordinance update process, with a series of Planning Commission meetings beginning that fall.

No STR-specific provisions have been publicly released as part of that update as of early 2026. Because the existing zoning code operates on a permissive basis and transient lodging is not a listed residential use, short-term rentals exist in a regulatory gray zone with no clear formal compliance pathway. The city’s TOT (Gilroy City Code Chapter 25A) applies to transient guests staying in any hotel, inn, motel, or “other lodging establishment” for fewer than 30 days, and the current rate is 9%, which is unchanged since 1983 and one of the lowest rates among Santa Clara County cities. The city’s TOT explicitly applies to short-term rentals as well as hotels and motels, and is remitted quarterly.

As of early 2026, the City Council has directed staff to develop a ballot measure for the November 2026 election that would ask voters to authorize raising the TOT to a not-to-exceed rate of 13%. ADUs and JADUs are subject to the state prohibition on sub-30-day rentals for by-right ministerially approved units (Gov. Code §65852.2).

Hosts should verify directly with the City of Gilroy Planning Division before listing. Contact: Planning Division, (408) 846-0264; planning@cityofgilroy.org.

Half Moon Bay

The City of Half Moon Bay Short-Term Rental Ordinance took effect in August 2023, following California Coastal Commission certification. STRs are permitted in all residential zoning districts and in mixed-use development within the Commercial-Downtown, Commercial-General, and Commercial-Visitor Serving zones, subject to the ordinance’s requirements.

The policy prohibits STRs in ADUs, mobile homes, farmworker housing, multi-family developments with four or more units, and any mixed-use or residential development with one or more low-income units. Primary residence is required — the property owner must live at the property at least half the year; long-term tenants must have lived on the property for at least two years to qualify as primary residents; and if the operator is not the owner, written owner consent is required.

STR units in the Commercial-Downtown and Commercial-General zoning districts (most of downtown east of Main Street) are exempt from the primary residency requirement. Unhosted STRs — where no resident is present during the rental — are capped at 60 nights per calendar year in residential zones; hosted STRs have no night cap. Each operator is limited to one STR property within the city; for duplex and triplex buildings, only one unit at a time may operate as an STR. Maximum occupancy is 8 persons per night. For unhosted STRs, a property owner, operator, or agent must be designated as a local contact available to respond to emergencies or complaints during the rental.

A minimum lot size of 4,125 square feet applies to STRs in R-1, R-2, R-3, and C-R zones. Hosts must obtain a business license, a Transient Occupancy Tax registration certificate, and an STR permit — generally in that order — before operating.

TOT is 12%, due monthly and the ordinance includes an annual review mechanism to monitor STR counts by neighborhood.

Hayward

Hayward has no dedicated STR ordinance and no STR permit or registration program, but short-term rentals are effectively prohibited in residential zones through the structure of the city’s Zoning Code. According to the City of Hayward, there is no specific STR ordinance, and the use is not specified in the city’s zoning ordinance.

Because Hayward’s zoning code operates on a permissive basis — only uses expressly listed as permitted are allowed — and transient lodging is not a listed permitted use in residential zones, rentals of fewer than 30 consecutive days do not appear to be an allowable residential land use. Any rental unit in the city, including those created under SB 9 (duplex developments and urban lot splits), must be rented for a term longer than 30 days.

ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for by-right ministerially approved units. Despite active Airbnb listings nominally associated with the city, Airbnb, VRBO, vacation rental listings on these and similar platforms are effectively prohibited if they involve stays shorter than 30 days.

TOT is imposed on transient lodging under the Hayward Municipal Code; the combined rate appears to be approximately 10.5% (8.5% base TOT plus a 2% Emergency Services Facilities tax). The city’s Residential Rental Inspection Program (RRIP) applies to all rental housing and may reach STR operators if/where they exist.

Hosts should verify directly with the City of Hayward Planning Division before listing. Contact: Planning Division, planning@hayward-ca.gov.

Hercules

Hercules appears to have no dedicated STR ordinance and no STR permit or registration program as of early 2026. The city’s zoning code defines a “hotel” as a structure providing transient occupancy for periods of fewer than 30 days — and because transient lodging is not a listed permitted use in residential zones, residential STRs fall into the same regulatory gray zone as in several other Contra Costa County cities: not expressly authorized, and therefore effectively prohibited under the zoning code’s permissive framework.

No permit pathway, hosted/unhosted distinction, primary residency requirement, or annual day cap has been codified. ADUs and JADUs are explicitly prohibited from STR use by city policy — the city states that “all accessory dwelling units shall only be rented for a term of more than 30 days.”

TOT is governed by Hercules Municipal Code Title 8, Chapter 7 (Uniform Transient Occupancy Tax); the rate is 10%, effective March 6, 2001. A business license is also required for any rental activity under Title 8, Chapter 6 of the municipal code. The Contra Costa County STR Ordinance (Ord. 2020-12) does not apply within Hercules city limits.

Hosts should verify directly with the City of Hercules Community Development Department before listing. Contact: Community Development Department, (510) 799-8200; planning@herculesca.gov. Finance Department (TOT): (510) 799-8200.

Hillsborough

The Town of Hillsborough — an exclusively single-family residential enclave of approximately 11,000 residents on the San Francisco Peninsula — effectively prohibits short-term rentals through the structure of its zoning ordinance. The town has a strict zoning ordinance that prohibits rentals of fewer than 30 days in residential zones, effectively banning traditional short-term rentals, and this regulation is well enforced, with violations subject to fines.

Because Hillsborough’s zoning code covers the entire town — there are no commercial zones, no hotels, no motels, and no mixed-use areas — there does not appear to be a permissible pathway for STRs of any type, including hosted room rentals. No STR permit program, registration system, primary residency framework, or hosted/unhosted distinction has been codified.

ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for by-right ministerially approved units. Distinctive among Bay Area cities, Hillsborough also appears to have no Transient Occupancy Tax — the town does not appear in the California State Controller’s Office city TOT data or in Airbnb’s voluntary TOT collection agreement list, reflecting the absence of transient lodging facilities in the jurisdiction entirely.

Hosts should verify directly with the Town of Hillsborough Planning Division before listing. Contact: Town of Hillsborough Planning Division; (650) 375-7412, planning@hillsboroughca.gov.

Lafayette

The City of Lafayette does not appear to have a dedicated STR ordinance or a ministerial STR permit program. STRs are not a listed permitted residential use in the city’s zoning code — which operates on a permissive basis — and therefore seem to effectively be prohibited in residential zones without discretionary approval.

However, a potential pathway may exist: Lafayette’s zoning code identifies certain uses as requiring a Land Use Permit (LUP), and the city maintains both a Zoning Administrator and a Planning Commission that hear and decide LUP applications. Depending on how a proposed STR is characterized in the zoning table, most likely under a “bed and breakfast” or similar transient lodging activity classification, a discretionary LUP may be available, with simpler applications decided by the Zoning Administrator and more complex ones going before the full Planning Commission. LUP applications involve a noticed public hearing process and substantial application fees.

Separately, the city has been engaged in a comprehensive Land Use Code rewrite since 2023, with working group meetings continuing into 2026, which may alter the regulatory landscape for STRs upon adoption. ADUs and JADUs are subject to the state prohibition on sub-30-day rentals for by-right ministerially approved units.

Hosts should contact the Planning Division directly to confirm whether a LUP pathway applies to their proposed use and to obtain current fee information: (925) 284-1976, Planner@lovelafayette.org.

Larkspur

The Larkspur City Council made a policy determination that short-term rentals in residential neighborhoods are a commercial use and therefore prohibited based on existing zoning regulations. STRs are defined as home or room rentals for 30 days or fewer and are not a permitted use in the city’s zoning code. The prohibition covers both whole-home and room-only rentals and applies across all residential zones.

There is no hosted/unhosted distinction, no permitting pathway, and no primary residency exemption. In October 2022, the City Council toughened enforcement by adopting a new fine structure: fines of $1,500 for a first offense, $3,000 for a second offense within a year, and $5,000 for each subsequent offense within the same year.

City staff was continuing to research options for a potential future permitting program as of late 2022, but no STR ordinance authorizing operations has been adopted as of early 2026 — the council’s legislative focus through 2023–2024 was consumed by rent stabilization and eviction protection measures.

Contact: City of Larkspur Planning Division, (415) 927-5012, planning@cityoflarkspur.org.

Livermore

The City of Livermore permits short-term rentals under a dedicated STR permit program implemented in 2023. STRs are allowed in permanent dwelling units, or portions thereof, located in residential districts; a host is limited to one STR permit at any one time, and only one STR may be operated at a single location.

No primary residence requirement was identified in the ordinance — non-owner-occupied properties appear eligible. No person may operate an STR without first obtaining both a short-term rental permit and a valid City of Livermore business license. Tenants (as opposed to owners) may apply for an STR permit but must provide written consent from the property owner of record.

Regarding ADUs: recent amendments to the Municipal Code approved by the City Council now allow accessory dwelling units, which were permitted prior to January 1, 2020, to be used as STRs consistent with state law and subject to the City’s STR permit requirements. ADUs with building permits issued on or after January 1, 2020 remain prohibited from STR use under Gov. Code §65852.2.

TOT is 8% and is remitted quarterly to the City via the STR permit portal.

Contact: str@livermoreca.gov; (925) 960-4450.

Los Altos

The City of Los Altos prohibits short-term rentals citywide for the stated purpose of preserving the low-density residential character of the city. The ban was formally codified as Los Altos Municipal Code Chapter 14.30 by Ordinance No. 2018-441, adopted May 22, 2018 — an ordinance that clarified already-existing Municipal Code provisions and did not allow any new or different land uses than were already permitted under the City’s Zoning Code.

The 2018 ordinance simultaneously strengthened enforcement by amending Chapter 1.20 (Violations) to make advertising an illegal STR a code violation, extending liability to property owners, operators, lessors, and lessees. There is no hosted/unhosted distinction, no permitting pathway, and no primary residency exemption. ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals under Gov. Code §65852.2. No ordinance authorizing STR operations has been adopted as of early 2026.

