Short Term Rental Regulations & Laws: Northern California by City

On a recent backpacking trip, 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, while Tahoe isn’t actually drifting into Nevada, what used to be a reliable three-hour drive 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 by city and county across all of Northern California. As you’ll see, it’s still a work in progress.

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

Lafayette

Hosts are required to obtain a Land Use Permit to engage in short term rentals, with a minimum application fee of $2,250. Ouch! Some applications can be approved by the Zoning Administrator, others go before the full Planning Commission.

Larkspur

Livermore

Los Altos

Los Altos Hills

Los Gatos

Martinez

Menlo Park

Mill Valley

Millbrae

Milpitas

Monte Sereno

Moraga

Morgan Hill

Mountain View

New short-term rental regulations are currently under consideration by the Mountain View City Council. The new rules are expected in late-2018 or early-2019 and will likely force hosts to register as formal businesses, collect a 10% transient occupancy tax, and may impose a cap on the number of short-term rental days per year.

Newark

Novato

Oakley

Orinda

Short term rental hosts must be physically present on the property throughout the guest’s stay. All un-hosted Airbnb rentals are now prohibited after a tragedy involving an illegal open party in an Airbnb rental resulted in five deaths. Hosts must also register with the Planning Dept ($100) and apply for a tax certificate. Registration renews annually ($50). Must collect 8.5% transient occupancy tax. Only one hosted short term rental can take place on a single property at any given time. More details >

Pacifica

Palo Alto

Surprisingly, Palo Alto has not yet decided how they will regulate short term rentals. While technically prohibited, the city has mostly tolerated short term rental activity and seems to investigate complaints on a case by case basis. Read more…

Petaluma

Piedmont

No distinction between hosted and un-hosted short term rentals. Dwelling must be primary legal residence. Minimum stay is 2 consecutive nights. Permit required ($300), which triggers notification of adjacent neighbors. Min $1M liability insurance required. Annual cap of 60 short term rental nights total. Granny, in-law, and multi-family units are not eligible for short-term rentals. Smoke detector, carbon monoxide detector, and fire extinguisher required. No events, parties, or gatherings. Violations fined at $1,500 first offense, $5,000 subsequent. Must collect 1.4% occupancy tax. More details >

Pinole

Pittsburg

Pleasant Hill

Pleasanton

Portola Valley

Redwood City

Short term rentals in Redwood City are only allowed in primary residences and non-hosted rentals are subject to an annual cap of 120 days per calendar year. There are no annual limits for hosted rentals. A local contact person is required and hosts must register, obtain a business license, and collect a 12% transient occupancy tax. Read more…

Richmond

Rio Vista

Rohnert Park

Ross

San Anselmo

San Bruno

San Carlos

San Jose

San Leandro

45-day moratorium on non-hosted short-term rentals went into effect July 23, 2018. Existing regulations required hosts to obtain a business license and occupancy tax certificate from the city’s Finance Department. The City Council now seems to be leaning towards extending the moratorium for an additional year and/or an outright ban on short-term rentals when the host is not present.

San Mateo

San Pablo

San Rafael

San Ramon

Santa Clara

Santa Rosa

Saratoga

Sebastopol

South San Francisco

Suisun City

Sunnyvale

Short term rental regulations in Sunnyvale require that hosts must reside on site throughout the guests’ stay, which effectively prohibits all non-hosted rentals of less than 30 days unless you have multiple units on a single property. Hosts must register with the City and collect 10.5% transient occupancy tax. More details >

Tiburon

All short term rentals in Tiburon were banned by a new ordinance passed in late-2015. This came despite the fact that the city had previously issued seasonal rental permits to existing hosts. These permits were expressly voided by the new legislation. Read more…

Union City

Short-term rentals appear to be largely unregulated in Union City. Hosts must collect a strangely precise 12.87% transient occupancy tax and some may need to apply for a business license depending on their “jurisdiction.” Read more…

Vacaville

Vallejo

Walnut Creek

Short-term rental activity in accessory dwelling units (ADUs) requires a conditional use permit (CUP) from the Walnut Creek Planning Department. It’s unclear how short-term rentals of primary residences or second homes are regulated in Walnut Creek. Read more…