Overview: Are short‑term rentals allowed in Groveland, CA?

• Yes. Short‑term rentals are allowed in Groveland, which sits in unincorporated Tuolumne County. The County’s STR ordinance (Chapter 8.70) governs STRs in this market.
• Effective January 19, 2024, it is unlawful to maintain, operate, or advertise a short‑term rental in unincorporated Tuolumne County without a current Fire and Life Safety Inspection and a Transient Occupancy Tax (TOT) certificate.
• The ordinance covers lodging rented for one night to 30 days, including single‑family homes, secondary units, multifamily units, condos, townhouses, guesthouses, studios, cabins, tiny homes, bedrooms within a dwelling, yurts, and similar structures. All STRs must renew fire/life safety inspections every two years and maintain the standards summarized below.

How to start a short‑term rental business in this market

• Decide property type and eligibility (e.g., primary home, second home, ADU/guesthouse, or mixed‑use structure).
• Obtain a Transient Occupancy Tax (TOT) Certificate from Tuolumne County (does not expire; update if information changes). TOT returns are filed quarterly.
• Schedule and pass a Fire and Life Safety Inspection under Tuolumne County Fire Department (TCFD)/CAL FIRE requirements. The inspection is valid for two years and must be renewed to continue operating.
• Designate a Local Contact Person (available 24/7 by phone and able to be on‑site within 60 minutes). A professional property manager can serve as the contact if they meet the availability requirement.
• Ensure compliance with defensible space and vegetation management rules (PRC 4291 and Tuolumne County Hazardous Vegetation Ordinance 8.14).
• Submit the STR application and pay the application fee ($300 per county source). Use the County’s online portal to apply and schedule the inspection.
• Post required interior notices (local contact and emergency evacuation information).
• Register with any applicable HOAs (e.g., Pine Mountain Lake Association) and comply with their rules for STRs.
• Set up quarterly TOT remittance and maintain all operational standards (occupancy limits, parking, noise/quiet hours, liability insurance, and Good Neighbor Policy communication to guests).
• Consider engaging local vendors for cleaning, maintenance, and guest support to ensure quick turnarounds and a smooth guest experience.

Required documents, permits, licenses, and guidelines

• Transient Occupancy Tax (TOT) Certificate
  • Issued by Tuolumne County Tax Collector’s Office.
  • Required to use a property as an STR.
  • Does not need to be renewed; update if property or owner information changes.
  • TOT is remitted quarterly.
  • Contact: Tax Collector’s Office at (209) 533‑5544.
  • Source page: Tuolumne County TOT Certificate and Application Information.
• Fire and Life Safety Inspection (STR)
  • Mandatory for all STRs in unincorporated Tuolumne County.
  • Initial inspection requirement effective 1/19/2024; valid for two years and must be renewed.
  • Schedule via the Tuolumne County online STR application portal (homeowner/management company must submit the application at scheduling).
  • Cost: application fee $300 (credit card or check).
• STR Ordinance Chapter 8.70 compliance
  • Establishes penalties for operating or advertising an STR without a passing inspection.
  • Interior posting required for Local Contact Person and emergency evacuation information.
• Building/fire codes
  • Smoke alarms in each bedroom and at least one on every level (including basements and habitable attics).
  • Carbon monoxide alarms outside each bedroom on every level where fuel‑fired appliances or fireplaces exist.
  • One 5‑lb type 2‑A:10‑B:C fire extinguisher near the kitchen; additional extinguishers per level inspected annually by a certified professional.
  • Visible address identification consistent with Tuolumne County Ordinance Code 12.12.080.
• Defensible space and hazardous vegetation
  • Must comply with PRC 4291 (CAL FIRE) and County Hazardous Vegetation Ordinance 8.14.
  • Reference: Ready for Wildfire defensible space resources and County Ordinance Code.
• Operational documents and notices
  • Good Neighbor Policy to be shared with guests.
  • House manual with local contact details, Wi‑Fi, parking and noise rules, and emergency procedures.
  • Occupancy limit documentation and parking plan.