The city does have a hotel TOT on the books. Los Altos currently imposes an 11% Transient Occupancy Tax on guests in hotels, motels and inns. Given the complete residential STR ban and the city’s nearly all-residential character, there is no established mechanism for residential STR hosts to register or remit.

Contact: City of Los Altos Planning Division, (650) 947-2750, planning@losaltosca.gov.

Los Altos Hills

The Town of Los Altos Hills permits short-term rentals, but only at primary residences and with the appropriate mandatory license. STRs are governed by Ordinance No. 575, effective since May 2018. In this context, “primary residence” means the residence must be used as the owner/applicant’s primary residence for a minimum of 270 days per year and must be listed as the mailing address with the Santa Clara County Assessor.

A maximum of one short-term rental unit is permitted per residential property. Operational requirements include: on-site parking, no events or commercial uses (including weddings, corporate meetings, photo shoots, or birthday parties), and sleeping accommodations may only be provided within the permanent dwelling (not on balconies, in tents, sheds, garages, or outdoor areas).

ADUs and JADUs are independently prohibited from STR use by local ordinance, which is consistent with the state law prohibition under Gov. Code §65852.2 for post-January 1, 2020 by-right units. Los Altos Hills appears to have no Transient Occupancy Tax: the town is an exclusively residential enclave with no commercial lodging establishments, and the California State Controller’s FY2022-23 city TOT report lists no TOT revenue or rate for Los Altos Hills.

Contact: Town of Los Altos Hills Planning Department, (650) 947-2544.

Los Gatos

The Los Gatos Town Council approved an ordinance allowing regulated short-term rentals back in 2019. To operate legally, a host must obtain both a short-term rental license and a Town business license, and must be the owner of record of the property.

There is also a very strict primary residence requirement and a hard cap on the number of rental days allowed. The short-term rental must be the host’s permanent residence, and a person may only have one primary residence and must reside there for a minimum of nine months per year. Rental day caps are tiered by type: hosted rentals (the host resides at the property while it is being used as a short-term rental) are capped at 180 days per calendar year, while un-hosted rentals are capped at 30 days per calendar year. Interestingly, a host may hold both a hosted and an un-hosted license simultaneously.

Short-term rentals are limited to one per parcel and one per owner, and short-term rental licenses are capped at five percent of the Town’s overall housing stock, after which a first-come, first-served waiting list prevails. Short-term rentals are not permitted in apartment buildings. Regarding ADUs, Town Code Section 29.10.320(b)(14) prohibits rentals for durations of less than 30 days in new accessory dwelling units approved after February 6, 2018; ADUs approved before that date may be used as short-term rentals. This is somewhat more restrictive than state law for the pre-2020 vintage.

TOT is 10% and the host must submit quarterly TOT Remittance Forms to the Town Finance Department regardless of whether Airbnb remits on their behalf.

Contact: Planning Division (licenses), (408) 354-6872, planning@losgatosca.gov; Finance (business licenses), (408) 354-6835, businesslicense@losgatosca.gov.

Martinez

The City of Martinez apparently has no dedicated short-term rental ordinance and no STR permit or registration program as of early 2026. The City’s zoning code (Title 22) operates on a permissive basis — transient lodging uses are not listed as a permitted use in residential districts — which effectively prohibits STRs from occurring in those zones. No standalone ordinance explicitly codifying this prohibition appears to have been adopted.

ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for by-right ministerially approved units. The city does have a 10% TOT on the books (effective September 1994), applicable to hotels and commercial lodging, but with no STR regulatory pathway there is no established mechanism for residential STR hosts to register and remit.

Contact: City of Martinez Planning Division, (925) 372-3500, planning@cityofmartinez.org.

Menlo Park

The City of Menlo Park appears to have no dedicated short-term rental ordinance and no formal STR permit or registration program. While the zoning code operates on a permissive basis only and transient lodging is not a listed permitted residential use in residential zones, the city has seemingly made no effort to enforce that prohibition against STRs. Instead, they have mostly taken an affirmative revenue-collection approach.

Beginning in January 2021, the city contracted with HdL Companies to identify active STR operators and notify them of their TOT obligations, effectively treating STRs as a tolerated activity subject to tax rather than an illegal one subject to enforcement. As of mid-2024, there were approximately 100 short-term rental properties operating within Menlo Park and the city collected more than $500,000 in TOT from STRs that year.

What’s it all mean for aspiring STR hosts in Menlo Park? No permit or registration seems to be required, but all STR operators must register with the city tax administrator, obtain a Transient Occupancy Registration Certificate, and file quarterly TOT returns.

ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for ministerially approved by-right units. The council discussed potentially further restricting ADU use as Airbnb rentals at a December 2022 study session, with Mayor Nash raising the issue and staff tasked with gathering data, but no ordinance seems to have resulted.

Menlo Park’s TOT rate increased to 16% effective January 1, 2026, following passage of Measure CC by 83.71% of voters in November 2024.

Contact: City of Menlo Park Finance Department (TOT), (650) 330-6600, finance@menlopark.gov. Zoning questions: Community Development Department, planning@menlopark.gov.

Mill Valley

It may come as a bit of a surprise, but short-term rentals are generally permitted in Mill Valley under a mandatory registration program administered by the Planning & Building Department. STRs are allowed in all types of legally permitted residential spaces — rooms within a single-family home, entire single-family homes, and most multi-family units — but deed-restricted ADUs and JADUs are explicitly excluded from eligibility.

No primary residency requirement and no annual rental days cap seem to be in force, suggesting that non-owner-occupied rentals are eligible. Hosts must obtain both a Residential Short-Term Rental Permit ($50 registration fee) and a Residential Business License before operating. Both must be renewed annually by July 31. Operational requirements include: all rental space must be legally permitted; a maximum occupancy limit must be disclosed to each guest; available parking must be described; a 24/7 emergency contact person must be identified; and good neighbor conduct (limiting noise, considerate parking, proper trash disposal) is required pursuant to the Mill Valley Noise Ordinance.

The TOT is 10% and remittances are due monthly via the city’s OpenGov portal at millvalleyca.taxandrevenue.opengov.com. Airbnb does not have a voluntary TOT collection agreement with Mill Valley, meaning hosts are solely responsible for registration and remittance. The Marin County STR ordinance (updated January 2024, approved by Coastal Commission April 2024, effective for unincorporated areas October 2024) applies only to unincorporated Marin County and has no effect within Mill Valley city limits.

Contact: Planning Department, City of Mill Valley, (415) 388-4033, planning@cityofmillvalley.gov. TOT inquiries: tot@cityofmillvalley.gov.

Millbrae

Short-term residential rentals (STRRs) are permitted in Millbrae under Ordinance No. 771 (adopted July 31, 2018). The ordinance was enacted in direct response to a high-profile disruptive Airbnb party that prompted the city council to create a regulatory framework rather than pursue a ban, which appears to have been a deliberate choice to gain enforcement tools.

Operators must obtain three items before commencing rentals: a STRR permit from the Community Development Department (Planning Division), a City of Millbrae business license, and a Transient Occupancy Registration Certificate. There does not appear to be an explicit primary residency requirement or cap on annual days rented. A building safety inspection (fee required) is mandatory as part of the permitting process.

Operational requirements include designating a local responsible agent who can respond to emergency calls and, if necessary, grant law enforcement access to the property — a provision directly addressing the incident that triggered the ordinance. ADUs and JADUs approved ministerially on or after January 1, 2020 are subject to the state prohibition on sub-30-day rentals.

TOT is 14% of gross receipts, remitted annually. Airbnb does not appear to have a voluntary TOT collection agreement with Millbrae, so hosts are responsible for registration and remittance. Fines of up to $1,000 per day may be imposed for illegal STRR operation.

Contact: Community Development Department (Planning), (650) 259-2350.

Milpitas

Short-term rentals are permitted in Milpitas under a city ordinance adopted by the City Council in March 2020. The program has two defining restrictions that make it among the more restrictive permitting frameworks in the region. First, the property must be the host’s primary residence, with a minimum on-site residency requirement of 275 nights per year. That threshold is notably higher than some comparable programs. Second, the ordinance is strictly hosted-only, requiring the owner to be present in the unit during each rental period.

Non-owner-occupied STRs are not permitted under any pathway. ADUs and single-room occupancies (SROs) are explicitly ineligible regardless of build date — a local prohibition that independently covers post-January 1, 2020 ministerially approved ADUs already subject to state prohibition. Short-term rentals are permitted only in legally permitted residential dwelling units; vehicles, RVs, tents, sheds, and other temporary structures are ineligible.

Operators must obtain both a Home Occupation Business License and a Short-Term Rental permit from the Planning Department before commencing any rentals. The STR permit number must be displayed prominently on all listings.

TOT is 14% of gross receipts and is remitted monthly; Milpitas has a voluntary TOT collection agreement with Airbnb — the only platform currently covered — meaning hosts who list exclusively on Airbnb do not need to collect TOT directly unless they have opted out of the agreement. Hosts listing on VRBO, Booking.com, or any other platform remain solely responsible for collection and remittance.

Contact: Milpitas Planning Department, email: ShortTermRentals@milpitas.gov; TOT inquiries: (408) 586-3100.

Monte Sereno

Monte Sereno appears to have no dedicated short-term rental ordinance and no STR permit or registration program. The city’s zoning code operates on a permissive basis and is exclusively residential in character. Transient lodging has never been a listed permitted use in any residential zone, effectively prohibiting STRs by omission. Monte Sereno is a city of only approximately 3,500 residents and is one of the smallest incorporated cities in California with a total land area of roughly one square mile. There is no commercial zoning and no hotels or commercial lodging within city limits.

A 2019 survey of Santa Clara County municipalities explicitly identified Monte Sereno among cities with “no regulation in place or no plans to allow” STRs, placing it alongside Campbell, Gilroy, and Saratoga in the prohibitory camp at that time. No subsequent ordinance, council action, or STR program page has been identified on the city’s website as of early 2026.

