Navigating Short-Term Vacation Rentals in Placer County
In the heart of the picturesque Lake Tahoe Basin and its surrounding areas lies unincorporated eastern Placer County, a region renowned for its breathtaking scenery and abundant recreational opportunities. For years, vacation rentals have been a beloved part of this area's charm, offering visitors a home away from home amidst nature's splendor. However, with the recent surge in popularity of short-term rentals, the region has faced challenges in maintaining harmony between residents, guests, and the environment.
Defining the Area:
The regulations apply specifically to the "Eastern Placer County Short-Term Rental Area," encompassing a defined geographical region outlined in the ordinance. This delineation is crucial for clarity and enforcement purposes, ensuring that regulations are appropriately applied within the specified boundaries.
Key Definitions:
Agency: Refers to the community development resource agency responsible for overseeing the implementation of regulations.
STR Unit: Any unit, whether standalone or part of a larger property, rented out for short-term occupancy.
Local Contact Person: An individual available around the clock and capable of addressing issues promptly.
Professional Property Management Company: A licensed entity entrusted with the operation and management of rental properties.
Owner-Occupied Property: A residence claimed as the primary residence by the owner, validated through property tax records.
Definition of Short-Term Rentals:
Short-term rentals are defined as any unit or portion thereof permitted for residential use, rented for occupancy, dwelling, lodging, or sleeping purposes for a period of not less than one night and not more than thirty days. It's important to note that commercial lodging uses such as hotels, motels, condo-hotels, or timeshares are not included in this definition and are not subject to the same ordinances.
Exemptions and Caps:
Any unit rented for less than 30 days outside of commercial lodging use requires a short-term rental permit. However, there is a cap on the total number of residential short-term rental unit permits issued, set at 3,900 as of March 31, 2022. Owner-occupied properties with a short-term rental unit in good standing and a current TOT (Transient Occupancy Tax) certificate are exempt from this cap.
Application Processing and Renewal:
A change of ownership of a property with a permitted short-term rental unit automatically terminates the existing permit, requiring the new owner to apply for a new permit. Permits are typically valid for one year from the date of issuance, and renewal is possible provided the permit is in good standing and renewed prior to its expiration date.
Operational Standards:
Several operational standards must be met by short-term rental owners to ensure compliance and the well-being of guests and the community. These standards cover various aspects such as:
- Local Contact Person availability 24/7
- Parking provisions and regulations to avoid encroachment into roadways
- Noise regulations, including quiet hours and limitations on amplified sound
- Trash and refuse management, including minimum service levels and animal-proofing requirements
- Posting requirements for interior and exterior information dissemination
- Fire and life safety measures, including smoke alarms, carbon monoxide alarms, fire extinguishers, and hazardous vegetation abatement
- Restrictions on renting during construction or remodeling periods
- Maximum occupancy limits for both daytime and nighttime periods
- Snow removal services during specified seasons
- Adhering to these operational standards not only ensures compliance with regulations but also contributes to a positive experience for guests and maintains the harmony of the surrounding community.
Exemptions and Administration:
Certain exemptions exist for owner-occupied properties with compliant short-term rental units and current transient occupancy tax certificates. The administration of the permit cap involves prioritizing permit renewals, processing previously approved exemptions, and managing new permit applications through a waitlist system.
Maintaining Compliance:
To uphold the integrity of the regulations, the ordinance outlines consequences for non-compliance, including permit revocation and restrictions on reapplication. Regular monitoring and enforcement mechanisms ensure that all stakeholders adhere to the established standards.
Preventing Nuisance Behavior: Property owners and agents are tasked with informing guests of the regulations outlined in Article 9.42 and ensuring their compliance. This includes taking necessary actions to address any disturbances or violations promptly, thereby safeguarding the quality of life for residents and visitors alike.
Designating a Local Contact Person: The presence of a local contact person, available round-the-clock and capable of responding to issues within a reasonable timeframe, is crucial for effective management of short-term rentals. This ensures swift resolution of any concerns raised by guests or authorities, promoting a sense of security within the community.
Managing Parking: To minimize congestion and maintain safety on residential streets, short-term rentals must provide on-site parking for all vehicles, boats, and trailers. In cases where on-site parking is unavailable, property owners are required to establish a county-approved parking plan for off-site parking locations.