Specific regulations for short‑term rentals (City/County/State)

• County level (Tuolumne County): STRs are permitted subject to:
  • TOT certificate and quarterly remittance.
  • Fire and Life Safety Inspection with two‑year validity.
  • Interior posting of local contact and evacuation info.
  • Smoke alarm, carbon monoxide alarm, and fire extinguisher requirements.
  • Defensible space compliance (PRC 4291 and County Ordinance 8.14).
  • Visible address signage (County Code 12.12.080).
  • Noise/quiet hour expectations (commonly 10 PM–7 AM), occupancy limits tied to bedrooms, parking compliance, and adherence to Good Neighbor Policy.
• City level: Groveland itself has no separate municipal STR license; county rules govern operations in the unincorporated area.
• State level (California):
  • Municipal transient occupancy taxes exist statewide but vary by jurisdiction. In this market, county‑level TOT requirements apply.
  • Fire/life safety standards and building code requirements for residential occupancies apply. Hosts must ensure any alterations comply with California Building Code and related codes. The County’s fire inspection program enforces these standards locally.

Contact information (local authority)

• Tuolumne County Fire Department (Fire Prevention Division)
  • Phone: (209) 533‑5502 (for Fire Prevention Division)
  • General Department Phone: (209) 533‑5118
  • Email: fireprevention@co.tuolumne.ca.us
  • Department Address: 48 Yaney Avenue, Sonora, CA 95370
• Tuolumne County Tax Collector’s Office (TOT)
  • Phone: (209) 533‑5544
  • Apply/update TOT certificate online via the County’s TOT page.
• Online STR application and inspection scheduling
  • Use the County’s STR Application Portal.

Links to source pages

• Tuolumne County STR Ordinance Information (overview, requirements, application links): www.tuolumnecounty.ca.gov/1859/Short-Term-Rental-STR-Ordinance-Informat
• Short‑Term Rental Ordinance Chapter 8.70 (full ordinance text): www.tuolumnecounty.ca.gov/DocumentCenter/View/26375/Chapter-870-Inspection-of-Short-Term-Rentals?bidId=
• Transient Occupancy Tax (TOT) Certificate and Application (County Tax Collector’s page): www.tuolumnecounty.ca.gov/916/Transient-Occupancy-Tax
• Tuolumne County STR Application Portal (schedule fire inspections): tuolumnecountyca.portal.opengov.com/categories/1076/record-types/6673
• Tuolumne County Short‑Term Rental Fire & Life Safety Inspection Press Release: www.tuolumnecounty.ca.gov/DocumentCenter/View/26718/Short-Term-Rental-Fire-and-Life-Safety-Inspection---Press-Release-
• Tuolumne County Ordinance Code (e.g., address identification 12.12.080; hazardous vegetation 8.14): www.tuolumnecounty.ca.gov/165/Tuolumne-County-Ordinance-Code
• CAL FIRE Ready for Wildfire (defensible space and vegetation management resources): readyforwildfire.org/prepare-for-wildfire/defensible-space/

Notes and practical guidance for investors

• Occupancy limits, noise/quiet hours, and parking specifics should be confirmed directly with Tuolumne County Fire Prevention and the County’s STR ordinance text, as individual lots and associations may have additional requirements (e.g., Pine Mountain Lake Association rules).
• The inspection renewal cycle is every two years; plan ahead to avoid lapses.
• While some third‑party listings cite lower application fees, the County source confirms a $300 application fee.
• For properties in HOA‑governed areas (e.g., Pine Mountain Lake), ensure you obtain association approvals and comply with their STR rules in addition to county requirements.
• Build strong vendor relationships (cleaning, maintenance, landscaping, and wildfire mitigation) to meet defensible space standards and guest expectations.

This guide reflects county‑wide rules that apply to Groveland’s STR market and relies on official county sources and ordinance documentation.