The city’s Planning and Building Department handles all land use applications and could presumably field an inquiry, but no STR permitting pathway appears to exist.

Contact: City of Monte Sereno Planning Department, (408) 354-7635, planning@montesereno.org.

Moraga

Short-term rentals are permitted in the Town of Moraga under Moraga Municipal Code Chapter 8.114 (adopted 2020). The ordinance imposes two defining structural constraints that distinguish it from most comparable programs. First, all STRs must be hosted, meaning the owner must be present on-site for the duration of each rental. Second, each rental must last a minimum of two consecutive nights. Non-hosted whole-home rentals are not permitted under any pathway. These provisions effectively limit the program to owner-occupied primary residences and eliminate casual single-night stays.

The ordinance was adopted in the same legislative cycle as Moraga’s ADU ordinance update, reflecting a deliberate housing-protective posture. ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for ministerially approved by-right units and the town’s ADU framework cross-references the STR chapter for compliance purposes. Contra Costa County (which provides building permit services for Moraga) explicitly notes that ADUs may not be permitted for short-term rental use.

STR permit and TOT registration requirements apply prior to operation. Moraga is explicitly listed among the incorporated Contra Costa cities excluded from Airbnb’s county-level TOT collection agreement, meaning hosts are responsible for registering and remitting TOT directly to the town regardless of platform.

Contact: Town of Moraga Planning Department, (925) 888-7040, planning@moraga.ca.us.

Morgan Hill

The City of Morgan Hill apparently has no dedicated short-term rental ordinance and no STR permit or registration program. Morgan Hill’s zoning code (Title 18) operates on a permissive basis and transient lodging has not been identified as a listed permitted use in residential zones. This effectively prohibits residential STRs by omission, consistent with the pattern seen in similarly situated South Bay cities. ADUs and JADUs are separately subject to the state prohibition on sub-30-day rentals for ministerially approved units.

Morgan Hill does maintain an active TOT infrastructure for commercial lodging. Voters approved Measure H in November 2018, increasing the TOT rate from 10% to 11% effective March 2019. The City Council simultaneously established a Tourism Business Improvement District (TBID) at 1.5%, making the combined rate 12.5% for commercial lodging operators.

However, no STR permit pathway or residential TOT registration mechanism for Airbnb-style rentals has been established and the TOT infrastructure appears oriented toward hotels and motels rather than residential hosts. Airbnb does not have a voluntary TOT collection agreement with Morgan Hill.

Contact: City of Morgan Hill Planning Division, (408) 778-6480; planning@morganhill.ca.gov. Finance (TOT): (408) 779-7271, finance@morganhill.ca.gov.

Mountain View

Short-term rentals are permitted in Mountain View under an ordinance adopted by the City Council in December 2018. No primary residency requirement applies. The ordinance is framed around operational standards rather than owner-occupancy, making non-primary-residence rentals eligible. The key structural distinction is between hosted and unhosted rentals: hosted rentals face no annual day cap; unhosted rentals (operator absent) are capped at 60 days per calendar year.

ADUs are explicitly permitted as STRs and are considered “hosted” if the owner or operator is present in the primary dwelling on the same lot, even if not physically in the ADU — a notably permissive rule compared to most jurisdictions. ADUs subject to the state ministerial prohibition (approved on or after January 1, 2020) would still face the state’s sub-30-day rental prohibition, though Mountain View’s ordinance otherwise treats ADUs as eligible.

All properties used or advertised as STRs must register with the City prior to operation and complete a Business License Application. The annual registration fee is $165. No special events like weddings, parties, corporate gatherings, or similar events with potential neighborhood impact are permitted at STR properties. Hosts must provide the City and all neighbors in adjacent properties with local contact information for a person able to respond to concerns and complaints within 60 minutes.

TOT is 10%, and Airbnb has a voluntary collection agreement with Mountain View, which means hosts listing exclusively on Airbnb do not need to remit TOT separately, though they remain responsible for registration and any non-Airbnb platform bookings.

Contact: City of Mountain View Finance and Administrative Services Department: (650) 903-6317, str@mountainview.gov.

Newark

The City of Newark appears to have no dedicated short-term rental ordinance and no STR permit or registration program as of early 2026. Newark’s zoning code operates on a permissive basis and transient lodging has not been identified as a listed permitted use in residential zones. This effectively prohibits residential STRs by omission, consistent with the approach taken by many Alameda County cities of similar size and character that have not explicitly addressed the issue. No STR ordinance, council action, permitting pathway, or STR-specific program page has been identified on the city’s website.

The city’s TOT framework applies to “hotels” and commercial lodging operators, with no established mechanism for residential STR hosts to register or remit TOT.

Newark’s TOT rate is currently 14%, effective January 1, 2025.

Contact: City of Newark Community Development Department (Planning/Zoning): (510) 578-4360; planning@newarkca.gov. Finance (TOT): finance@newarkca.gov; (510) 578-4326.

Novato

Short-term rentals are permitted in Novato under a regime adopted by the City Council in February 2021. The program is explicitly framed as a mechanism to help permanent residents offset housing costs without permanently converting residential units to tourist use. The operative requirement is permanent residency: the host must be an owner or long-term tenant who occupies the home as a primary residence for at least 60 days per year. Tenants may host with a long-term lease but the operator must be a natural person, not a corporation or other legal entity. Non-primary-residence and investor-owned non-occupied properties are not eligible.

The following property types are ineligible: income- or deed-restricted affordable housing; ADUs approved for building permits in 2017 or later (the ordinance uses 2017 as the cutoff rather than the state’s January 1, 2020 date, applying a more restrictive local standard); student housing, dormitories, and SROs; properties with non-residential principal uses; and accessory structures, RVs, tents, yurts, and boats.

Occupancy is capped at two people per bedroom plus two additional people per separate living space. All STRs must provide sufficient off-street parking to ensure no parking on the street. No special events are permitted.

STR Registration and a Novato Business License are both required and can be applied for simultaneously through the city’s Host Compliance-managed online portal. A full property inspection with photographic documentation must accompany the registration application. Non-registration carries fines of $100 per violation capped at $1,000.

TOT is 12% of gross receipts to the City of Novato, plus Marin County’s 2% Business Improvement District fee, for a combined 14%; the city collects and remits the county’s 2% on the host’s behalf. TOT returns are filed quarterly through the city’s online STR platform. The city contracts with Host Compliance for ongoing monitoring and enforcement.

Contact: City of Novato Community Development Department, econdev@novato.org, STR online portal and TOT filings: novato.hdlgov.com.

Oakley

Short-term rentals are permitted in Oakley with a Short-Term Rental Permit, a City of Oakley Business License, and a Transient Occupancy Registration Certificate. The application fee is $129 (FY 2024-25), with a separate business license fee. The ordinance imposes several distinctive operational constraints. First and most notably, Oakley requires a minimum stay of three days/two nights, which is one of the stricter minimum-stay requirements in Northern California. Second, all short-term rentals must be hosted: the owner must be present on the property for the duration of any transient occupancy. Third, the owner must be available 24/7 and able to respond to complaints within 60 minutes. Fourth, all parking must be entirely on-site (garage, carport, or driveway). No street parking is permitted for guests.

Occupancy is capped at two overnight guests per bedroom. The exterior appearance of the rental must not change the residential character of the property through colors, materials, lighting, or advertising. The STR permit number must be posted on all advertisements. Prior to each occupancy, the owner must obtain a valid government ID and signed acknowledgment from a responsible party, and collect vehicle information for all overnight guests. A Good Neighbor Brochure (incorporated into the operational requirements) must be provided to each transient. Fire safety requirements — smoke alarms, carbon monoxide alarms, and fire extinguishers — must be self-certified via a completed Fire Safety Checklist submitted with the application.

TOT is 10% of rent charged by the operator, remitted monthly to the City of Oakley Finance Department. Airbnb’s Contra Costa County collection agreement explicitly excludes the incorporated city of Oakley, meaning hosts are solely responsible for monthly TOT registration and remittance regardless of platform.

Contact: City of Oakley Community Development Department (Planning), (925) 625-7000; planning@ci.oakley.ca.us. Business Licenses: BusinessLicenses@ci.oakley.ca.us. TOT registration: (925) 625-7016.

Orinda

Short-term rentals are permitted in Orinda, but with significant caveats that were implemented following the October 31, 2019 Halloween party shooting at 114 Lucille Way. This was an Airbnb property where five people were killed by a gunman at a gathering estimated at over 100 people. In response, the City Council unanimously passed an emergency ordinance banning all non-hosted rentals citywide and implementing hosted-only requirements. That emergency framework was subsequently made permanent.

All STRs must be hosted: the host must be the property owner, the property must be the host’s primary residence, and the host must be physically and personally present overnight for the entire duration of any rental. The host must also meet guests upon arrival and monitor activity throughout the stay. The minimum stay is two nights, designed specifically to prevent single-night party scenarios like the Lucille Way incident.

Occupancy is limited to two people per bedroom plus three additional people. Only one short-term rental may occur on a single property at any given time. Events requiring a Temporary Event Permit are explicitly prohibited. ADUs approved as streamlined (ministerially) on or after January 1, 2020 may not be used as STRs per state law. Discretionary/pre-2020 ADUs are not similarly restricted under the local code.

Registration requires completing the online form and paying a $298 initial fee ($177 annual renewal). Registration is valid for one year. A TOT Registration Certificate is issued concurrently and does not require separate renewal. TOT is 8.5% of rent charged, applied to stays of 29 consecutive days or fewer. Airbnb has a voluntary collection agreement with Orinda and collects and remits TOT on aggregate Airbnb bookings directly to the city.

Contact: City of Orinda Planning Department, (925) 253-4210; planning@cityoforinda.gov. Finance (TOT): finance@cityoforinda.gov.