Mitigating Noise Disturbances: Strict noise regulations, consistent with Placer County Code Article 9.36 and the Tahoe Basin Area Plan, are enforced to preserve tranquility in residential areas. Quiet hours are established from 9:00 p.m. to 8:00 a.m., during which amplified sound is prohibited, and noise levels must not exceed specified limits.
Managing Trash and Refuse: Proper waste management is essential for maintaining cleanliness and preventing environmental hazards. Short-term rentals must adhere to minimum service levels for trash collection and ensure that exterior trash receptacles are animal-proofed and compliant with Placer County Code requirements.
Posting Requirements: Clear signage and informational materials, both inside and outside the rental unit, help educate guests about their responsibilities and emergency procedures. Advertisements must include essential details such as the valid STR permit number, occupancy limits, parking information, and links to the Good Neighbor Flyer.
Ensuring Safety Measures: From visible address identification to smoke alarms, carbon monoxide detectors, and fire extinguishers, short-term rentals must adhere to strict safety standards outlined in the California Building Code. Emergency communication devices and annual fire inspections further enhance safety protocols.
Occupancy Limits and Snow Removal: Clear guidelines for maximum occupancy, both during daytime and nighttime hours, help prevent overcrowding and ensure the safety of guests. Additionally, snow removal services are mandated for rentals booked during the winter months, minimizing hazards associated with inclement weather.
Promoting Environmental Responsibility: Property owners are required to maintain their properties in compliance with hazardous vegetation and combustible material abatement ordinances, contributing to wildfire prevention efforts in the region.
Meeting Minimum Rental Requirements: To maintain the integrity of the short-term rental market, properties must be rented for a minimum of thirty nights per year, with exceptions granted for properties undergoing active construction or renovation.
Prohibited and Restricted Structures:
The County of Placer imposes strict regulations on the types of structures eligible for short-term rental use. Affordability and deed restrictions, as well as structures not intended for residential occupancy under California Building Code Standards, are prohibited from being used for short-term rentals. Additionally, the short-term rental of tiny homes or mobile/manufactured home units is strictly prohibited. Only one short-term rental unit per property, whether single-family or multi-family, is permitted.
Incidental Camping and Fire Restrictions:
Short-term rental permits do not authorize incidental camping, including overnight camping, sleeping in tents or on decks, or staying in travel trailers or recreational vehicles parked on the property. Moreover, stringent fire restrictions are in place to ensure the safety of guests and the property. Guidelines prohibit the use of grills and barbeques near flammable sources, restrict open wood burning pits, bonfires, or campfires, and enforce bans on outdoor open flames during National Weather Service Red Flag Warning periods.
Pets, Subletting, and Special Events:
Pets must be securely contained within the boundaries of the short-term rental property, with additional leash requirements for unfenced properties. Subletting of short-term rentals is strictly prohibited, allowing only property owners or agents with valid permits to advertise and rent the units. Special events such as weddings or corporate functions that may disrupt the neighborhood are not permitted without prior county approval.
Penalties for Non-Compliance:
The County of Placer imposes significant penalties for operating short-term rentals without a permit or violating regulations. Failure to comply with permit requirements or operational standards may result in escalating administrative penalties, citations, and even revocation of the short-term rental permit. Penalties are cumulative, emphasizing the importance of swift compliance with regulations to avoid severe repercussions.
Conclusion:
As the short-term rental industry continues to evolve, it's essential for property owners and guests alike to understand and adhere to local regulations. By doing so, we can ensure the sustainability and positive impact of short-term rentals while fostering a safe and enjoyable environment for all stakeholders involved. Compliance with regulations not only mitigates risks but also contributes to the overall well-being of the community. In our pursuit of memorable experiences, let's prioritize responsibility and respect for the places we visit and call home.
STR Fact Sheet: https://www.placer.ca.gov/DocumentCenter/View/67683/STR-_Ordinance_Fact_Sheet_final
STR Website: https://www.placer.ca.gov/6109/Short-Term-Rental-Program
STR Ordinance: https://www.placer.ca.gov/DocumentCenter/View/69993/Placer-County-Code-Chapter-9-Article-942-STR-Ordinance_Current-Version-6623