Overview: Are short-term rentals allowed in Cedarville, CA?

• Yes, short-term rentals appear to be allowed in Cedarville, which is an unincorporated community in Modoc County. No city-specific STR restrictions, licensing requirements, or ban were identified in the provided Modoc County Housing Element. In unincorporated areas of California that lack an adopted STR ordinance, standard residential and lodging uses, subject to general zoning and state rules (health, safety, taxes, posting, and fire), are the baseline.
• Modoc County’s planning and permitting authority applies at the county level. If a local STR ordinance is later adopted, requirements may change; always verify current rules with the County Planning Department before investing.

How to start an STR business in this market

1. Confirm zoning and land use

• Contact Modoc County Planning Department to confirm the subject property’s zoning and whether short‑term lodging is an allowable use without a discretionary permit in that location. Expect documentation such as a Zoning Confirmation Letter or Use Determination to support compliance.
• Note: The Housing Element includes no explicit STR restrictions; nevertheless, county zoning or site‑specific constraints could apply.

2. Establish tax and registration compliance

• Transient Occupancy Tax (TOT) registration is commonly required in California for lodging units rented for fewer than 30 days. Confirm whether Modoc County requires TOT registration and remittance and the collection process (operator‑collected or platform‑collected under platforms’ agreements).
• Business License/Tax Certificate: Check whether Modoc County requires a business license for transient lodging operations; if applicable, obtain the license prior to marketing the STR.

3. Meet basic health, safety, and posting requirements

• Smoke and CO alarms: Install and maintain per Health and Safety Code (HSC) §17926 and 13113.2.
• Pool/spa safety: If present, comply with drowning prevention measures under HSC §115920 et seq. (e.g., enclosures, alarms, self‑closing devices) and local pool enclosure standards.
• Emergency egress and egress signage: Ensure code‑compliant egress, emergency escape/rescue openings in sleeping rooms where applicable, and posted emergency instructions.
• Fire safety: If the unit is served by a fuel-burning appliance or heater, carbon monoxide detection is required under HSC §17926.
• Posting/operations: Post the property address, emergency contact information, garbage/recycling instructions, and any posted occupancy limits as required by local enforcement.

4. Engage utilities and services

• Coordinate with the local water provider and the Surprise Valley Health Care District (serving Cedarville) for any on‑site infrastructure constraints or health guidance, particularly for rural systems.

5. Build a compliance checklist

• Create a written emergency response plan, housekeeping protocols, guest rules (quiet hours, parking, trash), and a guest information packet. Maintain records demonstrating compliance (photos of alarms/pool fences, inspection reports if requested, and a TOT remittance history).

6. Insurance and taxation

• Carry adequate liability and property insurance appropriate for STR use. Property taxes follow standard rules; sales/use taxes do not apply to transient lodging—TOT applies instead.

Required documents, permits, licenses, and guidelines

• Permits/approvals (confirm with County Planning):
  • Zoning confirmation or Use Determination letter for STR use.
  • Any discretionary approvals if county staff determines a permit is required (e.g., Conditional Use Permit) due to zoning or neighborhood constraints.
• Health and safety (state baseline):
  • Smoke and CO alarm installation and maintenance evidence (HSC §17926, §13113.2).
  • Pool/spa safety compliance if applicable (HSC §115920 et seq.).
  • Emergency contact and address posting; occupancy information and emergency instructions for guests.
• Business and tax:
  • Transient Occupancy Tax (TOT) registration/filing (confirm local procedures and any platform collection agreements).
  • Business license/tax certificate if Modoc County requires it.
• Operations:
  • Emergency response plan, housekeeping policies, and guest rules. Maintain documentation for inspections or audits.
• Recommended:
  • Written compliance file (permits, alarm receipts, pool safety documentation, insurance, TOT records).

Specific regulations: Cedarville, County, and State

• City-specific (Cedarville): No city-level STR ordinance or specific rules were identified in the provided County Housing Element document. Cedarville is in unincorporated Modoc County; county rules apply.
• County-level (Modoc): The Housing Element and associated references do not present an adopted STR ordinance, caps, permits, or ban for unincorporated areas. In the absence of specific STR rules, STRs operate under general residential zoning and standard state health, safety, and taxation requirements.
• State-level (California):
  • Health and Safety Code:
    • HSC §17926: Carbon monoxide alarm requirements in dwellings with fuel-burning appliances or attached garages.
    • HSC §13113.2: Smoke detector requirements and maintenance.
    • HSC §17920.10–17920.12 and related HAB sections: Deteriorated or substandard buildings—operators must avoid renting units that are substandard or unsafe.
  • HSC §115920 et seq.: Swimming pool and spa safety measures to prevent drowning (enclosures, alarms, self‑closing/latching devices).
  • Transient occupancy taxation (Revenue and Taxation Code): Lodging rented for fewer than 30 days generally requires TOT registration and remittance. Confirm procedures with the County.
  • Insurance: Property and liability coverage appropriate for STRs is prudent, although minimum coverage amounts are not specified in the document.
  • Local public health guidance: Follow any local health district directives regarding rural water systems, sewage, and food safety where applicable.

Operational notes from Modoc County’s market profile (for investor strategy)

• Housing stock and vacancy: The county has a high overall vacancy rate (2018: 30.5%), with many units used seasonally or for occasional use. Rental inventory outside of Alturas is limited; Cedarville has few apartments (6 units). This combination suggests investors can target leisure/second-home demand, but should expect a seasonal occupancy pattern and limited year‑round demand.
• Affordability and wages: Median gross rent in unincorporated Modoc rose from about $560 in 2010 to about $653 in 2015 and continues to increase. Incomes are relatively low; affordability thresholds are modest. Pricing must reflect local income constraints unless the property serves regional/out‑of‑area visitors.
• Tourism and access: Cedarville’s visitor base is tied to regional tourism and healthcare access via the local health district. Investors should plan for shoulder-season demand and clear, rural emergency access protocols.

Contact information (local authority)

• Modoc County Planning Department
  • Address: 203 West 4th Street, Alturas, CA 96101
  • Phone: (530) 233‑6406
  • Email: planning@co.modoc.ca.us
  • Purpose: Zoning verification, Use Determinations, and potential permitting guidance.
• Modoc County Sheriff’s Office (Non‑Emergency)
  • Phone: (530) 233‑4416
  • Purpose: Local law enforcement inquiries for STR safety/operations.
• Surprise Valley Health Care District
  • Location: Cedarville
  • Purpose: Health services and community infrastructure context that can influence guest safety planning and emergency response expectations.

Links to source pages (as provided)

• Modoc County Housing Element (2019–2024 Update) — County of Modoc, Planning Department: www.hcd.ca.gov/housing-elements/docs/modoc-county-6th-draft110320.pdf

Important notes for investors

• Verify current local rules. If Modoc County adopts STR‑specific regulations after your acquisition (caps, permits, safety standards, TOT procedures), comply with the new rules.
• Maintain a robust compliance file. For rural properties, consider enhanced fire safety measures, rural emergency access planning, and clear on‑site signage.
• Plan for seasonality. Align pricing and marketing with regional tourism and healthcare‑related travel patterns, and set conservative occupancy projections in winter months.