Palo Alto

Palo Alto is somewhat unique among Northern California cities in that short-term rentals are technically prohibited under the city’s existing zoning ordinance (which bars residential rentals of fewer than 30 consecutive days in residentially zoned areas) yet the city has maintained a voluntary TOT collection agreement with Airbnb and has made no meaningful effort to enforce the ban. The result is a widely acknowledged regulatory contradiction. Roughly 500 active STR listings (approximately 375 of them whole-unit unhosted rentals) currently operate in open violation of local zoning, while the city collects between $800,000 and $1.6 million annually in transient occupancy taxes on those same illegal rentals. The Code Enforcement Division handles violations on the basis of complaints alone, with staffing historically insufficient to deliver effective enforcement.

The underlying zoning prohibition does not appear to be accompanied by any STR permit program, registration pathway, or licensing framework. In December 2022, the City Council voted to explore new restrictions, including limitations on non-owner-occupied STRs and stronger enforcement mechanisms, and sent the matter to the Policy and Services Committee. As of early 2026, no new STR ordinance has been adopted.

The city’s regulatory posture remains unchanged: STRs are nominally prohibited, enforcement is complaint-driven and infrequent, and hosts continue operating with few consequences. ADUs approved ministerially on or after January 1, 2020 are still subject to the state prohibition on sub-30-day rentals, which applies regardless of the city’s general posture.

TOT is 15.5% of the listing price and Airbnb collects and remits this amount under its voluntary agreement with the city.

Petaluma

STRs are explicitly permitted in Petaluma and are codified as an allowed use in residential, planned unit development, and mixed-use zoning districts only. The ordinance distinguishes between hosted and non-hosted rentals with different requirements for each. Hosted STRs allow for up to two bedrooms that may be furnished for compensation. The permittee must be available at all times and able to respond to complaints within one hour and there is no annual day cap. Non-hosted STRs allow that the entire dwelling may be rented, but only to one party per stay (evidenced by a single rental agreement), and only for a maximum of 90 days per calendar year. For this use, a local manager must be located within 45 miles and reachable 24/7.

ADUs permitted after September 7, 2017 are ineligible for use as STRs, which is notably more restrictive than the state’s January 1, 2020 cutoff. Accessory or secondary units that pre-date the cutoff may be rented as hosted STRs.

Three items are required before operating. Hosts must get a Short-Term Vacation Rental Permit (issued by the Planning Director or designee), a City of Petaluma Business License, and a Transient Occupancy Tax registration. Upon permit approval, the city notifies all property owners within 100 feet in writing, including the property location, number of rooms available, and local contact information. The permit number must appear in every advertisement; advertising without a valid permit is a code violation.

Safety requirements include working smoke detectors, CO detectors, and compliance with the California Building Standards Code as adopted by Petaluma. Parking must meet the standards in Table 11.1 of the zoning code or the operator must obtain a Minor Conditional Use Permit for a Parking Exception. No on-site exterior signage advertising the STR is permitted.

TOT is 10% of gross receipts, remitted to the City by the 15th of the month following each stay. Hosts are solely responsible for registering and remitting TOT directly to the City regardless of which platform they use.

Contact: City of Petaluma Planning Division (permits), (707) 778-4301; planning@cityofpetaluma.org. Finance/TOT: finance@cityofpetaluma.org; TOT remittance form available at cityofpetaluma.org/transient-occupancy-tax.

Piedmont

STRs are explicitly permitted in Piedmont, but within a framework that is notably more restrictive than most Bay Area cities. There’s a 60-day annual cap, which applies to all short-term rentals regardless of whether they are hosted or non-hosted. A minimum 2-night stay is also required. STR activity can only occur in the primary single-family residence as the ordinance categorically prohibits STRs in any ADU and in any multi-family dwelling. Both property owners and tenants with long-term leases may apply, provided tenants submit written owner consent with their application.

A Short-Term Vacation Rental Permit is required before operating, applied for through the city’s eTRAKiT online permitting system. The initial application fee is $371 and the annual renewal fee is $349, due before December 31 each year. Applicants must submit proof of residency (two qualifying documents such as a California Driver’s License, voter registration, vehicle registration, or prior year W-2/tax return), proof of general liability insurance of at least $1,000,000 covering STR operations, and either a signed Safety Declaration or a $200 building official inspection verifying that all rented rooms are legally existing bedrooms meeting egress, ceiling height, floor area, and smoke/CO detector standards. Upon permit approval, the permittee must provide all guests with an exit diagram, fire and police contacts, the city’s noise regulations the city’s smoking ordinance, and garbage and recycling guidelines. STRs may be used for dwelling, sleeping, or lodging only as temporary events or commercial gatherings are prohibited.

Hosts are required to pay an annual rental tax on STR income. Piedmont uses “rental tax” rather than the standard “TOT” terminology and hosts should contact the Finance Department to confirm the current rate before operating. Airbnb does not appear to have a separate voluntary collection agreement with Piedmont for its rental tax.

Contact: City of Piedmont Planning & Building Department, (510) 420-3050. Permits applied for through eTRAKiT at piedmont.ca.gov. Finance (rental tax): (510) 420-3040.

Pinole

No dedicated STR ordinance, permit program, or registration framework has been identified for the City of Pinole as of early 2026. The city’s Planning Division administers a general home occupation permit process, but no STR-specific zoning classification, permit pathway, or operational standards have been adopted. The zoning code operates on a permissive basis, and transient lodging is not identified as a listed permitted use in residential zones — meaning STRs may be effectively prohibited in those zones, consistent with the pattern seen in other Contra Costa County cities that have not enacted STR legislation.

Despite the absence of a dedicated regulatory framework, the City of Pinole does levy a TOT of 10% on short-term rentals for occupancies of 30 days or less, and Airbnb has a voluntary TOT collection agreement with Pinole under which it collects and remits the 10% TOT on bookings directly to the city. This places Pinole in a similar posture to Palo Alto — collecting tax revenue from STR activity without having established a formal permit process, creating a de facto tolerance of STR activity without legal authorization. Hosts operating in Pinole should contact the Planning Division directly to confirm current zoning status before listing.

Contact: City of Pinole Planning Division: (510) 724-9000, cityhall@pinole.gov. Finance/TOT: pinole.gov/departments/finance.

Pittsburg

No dedicated STR ordinance, permit program, or registration framework appears to be in place for the City of Pittsburg (Contra Costa County) as of early 2026. No STR-specific zoning classification, permit pathway, or operational standards appear in the Pittsburg Municipal Code. The city’s zoning code operates on a permissive basis, and transient lodging is not identified as a listed permitted residential use — meaning STRs may be effectively prohibited by omission in residential zones under the city’s general zoning structure.

Notwithstanding the absence of an STR regulatory framework, Airbnb has a voluntary TOT collection agreement with the City of Pittsburg under which it collects and remits a 10% TOT on bookings for stays of 30 nights or shorter directly to the city, as confirmed on the Airbnb California TOT collection page. This places Pittsburg in a similar posture to Pinole and Palo Alto in that it collects tax revenue on STR activity without having established a formal permit process or zoning authorization, creating a de facto tolerance without legal framework. Hosts should contact the Planning Division directly to confirm current zoning status before listing.

Contact: City of Pittsburg Community Development Department (Planning), (925) 252-4910. Finance (TOT): (925) 252-4850; pittsburgca.gov.

Pleasant Hill

No dedicated STR ordinance, STR permit program, or formal registration framework appears to be in place for the City of Pleasant Hill as of early 2026. The city’s zoning code does not identify transient lodging as a listed permitted use in residential zones, which under the permissive zoning standard means STRs may effectively be prohibited in those zones.

Operators within Pleasant Hill city limits are required to obtain a City of Pleasant Hill Business License (applied for through the city’s self-service portal at selfservice.pleasanthillca.org), but no dedicated STR operational standards, day caps, occupancy limits, or permit pathway seem to be in effect at the city level.

TOT is 10% of rent charged for stays of 30 days or fewer and hosts are solely responsible for registering with the city and remitting TOT directly, regardless of platform. ADUs approved ministerially on or after January 1, 2020 are subject to the state prohibition on sub-30-day rentals. Hosts should contact the Planning Division to confirm current zoning status before listing.

Contact: City of Pleasant Hill Planning Division, (925) 671-5209. Finance/TOT: (925) 671-5270; phillca.gov.

Pleasanton

STRs of fewer than 30 consecutive days are explicitly prohibited in residential zones under the Pleasanton zoning code. Transient occupancy is not a listed permitted use in residential districts, and the zoning code bars whole-home short-term rentals citywide.

The sole pathway to legally host paying overnight guests for periods under 30 days appears to be through a Bed & Breakfast Administrative Use Permit (sometimes characterized as a Conditional Use Permit), which carries its own specific requirements. These specify that the owner must reside in the home throughout any guest stay, the number of guest rooms is capped, and operators must separately secure a City business license before commencing any rentals. This framework effectively limits legal STR activity to a small, hosted, owner-occupied bed-and-breakfast model and forecloses investor-owned or whole-home vacation rental operations entirely.

ADUs approved ministerially on or after January 1, 2020 are additionally subject to the state prohibition on sub-30-day rentals.

TOT is 12% of gross rent charged for stays of 30 days or fewer, applying to any legally permitted transient lodging (including B&B operations). Airbnb does not have a voluntary TOT collection agreement with Pleasanton, meaning any operator of a permitted B&B must collect and remit TOT directly to the city.

Contact: City of Pleasanton Planning Division, (925) 931-5600; planning@pleasantonca.gov. Finance/TOT: (925) 931-5000; pleasantonca.gov.

Portola Valley

STRs of fewer than 30 consecutive days are explicitly prohibited throughout the Town of Portola Valley. The town’s zoning code does not list transient lodging as a permitted use in any residential zone, and its ADU regulations specifically state that ADUs must be rented for 30 consecutive days or more. No short-term rental use of any kind is authorized.

This is consistent with Portola Valley’s character as an exclusively single-family residential community of approximately 4,500 residents, with no commercial zoning, no hotels or motels, and a governing philosophy oriented sharply toward preserving residential and rural character. The prohibition is categorical and applies to both whole-home and room-based rentals on any platform.

