Short-Term Rental Business Guide for Kings Beach, Placer County, California

Overview: STR Status in Kings Beach

Yes, short-term rentals are explicitly allowed in Kings Beach, California, which is governed by Placer County regulations. The County has implemented a comprehensive Short-Term Rental (STR) program that permits residential units to be rented for periods of one night to thirty days. However, the operation is subject to strict regulations, permits, and operational standards designed to preserve residential neighborhood character and address community concerns regarding nuisances caused by STR operations.

As of December 17, 2024, the Board of Supervisors approved amendments to the STR Ordinance that took effect on January 16, 2025. These amendments clarify that the 30-night minimum rental requirement begins once the STR cap of 3,900 is reached (excluding owner-occupied STRs) and allows multiple STRs per property under specific conditions.

Starting Your STR Business in Kings Beach

To establish a compliant short-term rental business in Kings Beach, you must follow a structured application process:

Step 1: Pre-Application Preparation

Before submitting your STR permit application, ensure you have completed all prerequisite requirements:

1. Obtain a Transient Occupancy Tax (TOT) Certificate - This is mandatory before applying for an STR permit
2. Complete fire inspections - Both interior Fire Life Safety and exterior Defensible Space inspections must be passed
3. Install bear-proof trash containment - Required for all STR properties
4. Designate a local contact person - Must live within 35 driving miles and be available 24/7

Step 2: Application Submission

• Submit your non-refundable STR permit application online at the designated portal
• Include all required documentation and proof of compliance
• Pay the application fee of $326.02

Step 3: Inspection Scheduling and Completion

• Schedule and complete required fire inspections through the appropriate fire district
• Ensure all interior safety equipment (smoke detectors, carbon monoxide detectors, fire extinguishers) meets code requirements
• Verify exterior defensible space compliance

Step 4: Permit Issuance and Operations

• Once approved, display required permits and postings
• Implement all operational standards and ongoing compliance requirements
• Renew your permit annually (30 days before expiration)

Required Documents, Permits, Licenses, and Guidelines

Essential Permits and Certificates

1. STR Permit

   • Application fee: $326.02 (non-refundable)
   • Valid for one year from issuance
   • Required for all non-owner-occupied STRs

2. Transient Occupancy Tax (TOT) Certificate

   • Must be obtained before STR permit application
   • Certificate number must be included in all advertising
   • Does not require renewal but must be kept current

3. Fire Life Safety Inspection

   • Interior inspection required for all new and renewal applications
   • Cost: $507.02 (non-refundable)
   • Valid for 3 years
   • Required equipment includes smoke alarms, carbon monoxide detectors, fire extinguishers, and phone service

4. Exterior Defensible Space Fire Inspection

   • Conducted by local fire district
   • Must be completed within the last year before application
   • Valid for 3 years
   • Required for all properties

5. Bear Bin/Bear-Proof Container

   • Photo documentation required showing front of house or house number
   • 0% interest loan program available up to $2,200 for installation

Documentation Requirements

1. Local Contact Person Information

   • Must live within 35 driving miles of the STR property
   • Available by phone 24 hours a day
   • Has access and authority to manage the property

2. Property Tax Documentation

   • Copy of property tax bill with homeowner exemption (if primary residence)
   • Secondary homes do not require homeowner exemption

3. Permitted Parking Documentation

   • On-site parking plan if applicable
   • County-approved off-site parking plan if on-site parking insufficient
   • Must be included in all advertisements

Specific Regulations for Kings Beach/Placer County

Operational Standards

Noise Regulations:

• Quiet hours: 9:00 PM to 8:00 AM Pacific Standard Time
• No amplified sound outside or audible from property line at any time
• Must comply with community noise equivalent levels (CNEL)

Fire Safety:

• No open fires, bonfires, or campfires permitted
• Gas/propane fireplaces and fire pits allowed if at least 10 feet from structures
• Charcoal grills strictly prohibited
• Grills cannot be placed beneath flammable structures and must be 10+ feet from buildings

Trash Management:

• Minimum service level of two trash containers per week
• All trash must be in bear-proof containers
• No accumulation of trash or debris outside the rental

Occupancy Limits:

• Nighttime occupancy: Two people per bedroom plus two additional people (maximum 12 guests, excluding children under 12)
• Daytime occupancy: 1.5 times nighttime limit
• Begins at 9:00 PM for nighttime limits

Parking Requirements:

• All vehicles must park on property
• Parking cannot encroach into roadway
• Must comply with snow area parking regulations
• Include parking information in all advertisements

Prohibited Activities:

• No weddings, corporate events, or large gatherings without special permits
• No subletting by guests
• No incidental camping (tents, decks, RVs)
• No fireworks without proper permits

Snow Removal:

• Required for STRs booked between December 1 and April 1
• Must be provided by owner, manager, or professional service

Property Restrictions

Maximum STR Units per Property:

• Only one STR unit per property permitted (including single-family and multi-family properties)
• Multiple STRs per property allowed only under specific conditions as of amendments effective January 16, 2025

Restricted Structures:

• STRs prohibited in affordability or deed-restricted properties (except workforce housing preservation program)
• STRs not allowed in structures not intended for residential occupancy
• Tiny homes and mobile/manufactured home units prohibited

Posting Requirements

Interior Postings:

• Placer County Good Neighbor Flyer posted at front door and each bedroom door
• Must include local contact information and operational standards

Exterior Postings:

• STR permit registration number displayed on wildlife-proof trash receptacle or front window/door
• Placer County STR Hotline number (530-448-8003) posted

Advertisement Requirements:

• Valid STR permit number
• Maximum daytime and nighttime occupancy
• All permitted parking locations and vehicle quantities
• Link to Good Neighbor Flyer

Penalties and Enforcement

Administrative Penalties

Operating Without a Permit:

• First penalty: $1,500 (30 days to comply)
• Second penalty: $3,000 (30 days to comply)
• Third penalty: $5,000 (30 days to comply)
• Cumulative penalties with potential nuisance abatement and judicial remedies

Operational Violations:

• General violations: $1,500, then $3,000, then $5,000 plus revocation hearing
• Parking, trash, and occupancy violations: $1,500, $3,000, $5,000 plus revocation hearing
• Three violations within 90 days triggers $1,500 citation regardless of compliance

Noise Violations:

• $1,500 for guest and/or property owner (1 hour to cure)
• $3,000 for each if violation continues for one additional hour
• $5,000 for each if not cured within three hours
• Three violations within 90 days triggers $1,500 citation regardless of compliance

Permit Revocation Triggers:

• False application statements
• Current violations or investigations
• Failure to comply with penalties
• Three citations within 24 months
• Delinquent payments to county
• Prior permit revocation
• Threats to public health/safety
• Failed fire inspections
• Absent/expired TOT certificate

Contact Information

STR Program Office:

• Email: [email protected]
• Phone: 530-581-6234
• Address: PO Box 1909, 775 North Lake Blvd., Tahoe City, CA 96145

STR Violations Hotline:

• 24/7 Hotline: 530-448-8003

Code Enforcement:

• Email: [email protected]

Fire Inspection Scheduling:

• Interior Fire Life Safety: [email protected]
• Exterior Defensible Space: Contact your local fire district

Fire Districts:

• North Tahoe Fire District (covers Kings Beach): Contact via their website
• Northstar and Olympic Valley: [email protected]
• Truckee Fire District: Visit truckeefire.org

Source Links

• Placer County STR Program
• STR Ordinance Fact Sheet
• STR Rules in Kings Beach
• Reliable Services Tahoe STR Blog