Alpine, California Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Alpine County, CA?

Yes, short-term rentals are explicitly allowed in Alpine County, CA. The county has established a comprehensive regulatory framework for residential short-term rentals through Chapter 18.73 of the Alpine County Code, which was updated in April 2024. The ordinance is designed to "strike a balance between welcoming visitors to Alpine County while reducing neighborhood nuisance issues associated with short-term rentals."

Short-term rentals are defined as residential units rented for 30 days or less, typically advertised as vacation rentals. The county allows STRs in any zone that permits residential use, provided they comply with all requirements of the ordinance.

How to Start a Short-Term Rental Business in Alpine County

Starting an STR business in Alpine County requires navigating a multi-step process through the county's online permitting system:

Step 1: Access the Online Application System

Create an application in Alpine County's online permitting system at: Iworq Portal

Step 2: Complete Required Documentation

Submit all required forms and documents (detailed in the next section)

Step 3: Pay Application Fees

Pay the annual registration fee electronically through: ACI Payments, Inc.

Step 4: Await Processing and Approval

The county will review your application against the criteria outlined in the ordinance

Step 5: Comply with Ongoing Requirements

Maintain compliance with all operational standards and renewal requirements

Required Documents, Permits, Licenses, and Guidelines

Primary Application Documents

STR Registration Form - Available as a fillable PDF through the county website
Short-Term Rental Standards Compliance Agreement - A document acknowledging understanding of all operational requirements
Alpine County Business License Application - Required unless the rental is managed by a property management company (county will contact you if this form is necessary)
Transient Occupancy Tax (TOT) Registration - Required unless managed by a property management company (county will contact you if this form is necessary)

Supporting Documentation

Fictitious Business Name Registration - Required if the business name doesn't include the applicant's surname
Property Owner Authorization - Required if the property owner's signature isn't on the STR license registration form

Operational Standards and Guidelines

The STR must comply with detailed standards covering:

Noise Limitations - Properties with 3+ noise complaints in 12 months must install approved noise monitoring systems
Fire Safety - Strict outdoor fire restrictions; violations result in permanent outdoor fire prohibition (except propane appliances)
Wildlife Protection - East Slope properties must install wildlife-proof solid waste receptacles or bear boxes within 6 months
Safety Equipment - Smoke detectors, carbon monoxide detectors, and fire extinguishers required
Emergency Contact - Must designate a 24/7 available contact within one hour driving distance
Advertisement Requirements - License identification number must be posted in all online listings

Specific Regulations for Alpine County STRs

Licensing Requirements

Owner Eligibility: Only property owners may apply for and receive STR licenses
Separate Licenses: Each individual property requires its own license
Annual Renewal: Licenses expire June 30th each year and must be renewed by July 1st
Non-transferable: Licenses cannot be assigned, transferred, or loaned to other parties

Geographic and Density Restrictions

East Slope STR Overlay District Limits:

Maximum of 35 licensed short-term rentals within the East Slope district
100-foot buffer requirement between STR properties in residential zones
100-foot buffer requirement in agricultural zones from existing STR properties
Properties registered prior to March 17, 2020, are grandfathered from buffer requirements if license application submitted by July 1, 2021

Operational Restrictions

Prohibited Activities:

STRs in accessory dwelling units (ADUs) or junior ADUs unless built prior to 2017
Advertising properties as event venues without conditional use permit
Operating without valid licenses (results in $2,000 daily fines)

Limited Use Exemptions:

Up to 5 nights per year exempt from full requirements (still subject to TOT)
One bedroom in owner-occupied residence with max 3 guests exempt (still subject to TOT)

Event Restrictions

Special events prohibited unless conditional use permit obtained
Non-commercial weddings and private single-day events allowed if attendance doesn't exceed 150% of approved occupancy

Enforcement and Penalties

Progressive Fine Structure:

First violation: Up to $500
Second successive violation: Up to $750
Third successive violation: Up to $1,000
Fourth violation: Up to $2,000 plus license revocation
Unlicensed operation: $2,000 daily fines

Waitlist System

Property owners denied licenses due to East Slope restrictions or buffer requirements may:

Apply for county-maintained waitlist with application fee
Receive 30 days to complete application when contacted
Forfeit position if found renting without license (12-month reapplication ban)

State-Level Regulations (California)

While Alpine County has its own STR ordinance, California state law also provides certain protections and requirements:

Government Code Section 66323 - Prohibits STRs in accessory dwelling units unless built prior to 2017
Transient Occupancy Tax (TOT) - State-authorized local tax on short-term rentals
Fire Safety Standards - California Fire Code requirements for smoke detectors, carbon monoxide detectors, and fire extinguishers

Contact Information for Local Authority

Alpine County Community Development Department

Address: Markleeville, CA 96120
Online Portal: Iworq STR Portal
Contact Information: Available through the staff directory on the county website

For Specific Inquiries:

Use the county website contact forms
Access staff directory for specific department contacts
Submit inquiries through the online permitting system

Important Resources and Links

This guide provides a comprehensive overview of Alpine County's STR regulatory landscape. Investors should carefully review all ordinance requirements and ensure full compliance before beginning operations, as violations can result in significant fines and license revocation.

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