Contact: Town of Portola Valley Planning and Building Department: (650) 851-1700, planbuild@portolavalley.net.

Redwood City

STRs are permitted in Redwood City under a framework is built around a primary residence requirement and a hosted/non-hosted distinction. Hosted STRs have no annual rental days cap, while non-hosted STRs activity is capped at 120 days per calendar year. The property must be the host’s primary residence — defined as where they live most of the time and have resided for at least the prior 12 months.

A tenant may operate an STR if they have resided in the unit for the prior 12 months and intend to remain for the following 12 months. Only two separate listings per property are allowed on hosting platforms simultaneously. Events, corporate retreats, and similar commercial gatherings are prohibited. Hosts must designate a local contact available to respond when absent, and on-site parking must be provided for guests.

The ordinance applies citywide to all residential unit types — single-family homes, condominiums, duplexes, and apartments — but ADUs and JADUs are ineligible unless they were permitted and registered with the city before January 1, 2020. Any ADU or JADU permitted after January 2020 may not be used as a short-term rental regardless of whether the host resides on-site in the main house. Properties in unincorporated areas of Redwood City (San Mateo County) are not governed by the city ordinance.

Three items are required before operating, including a Short-Term Rental Registration (applied for online through the city’s portal; FY2024-25 fee is $420), a Transient Occupancy Tax Registration Certificate, and a Business License ($50/year). The STR permit number must be displayed inside the rental unit along with local contact information and good neighbor guidelines.

TOT is 12% of the total amount paid by guests and TOT revenue is dedicated to Redwood City’s Affordable Housing Fund. Airbnb lists Redwood City’s TOT among taxes it may collect on bookings, though hosts should confirm current platform collection status and retain their own remittance records.

Contact: City of Redwood City Community Development Department: (650) 780-7234, shorttermrentals@redwoodcity.org.

Richmond

Richmond has not adopted a standalone STR permit ordinance with explicit primary residency requirements, day caps, or a dedicated permitting pathway. Instead, the city’s regulatory framework channels STR operators through two existing administrative mechanisms. Aspiring hosts need to acquire both a Business Tax Certificate (Business License) and a Transient Occupancy Tax license. As part of the business license application process, operators are referred to the Planning Division to obtain a Home Occupation Authorization, which is the city’s mechanism for allowing business activities conducted within a residential dwelling. Because a Home Occupation is by definition a business enterprise incidental to the principal residential use, this framework functionally limits STR operations to owner-occupied residential properties, though no explicit primary residency language appears in a dedicated STR code section.

No annual day caps, hosted/non-hosted distinctions, minimum stay requirements, or citywide permit limits appear to be codified. A separate Business License must be obtained for each rental property parcel; STRs are classified under Class E: Hotel/Motel under a tiered gross receipts structure. Licenses are applied for through the eTRAKiT online portal or in person at City Hall.

TOT is 10% of rent charged for stays of 30 consecutive calendar days or less, which is the same rate applied to traditional hotel occupancies. Airbnb has a voluntary TOT collection agreement with the City of Richmond and collects and remits the 10% TOT on bookings city-wide. ADUs approved ministerially on or after January 1, 2020 remain subject to the state-level STR prohibition. No dedicated STR zoning ordinance imposing additional operational standards beyond the Home Occupation and TOT frameworks has been adopted as of early 2026.

Contact: City of Richmond Revenue Division (TOT/Business License): (510) 620-5555; eTRAKiT at etrakit.ci.richmond.ca.us. Planning Division (Home Occupation Authorization): (510) 620-6706.

Rio Vista

Rio Vista does not appear to have adopted a dedicated STR ordinance with primary residency requirements, day caps, or a comprehensive permitting framework comparable to other Bay Area cities. The city’s regulatory structure instead channels STR operators through three existing administrative tracks.

First, a Business License is required for all business activities conducted in the city. Second, the city’s official business licensing guide explicitly directs Airbnb and VRBO operators to obtain a Home Occupation Permit as part of the business license application process. This is a one-time permit with a $135 fee. This home occupation framework by definition limits STR activity to uses incidental and accessory to the principal residential use. Third, a Vacation Rental Permit, which is a building/safety inspection permit administered through the Community Development Department.

TOT is 10% of rent charged and operators must register with the Finance Department (Transient Occupancy Certificate), file monthly returns by the 15th of the following month, and remit tax directly. Airbnb does not appear to have a voluntary TOT collection agreement with Rio Vista and hosts are solely responsible for TOT registration and remittance.

ADUs approved ministerially on or after January 1, 2020 are subject to the state-level STR prohibition.

Contact: City of Rio Vista Community Development Department (Planning/Building/Vacation Rental Permit): (707) 374-2205. Finance/TOT: (707) 374-6451, riovistacity.com/finance/page/transient-occupancy-tax.

Rohnert Park

Rohnert Park has adopted a STR ordinance that takes a notably restrictive stance: only single-room rentals are permitted. Whole-house (non-hosted) rentals and STR use of ADUs are categorically prohibited. The rationale cited by the City Council was housing stock preservation, as the city had seen a roughly 100% increase in Airbnb listings in under 18 months prior to adoption.

Three items are required before operating, including an Administrative Use Permit (AUP) obtained through a Zoning and Land Use Application submitted to the Planning Division and signed by the property owner, a City Business License obtained after AUP approval from the Licensing Division, and a TOT Registration Certificate from the Revenue Division. Additional requirements include proof of general liability insurance and self-certification of compliant smoke and carbon monoxide alarms.

TOT is 12% of rental fees, filed monthly with the City Revenue Division. Airbnb explicitly excludes Rohnert Park from its Sonoma County unincorporated area TOT collection agreement and hosts are solely responsible for TOT registration and remittance.

ADUs approved ministerially on or after January 1, 2020 are additionally subject to the state-level STR prohibition.

Contact: Rohnert Park Planning Division (AUP), (707) 588-2235; Business Licensing Division, (707) 588-2226.

Ross

The Town of Ross does not appear to have adopted a dedicated STR ordinance and as of early 2026 remains one of the few Marin County municipalities without a formal regulatory framework governing short-term rentals. The Town Council first discussed the issue in 2017 and again in September 2023, at which point staff identified only three known STR listings (on Shady Lane, Upper Road, and Baywood). They also noted that complaints had been filed, but and the Council has repeatedly deferred action. As of the 2023 staff report, Ross still had no dedicated STR permit, no license requirement, and no formal enforcement mechanism specific to STRs.

The existing residential zoning code provides that no use shall exceed residential use, which under permissive zoning principles typically means transient lodging is arguably prohibited by omission. Some Council members and staff have taken that view, while others have favored a “wait and see” approach. Aspiring hosts should contact the Town directly to confirm current zoning interpretation and enforcement posture before listing.

The ADU section of the Municipal Code expressly requires that ADUs and JADUs be rented for terms of more than 30 days, which makes ADU STR use clearly prohibited by code.

The Ross Municipal Code contains no transient occupancy or hotel tax. Adoption of a TOT would require a majority voter approval ballot measure, which has not been placed before voters. Accordingly, Airbnb has no voluntary TOT collection agreement with Ross, and the town is not listed on Airbnb’s California TOT remittance page.

Contact: Town of Ross Planning and Building Department, (415) 453-1453 ext. 121, planning@townofrossca.gov; townofrossca.gov.

San Anselmo

Short-term rentals are essentially prohibited throughout the Town of San Anselmo. The San Anselmo Municipal Code lists the allowable land uses in all zoning districts and because STRs are not enumerated as a permitted use, they are presumably prohibited under the town’s permissive zoning framework. Residential units may be rented for long-term occupancy (30 days or greater) only.

The Town Council and Planning Commission jointly considered legalizing and regulating STRs in 2015 and both bodies declined to pursue further action. The town also has no transient occupancy or hotel tax, and adopting one would require majority voter approval.

Owners of properties in unincorporated pockets that carry a San Anselmo mailing address should verify jurisdiction with Marin County.

Contact: Town of San Anselmo Planning & Building Department: (415) 258-4616, planning@sananselmo.gov, sananselmo.gov/2018/Short-Term-Rentals.

San Bruno

STRs are permitted in San Bruno under a framework that distinguishes three eligible unit types. Hosted units and owner-occupied dwellings where at least one property owner physically occupies the unit as their sole primary residence. These have no annual day cap, but are limited to renting no more than three individual bedrooms simultaneously. Non-hosted units are entire dwelling units with the owner absent and are capped at 120 days per calendar year. ADUs established legally prior to September 25, 2020 are eligible as STRRs (capped at 120 days/year) provided the primary single-family dwelling unit is owner-occupied. ADUs legally created after September 25, 2020 may only be rented for a minimum of 30 consecutive days or longer and are therefore ineligible as STRs. Eligible unit types include single-family, two-family, duplex, and multi-family dwelling units.

Three items are required before operating. First, a Short-Term Residential Rental (STRR) Zoning Permit from the Planning Division with an application fee of $1,375. Second, a City Business License is required and can be obtained through the city’s HdL online portal (sanbruno.hdlgov.com) or by phone. Third, TOT registration with the city is also required.

Operational standards include calling out the permit number in all advertising, a local 24/7 contact for non-hosted stays, no parties, commercial uses, or corporate events, compliance with the city noise ordinance, and making existing on-site parking available to guests.

TOT is 14% of the listing price, which increased from 12% via Measure X approved by San Bruno voters in November 2020. Airbnb has a voluntary collection agreement and remits the 14% TOT directly to the city on bookings made through its platform.

Contact: City of San Bruno Planning Division: (650) 616-7074, Planning@sanbruno.ca.gov; sanbruno.ca.gov/940/Short-Term-Residential-Rental-STRR.

San Carlos

San Carlos does not appear to have adopted a dedicated short-term rental ordinance, permit program, or formal registration framework specific to STR operations as of early 2026. The city’s zoning code does not enumerate STRs as a listed permitted use in residential districts, which likely means STR use is prohibited by omission. The lack of a dedicated STR page on the city website, in contrast to neighboring San Bruno and Redwood City, is consistent with a city that has not formally acted to regulate STRs. Active listings do appear on Airbnb and VRBO suggesting loose enforcement. Aspiring hosts should contact the Planning Division directly to confirm current zoning interpretation before listing.

The city does maintain a Transient Occupancy Tax applicable to stays of 30 consecutive days or fewer. Pursuant to Measure QQ (approved by San Carlos voters in November 2018), the TOT rate increased from 10% to 12% effective January 1, 2019, with a 0.5% annual step-up each subsequent year to a maximum of 14%, which implies it reached 14% by January 1, 2023. TOT returns are filed quarterly through the city’s HdL-administered portal (sancarlos.hdlgov.com) and phone support is available at (650) 769-4148. Airbnb does not appear to have a voluntary TOT collection agreement with San Carlos as the city is not listed on Airbnb’s California TOT remittance page, which leaves hosts solely responsible for TOT registration and remittance.

ADUs approved ministerially on or after January 1, 2020 are subject to the state-level STR prohibition.

Contact: City of San Carlos Community Development Department (Planning): (650) 802-4207, cityofsancarlos.org. TOT: SanCarlosTOT@hdlgov.com, (650) 769-4148.

San Jose

San Jose stands out among Bay Area cities for having one of the most permissive and investor-friendly STR frameworks in the region. STRs are referred to as “Incidental Transient Occupancy” in San Jose and are generally an allowed use in one-family dwellings, two-family dwellings, multi-family dwellings, mobile homes, and live/work units. ADUs are explicitly prohibited from incidental transient occupancy use under the code, consistent with state law for post-January 1, 2020 ministerially approved units, and by local code for all ADUs regardless of vintage.

The primary residence requirement is relatively light. The host must occupy the dwelling unit for at least 60 consecutive days with intent to establish it as their primary residence, as evidenced by motor vehicle registration, driver’s license, voter registration, or similar documentation.

The framework distinguishes between hosted and non-hosted stays. Hosted stays have no annual rental days cap and the maximum occupancy is 3 transient users in single-family dwellings and mobile homes, and 2 per dwelling unit in two-family and multi-family buildings. Non-hosted stays are capped at 180 calendar days per year with the maximum occupancy set at 2 guests for a studio, 3 for a one-bedroom unit, plus 2 per each additional bedroom, not to exceed 10 total.

No dedicated STR permit, registration certificate, or public STR registry is required. Operators need only a City of San Jose Business Tax Certificate, applied for within 90 days of commencing business and renewed annually. Before hosting, operators must provide written notification to all adjacent properties and a local contact person must be designated and available 24/7. Properties must comply with city parking standards and all housing codes. Records of all stays, TOT payments, and compliance documentation must be retained for at least three years and made available upon request.

TOT is 10% of the listing price including cleaning fees for stays of 30 nights or fewer. Airbnb functions as a Qualified Website Company (QWC) and collects and remits both the TOT and the Tourism Improvement District (TID) assessment (effective January 2024) directly to the city on bookings made through its platform, relieving hosts of separate filing obligations for those periods. TOT filings are due annually by January 31 for the prior occupancy year and hosts operating through a QWC exclusively are not required to submit separate TOT or TID filings.

Contact: City of San Jose Finance Department (Business Tax/TOT): (408) 535-7055, sanjoseca.gov.

San Leandro

San Leandro has enacted two companion ordinances that together define its STR framework. Non-hosted STRs are categorically prohibited. If the primary occupant is absent from the dwelling for any portion of the rental period, the rental is non-hosted and unlawful. Violations are subject to fines of $1,000 per infraction and potential criminal prosecution. Hosted STRs, where the primary occupant physically occupies the dwelling for the entire duration of each guest’s stay, are permitted with annual rental days capped at 180 calendar days. Eligible unit types include single-family homes, apartment units, and rooms within a home. It also appears that only individuals, not companies or corporate entities, may apply for permits. Finally, hosts must inform the City of what advertising platforms they use to advertise the rental.

ADUs (accessory dwelling units, in-law units, secondary dwelling units) are categorically prohibited from STR use.

Two items are required before operating. First, a City Business License, registered online through sanleandro.hdlgov.com is needed. Second, a Hosted STR Permit must be obtained by submitting the hosted STR permit application (PDF) to the City Finance Department in person, by email, or by mail. Upon permit and license approval, the Community Development Department notifies adjacent property owners. Hosts must comply with the city’s “Good Neighbor Policy” under the City Noise Ordinance.

TOT is 14% of actual gross rental income, due and remitted monthly to the City. Airbnb does not have a voluntary TOT collection agreement with San Leandro, which leaves hosts solely responsible for TOT registration and remittance.

Contact: City of San Leandro Finance Department (Business License / STR Permit): (510) 577-3378, sanleandro.org/221/Short-Term-Rentals-STR.

San Mateo

STRs are permitted in the City of San Mateo with eligible unit types including single-family dwellings, portions of single-family dwellings, multi-family units, and condos. There also does not appear to be an owner-occupancy or primary residency requirement, which makes San Mateo somewhat more investor-friendly than other Bay Area locales. ADUs are categorically ineligible and may not apply for registration. There is no zoning district restriction as STRs are allowed citywide in legal residential dwelling units.

The primary operational distinction is hosted vs. non-hosted. Hosted STRs have no annual rental days cap. Non-hosted STRs are capped at 120 calendar days per year. Occupancy is limited to 2 people per bedroom or 10 people per property, whichever is less. Properties with 3 or fewer bedrooms must provide at least 1 off-street parking space. 4 or more bedroom STRs require at least 2 spaces. A local contact person must be available to respond to neighborhood complaints, while parties and special events on the property are prohibited.

Three items are required before operating, including 1) Short-Term Rental Registration ($250/year, due July 1 annually, applied for through the HdL online portal at sanmateo.hdlgov.com), 2) a City Business License (applied for at sanmateobl.hdlgov.com), and 3) a TOT Registration Certificate.

TOT is 14% of the rent charged by the operator, remitted monthly to the city. Airbnb does not appear to have a voluntary TOT collection agreement with the City of San Mateo, which leaves hosts solely responsible for TOT registration and remittance.

Contact: City of San Mateo Finance Department / HdL Companies STR Program: (650) 443-9056, sanmateoTOT@hdlgov.com, cityofsanmateo.org/4530.

San Pablo

San Pablo appears to have no dedicated STR ordinance, permit program, or formal registration framework as of early 2026. The city’s business license page explicitly states that a business license is required for all businesses including “residential and commercial real estate rentals,” which encompasses STR activity. Home-based STR operations would additionally require a Home Occupation Permit. Operators of non-owner-occupied residential units must also obtain a Rental Certificate of Compliance, which requires a city inspection.

The city’s HdL rental portal (sanpablo.hdlgov.com) administers the long-term Rent Registry program, not a STR-specific program. Because San Pablo’s zoning code does not enumerate transient lodging as a permitted use in residential zones, STRs arguably fall into a legal gray zone under permissive zoning principles. Operators should confirm current zoning status with the Planning & Zoning Division before listing.

TOT is 12% of rent charged for stays ≤30 days and hosts are solely responsible for collection and remittance, as Airbnb explicitly excludes San Pablo from its Contra Costa County unincorporated voluntary TOT collection agreement. ADUs permitted on or after January 1, 2020 are prohibited from STR use.

Contact: Community Development Dept (Business License/Planning): (510) 215-3030, sanpabloca.gov.

San Rafael

STRs are permitted in San Rafael, with the program administered by the Code Enforcement Division using the Deckard platform (san-rafael-ca-str.deckard.com). Primary residency status is required as the unit must be the permanent resident’s usual place of return, and the host must have occupied it for at least 60 consecutive days. The permanent resident must be a natural person as corporations, LLCs, and other business entities are categorically ineligible. No annual day cap is codified as the primary residency requirement is the most substantial constraint.

ADUs, JADUs, and accessory structures under 120 sq ft may be used as STRs provided the primary residency requirements are met, but a host cannot simultaneously rent the entire main home and an accessory structure. ADUs ministerially approved on or after January 1, 2020 remain subject to the state prohibition regardless of city policy. Ineligible properties include income-restricted/BMR units, SROs, student housing, commercial/industrial lots, garages and non-residential spaces, RVs, boats, and unconventional structures (yurts, tents, treehouses).

The occupancy limit is 2 guests per bedroom plus 2 additional guests where the unit has additional living space (e.g., studio = 2; 1BR = 4). Registration requires annual renewal via the Deckard portal, completion of a self-certification safety inspection checklist, and for properties in a Wildland Urban Interface, a vegetation inspection checklist is due by April 30 annually. Interior signage is required at all STRs listing the 24-hour emergency contact, maximum occupants, parking instructions, garbage/fire/evacuation information, and noise ordinance reference.

TOT is 12% (10% City + 2% MCBIDTA tourism assessment) for stays ≤30 days. Airbnb collects and remits directly to the city, while hosts using VRBO, Turnkey, or direct booking sites are solely responsible for collection and remittance.

Contact: Code Enforcement Division: (415) 485-3097, code.enforcement@cityofsanrafael.org.

San Ramon

STRs appear to be permitted in all residential districts. Notably, San Ramon imposes no primary residence requirement. Hosted STRs are not subject to an annual rental days cap, while non-hosted STRs are capped at only 12 weeks (84 days) per calendar year, which is notably lower than the 120-day cap common elsewhere in the region.

Occupancy is capped at maximum 2 adults per bedroom. Only one rental contract may be active per lot at any time and special events including weddings, conferences, and parties are prohibited. The operator or a designated agent must be available 24/7 to physically respond to the property within 30 minutes of a complaint. No signage is permitted. Parking must use on-site spaces (garage and driveway) first, while oversized vehicles and parking on landscaped areas are prohibited.

STRs are not treated as home occupations and are regulated separately in San Ramon. Two specific items are required: 1) Annual STR Registration (complete the city registration form via email: planning@sanramon.ca.gov, $250 fee), and 2) Business License (online application via city portal, submitted concurrently).

TOT is only 7.25% for stays ≤30 days, which is among the lowest in the Bay Area. Hosts should verify directly with the Finance Department whether Airbnb or other platforms remit on their behalf. ADUs post-January 1, 2020 remain subject to the state prohibition regardless of local policy.

Contact: Planning Services Division: (925) 973-2560, planning@sanramon.ca.gov.

Santa Clara

STRs are generally permitted in residential zones under clear operating standards and a mandatory registration program that took effect November 2024. Primary residency is required. Hosted STRs are not subject to an annual rental days cap, while non-hosted STRs are capped at 180 days per calendar year. ADUs and JADUs are ineligible for STR use under both the city’s local ordinance and the state ADU prohibition on sub-30-day rentals.

STR permit numbers must be displayed on all listings and a 24/7 local contact person is required. STRs must comply with city noise ordinances, parking standards, and residential use requirements. Special events such as weddings, parties, and conferences are prohibited. Enforcement is conducted by City Code Enforcement.

Two items are required before hosts can operate, including 1) an STR Registration (via Permitting Online Portal at santaclaraca.gov — Zoning Clearance approval required before a business license can be issued) and 2) Business Tax License (typically obtained after Zoning Clearance).

TOT is 13.5% for stays ≤30 days. Airbnb collects and remits directly to the city under a voluntary agreement. Hosts using VRBO, other sites, or direct bookings are solely responsible for collection and remittance.

Contact: Planning Division: (408) 615-2450, planning@santaclaraca.gov, santaclaraca.gov.

Santa Rosa

STRs are permitted in Santa Rosa under a framework has tightened significantly since the ordinance’s adoption, with the most consequential restriction being that the city is no longer accepting new non-hosted STR permit applications. The non-hosted cap has been reduced through attrition from an original ceiling of 198 to approximately 182 active permits, with permits disappearing permanently as they lapse or are revoked. Existing non-hosted permit holders may renew indefinitely but new entrants seeking STR opportunities are restricted to hosted operations only.

Hosted STRs require the property to be the owner’s principal residence and no annual rental days cap applies to hosted rentals. Non-hosted STRs (existing permit holders only) are subject to a 1,000-foot proximity buffer from other non-hosted STRs. ADUs and JADUs are categorically ineligible for new STR permits. Previously-issued ADU permits may continue only until they expire, are revoked, or fall out of compliance. They cannot be reissued once lapsed. Additional ineligible property types include student housing, dormitories, SROs, senior housing, transitional housing, and recreational vehicles, tents, yurts, and similar non-permanent structures.

All listings must include: STR permit number, maximum occupants, number of off-street parking spaces, availability of on-street parking for renters, and notice of quiet hours. Non-hosted STRs are restricted to gas appliances only outdoors (BBQs, grills, heaters, fire pits, etc.) as campfires are prohibited at non-hosted STRs.

Three items are typically required to operate a vacation rental in Santa Rosa. These include: 1) STR Permit (annual; apply via Accela portal at srcity.org; TOT and BIA registration must be completed before permit application is submitted), 2) Business Tax Certificate (call 707-606-0046 or visit srcity.org/BT), and 3) TOT/BIA Registration (submit registration form before applying for permit).

TOT is 12% and there is also a Santa Rosa Tourism BIA assessment of 1%, remitted monthly. Critically, Airbnb and VRBO do not collect or remit TOT or BIA on behalf of Santa Rosa hosts. Hosts are solely responsible for all collection and remittance regardless of platform used.

Contact: Planning & Economic Development: (707) 543-3200.

Saratoga

STRs are currently prohibited citywide. The City Code prohibits the short-term rental of a single-family home or any room within a home for 30 consecutive calendar days or less and this has been the city’s longstanding position. Complaints are investigated on a case-by-case basis by Code Enforcement.

That said, at its October 1, 2025 City Council meeting, the Council directed staff to draft a regulatory ordinance that would legalize STRs subject to permitting, operating standards, and TOT collection. The proposed framework, being modeled closely on the Town of Los Gatos regulations (in effect since March 2019), was referred to the Planning Commission for consideration in late 2025.

Key elements under consideration include annual STR licenses, primary residence and/or owner-occupancy requirements, occupancy limits, parking and noise standards, and TOT registration. As of early 2026 no ordinance has been adopted, which mean STRs remain prohibited, but the gears are in motion and Saratoga may yet end up with a regulated permitting program soon.

No TOT is currently in place for STRs and the city’s existing TOT framework would need to be extended if/when an ordinance is adopted. ADUs post-January 1, 2020 will remain subject to the state sub-30-day rental prohibition regardless of local policy.

Contact: Community Development / Code Compliance: (408) 868-1230, nsagastume@saratoga.ca.us.

Sebastopol

Vacation rentals are permitted but the framework is among the most restrictive in the region, effectively channeling nearly all viable STR activity toward hosted operations. The permit type required depends on the rental type. Hosted vacation rentals require an Administrative Permit, while non-hosted rentals renting ≤30 days per calendar year also require an Administrative Permit. Non-hosted rentals that intend to operate year-round (>30 days/year) require a Conditional Use Permit but the city is currently not accepting new CUP applications for this use case.

For ADUs, those built before July 1, 2017 and ≤840 sq ft may use an Administrative Permit, while ADUs built on or after July 1, 2017, or any ADU larger than 840 sq ft, require a CUP (also currently unavailable for new applications). The practical effect is that non-hosted STRs are capped at 30 days per year under an Administrative Permit with no available path to expand.

All vacation rentals are subject to quite a few very strict operating standards. The maximum guest stay is 30 consecutive days with a mandatory 7-day gap between bookings. The maximum overnight occupancy is 2 persons per sleeping room plus 2 additional persons per property, not to exceed 10 total. For hosted rentals specifically, the owner must reside at and sleep in the property during the entire rental period, and may not rent more than 2 bedrooms for transient use. For all types, the owner (if hosted) or authorized agent (if non-hosted) must be available by phone 24/7 and must be physically on the premises within one hour of notification of any compliance, safety, or welfare issue. CUP holders face annual permit review and renewal.

Two items are required to get started. These include 1) a Vacation Rental Administrative Permit (or CUP where applicable; submit via Planning Department at City Hall with the Vacation Rental Acknowledgment and Agreement Form and Administrative Permit Checklist), and 2) a Business License (required for all vacation rentals).

TOT is 12% and Airbnb has a voluntary collection agreement to remit TOT directly to the city on behalf of Sebastopol hosts. Hosts using VRBO, direct booking, or other platforms are solely responsible for collection and remittance. ADUs permitted on or after January 1, 2020 remain subject to the state sub-30-day prohibition regardless of local policy.

Important jurisdictional note: the 95472 zip code is predominantly unincorporated Sonoma County territory and operators should confirm their parcel’s jurisdiction before applying. The county’s vacation rental program (administered by Permit Sonoma) applies to unincorporated parcels and has entirely different rules. Sonoma County’s unincorporated STR ordinance does not govern properties within the City of Sebastopol city limits.

Contact: Planning Department: (707) 823-1153, cityofsebastopol.gov.

South San Francisco

STRs are permitted and are administered by the Planning Division. Primary residence is required as the host must be the permanent resident of the property. Eligible unit type is strictly limited to existing single-family dwellings. Multi-family units, condos, and ADUs are categorically ineligible.

Only one STR permit may be held per person. Hosted STRs are permitted with no stated annual rental days cap, while non-hosted STRs are capped at 90 days per calendar year. At least one off-street parking space must be available for guest use. A local contact person must be available 24/7 to respond physically to the property. STR use must be consistent with any applicable lease agreement, HOA bylaws, or CC&Rs. SB 9 units are explicitly prohibited from STR use by recorded deed restriction.

Two items are required to do an STR in South San Francisco. These include 1) a Short-Term Vacation Rental Permit (review process takes approximately 5–6 weeks and is subject to Chief Planner approval), and 2) a Business License (via the Finance Department). As of November 2025 the city began proactively reaching out to property owners who may be operating without required permits.

TOT is 14% and Airbnb collects and remits 14% TOT directly to the city under a voluntary agreement. Hosts using VRBO, direct booking, or other platforms are solely responsible for collection and remittance. You can register via the Finance Department’s Short-Term Rental Permits & Tax Payments page (ssfca.gov/Departments/Finance/Short-Term-Rental-Permits-Tax-Payments).

ADUs post-January 1, 2020 remain subject to the state sub-30-day rental prohibition independent of the city’s local ADU STR prohibition.

Contact: Planning Division (permit), Economic & Community Development Dept, (650) 877-8535, planning@ssf.net; ssfca.gov.

Suisun City

No dedicated STR ordinance, permit program, or formal registration framework appears to exist for Suisun City as of early 2026. Because Suisun City operates under permissive zoning principles which says no land, building, or premises may be used for any purpose other than those listed as permitted in the applicable district, STRs are effectively prohibited by omission. No explicit prohibition ordinance has been adopted, but operators assume legal risk absent a clear permitted use pathway.

Either way, a Business License from the city’s Finance Department would be required for any commercial rental activity. ADUs permitted on or after January 1, 2020 are subject to the state’s usual sub-30-day rental prohibition.

TOT is 10% and Airbnb does not have a voluntary TOT collection agreement with Suisun City.

Contact: Development Services Dept (Planning/Zoning): (707) 421-7310. Finance Dept (Business License/TOT), suisun.com.

Sunnyvale

STRs are permitted exclusively as hosted rentals in Sunnyvale. Non-hosted rentals are categorically prohibited under the zoning code. “Hosted” is defined strictly for Sunnyvale STR operators as the host must reside on-site throughout the lodgers’ entire stay and the property must be the host’s primary residence. There is no codified annual rental days cap.

Eligible locations include any residential zone where residential uses are permitted, including single-family homes, single units within multi-family buildings, and one unit of a two-family (duplex) dwelling if the host resides in the other unit. ADUs approved prior to January 1, 2020 may be used for lodgers if the host resides on the same lot (still subject to the hosted requirement). ADUs approved on or after January 1, 2020 are categorically ineligible. Units built under the Dual Urban Opportunity Housing provision are also ineligible. Overnight occupancy is limited to a maximum of 4 adults in any single-family dwelling or single unit in a multi-family building. Minor children accompanied by an adult do not count toward the 4-person limit.

Two items are required to get started. These include 1) formal STR Approval (apply at the One-Stop Permit Center, E-OneStop online, or in person at City Hall), and 2) TOT Registration (via Finance Department, 456 W. Olive Ave, 3rd Floor).

TOT is 12.5% and Airbnb collects and remits TOT directly to the city on behalf of hosts. Hosts using any other platform are solely responsible for monthly collection and remittance.

Contact: Community Development Dept / Permit Center: (408) 730-7600, sunnyvale.ca.gov.

Tiburon

STRs are prohibited throughout the town. The Town Council voted 3-2 in August 2015 to amend the zoning ordinance, rescinding a 2010 permit system and banning all rentals of fewer than 31 consecutive days. The ordinance took effect in October 2015. All five previously-issued short-term rental permits expired December 31, 2015 and were not renewed.

The ban applies to all dwelling units as no hosted or home-sharing exception exists, distinguishing Tiburon from towns like San Rafael and Mill Valley that allow hosted STRs. Violations are subject to enforcement and the penalty is $462 per day for each day the property is rented or advertised as a short-term rental.

Prior to the ban, operators needed a business license, a $100 seasonal rental permit, and were subject to a 10% TOT, all of which became moot upon the ban’s adoption.

Contact: Community Development Dept: (415) 435-7390, tiburonplanning.org.

Union City

Union City does not appear to have a dedicated STR ordinance, STR-specific permit program, or codified operational standards governing short-term rentals as of early 2026. The only relevant zoning provision is UCMC §18.32 (Residential Districts), which permits “room, room and board, or boarding houses for not more than two paying guests” as a permitted use in R and RS districts. This effectively limits permitted STR-adjacent activity in residential zones to 2-guest room-rental arrangements. Broader whole-home Airbnb-style rentals are not enumerated as a permitted use but reports from real estate forums note significant de facto Airbnb activity despite this gap. Operators assume legal risk absent a codified permitted use pathway.

Administratively, the city’s Finance Department operates a Short-Term Rental Application (revised December 2024) for TOT registration purposes, which is essentially a revenue/tax registration form rather than a land-use permit. It requires property owner information and rental property addresses but does not confer zoning approval. A Business License may also be required depending on the type of rental operation.

TOT is 13.54% and Airbnb has a Voluntary Collection Agreement (VCA) with Union City and collects and remits TOT directly on behalf of Airbnb hosts. However, per the VCA’s own terms, Airbnb’s registration as a TOT collector does not relieve hosts of their other compliance obligations including registering with the city and filing their own returns for non-Airbnb bookings. Hosts using VRBO, direct booking, or any other platform must register with the city and remit TOT independently on a quarterly basis.

Contact: Finance Dept / Revenue Division: (510) 675-5312, Biz-License@UnionCity.Org, unioncityca.gov.

Vacaville

STRs are prohibited citywide in residential zones. Vacaville’s zoning code classifies sub-30-day transient rentals as hotel use, which is not a permitted use in residential districts. The City Council made its position unambiguous in February 2018. The Planning Commission recommended against STR legalization and the City Council then held two study sessions at which a 4-1 majority confirmed their opposition to legalizing STRs. The council specifically rejected all regulatory frameworks and signaled that enforcement against existing operators could be tightened.

TOT is 8% of rent charged, but applies to duly authorized hotels, motels, etc. only.

Contact: City of Vacaville Community Development Dept (Planning/Zoning): (707) 449-5100, cityofvacaville.gov.

Vallejo

STRs are prohibited citywide in Vallejo as the city’s zoning framework does not contemplate short-term or vacation rental use as a permitted use in residential districts. Sub-30-day transient lodging in residential zones is effectively classified as hotel/motel use, which requires a zone-appropriate commercial designation not applicable to residential parcels. No standalone STR ordinance has been adopted, no permit or registration program appears to exist, and the city does not issue any STR-specific licenses or approvals. Enforcement is complaint-driven through Code Enforcement and violations may result in citations, fines, and cease-and-desist orders.

TOT is 11% but because STRs are prohibited, the TOT technically applies only to licensed hotel/motel operations. STR operators who persist assume both code enforcement and tax liability risk.

Contact: Community Development Dept (Planning/Zoning) and Commercial Services Division (Finance): (707) 648-4326, vallejo.gov.

Walnut Creek

Walnut Creek does not appear to have a comprehensive standalone STR ordinance governing home-sharing or whole-home vacation rentals as of early 2026. The regulatory framework is incomplete and somewhat ambiguous. The city explicitly collects TOT on STRs and its Finance/Economic Development pages reference home-sharing services like Airbnb as subject to the municipal TOT, but there is no published permit program, primary residence requirement, or operational standards chapter clearly governing short-term rental use of primary residences or investment properties. The practical status of whole-home non-hosted STRs in residential zones remains unclear and operators should confirm current zoning treatment directly with the Planning Division.

One aspect that is codified: STR activity in ADUs requires a Conditional Use Permit (CUP) from the Planning Commission, which is a discretionary approval with no guaranteed outcome, making ADU STRs a high-friction pathway. ADUs approved on or after January 1, 2020 are additionally subject to the state sub-30-day prohibition and may not be used for STRs regardless of local CUP status. SB 9 units are categorically prohibited from STR use by deed restriction condition.

Also note that a significant number of properties with Walnut Creek mailing addresses are actually located in unincorporated Contra Costa County and fall outside city jurisdiction. Contra Costa County’s Ord. 2020-12 permits STRs in unincorporated single-family, some multi-family residential, and eligible agriculture districts, with a ministerial STR permit, 90-day annual cap for non-hosted rentals, and 180-day cap for hosted rentals. Operators with Walnut Creek addresses should verify parcel jurisdiction with the county before assuming city or county rules apply.

At least two specific items are required before operating in Walnut Creek. These include 1) a Business License (required for all businesses operating in city limits), and 2) TOT Registration.

TOT is 8.5% with collection administered by HdL Companies Walnutcreekconnected (walnutcreek.hdlgov.com; (925) 393-7732; walnutcreektot@hdlgov.com). The HdL portal offers separate filing tracks for vacation rental TOT and hotel TOT.

Contact: Community Development Dept (Planning): (925) 943-5834, DutyPlanner@walnut-creek.org, walnutcreekca.gov.

Windsor

STRs are regulated under an ordinance originally adopted in 2023, which was then subsequently amended in 2025. Hosted STRs are permitted in residential districts and in certain commercial districts, while non-hosted STRs are prohibited in residential districts and permitted only in certain commercial districts.

“Hosted” is defined broadly after the 2025 amendment, and now can be satisfied my meeting any one of the following criteria: 1) the owner/primary occupant occupies a bedroom during the entire rental period, 2) the owner/primary occupant resides in an ADU on the same lot while the primary unit is rented, or 3) the owner/primary occupant who is also the permanent resident of the dwelling unit rents it for a maximum of 60 days per calendar year without being present during the stay. The 60-day whole-home provision is new with the 2025 amendment and modestly expands access for primary residents who want occasional unhosted flexibility. No primary-residence requirement applies to hosted STRs in commercial districts.

ADUs are categorically ineligible for STR use under Zoning Ordinance Section 27.34.180 and ADUs approved on or after January 1, 2020 carry the additional state prohibition.

Some pesky operational requirements to keep in mind include: 1) minimum 2-night stay, 2) occupancy limited to 2 per bedroom and 8 total, 3) quiet hours 9pm–8am, 4) events/parties prohibited, 5) parking limited to existing driveway/garage/carport plus maximum 1 street space, 6) camera at front entrance and noise monitor in backyard required, 7) visual check-in required, 8) host must respond within 30 minutes 24/7, 9) STR license number must appear in all advertising, 10) minimum primary renter must be 25 or older. Whoa.

License owner must be a natural person or natural-person trust (LLCs, corporations, and fractional ownership of 6+ interests are ineligible) and the license is non-transferable and does not run with the land after a sale.

Three items are required to operate: 1) STR License (Planning Division), 2) Business License, 3) Fire Safety Inspection through Sonoma County Fire District.

TOT is 12% and is remitted monthly. The ordinance makes hosting platforms responsible for collection and remittance of TOT. Airbnb and VRBO collect and remit TOT directly to the Town Tax Collector. Operators using any other platform must collect and remit TOT directly. Windsor is part of the Sonoma County Tourism Business Improvement District and it’s wise to confirm whether a TBID assessment applies to STRs at time of registration.

Contact: Planning Division: (707) 838-1021, str@townofwindsor.ca.gov, townofwindsor.ca.gov/1289.

Woodside

STRs are effectively prohibited in Woodside. The Town has never adopted a short-term rental ordinance or permit program. Under Woodside’s permissive zoning framework, transient lodging use is not enumerated as a permitted use in any residential district and the absence of a permitted use pathway means STRs are essentially prohibited by omission.

The political record is clear on intent. In October 2016, the Town Council held a study session at which residents voiced strong opposition, with the dominant theme being preservation of Woodside’s rural residential character. No ordinance legalizing, regulating, or permitting STRs was ever subsequently adopted by the Town Council.

No TOT applies to STRs because STR use is not permitted. The town’s TOT chapter would apply to lawfully operating hotels/motels, of which there appear to be none within Woodside town limits.

Despite the fact that it’s essentially impossible to stay in Woodside as a paid overnight guest, residents of Woodside presumably remain free to book STRs in other people’s hometowns whenever they like. Hmm…

Contact: Town of Woodside Planning Department: (650) 851-6790, woodsideca.gov.