Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals are explicitly allowed in Mariposa County, California. However, they are subject to comprehensive regulation and require proper permitting through multiple county departments. Property owners must navigate specific health, safety, and planning requirements to legally operate vacation rentals or bed and breakfasts in this market.

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

Initial Steps and Assessment

Before beginning the application process, property owners must:

1. Verify Property Eligibility: Ensure your property meets zoning requirements and is located in an area that permits short-term rentals
2. Assess Infrastructure: Confirm septic system capacity and water quality meet county standards
3. Review Planning Area Regulations: Different areas within Mariposa County have varying standards for vacation rentals
4. Contact MPUD if Applicable: If your property is serviced by Mariposa Public Utility District (MPUD), contact them at 209-966-2515 regarding Ordinance #58, which may affect your ability to proceed

Planning Area Considerations

Mariposa County has different regulations based on location:

• Ag Exclusive Zone: Agricultural Homestay standards apply
• Coulterville and All Other Countywide Areas: General county standards
• Fish Camp Town Planning Area: Specific town planning standards
• Mariposa Town Specific Plan Planning Area: Town-specific requirements
• Wawona Town Planning Area: Specialized standards for this area

Required Documents, Permits, Licenses, and Guidelines

Essential Documentation

1. Septic System Requirements:

   • Septic tank inspection and pumping report (within last 3 years)
   • Inspection report from a Certified Septic Pumper
   • Flow test results on leachfield
   • Septic system design capacity documentation

2. Water Quality Documentation:

   • Drinking water analysis meeting Water Quality Monitoring Schedule requirements
   • Testing from a Certified Water Testing Laboratory
   • Current test results within required frequency periods

3. Planning and Permitting Documents:

   • TOT Property Characteristics Form (completed by Assessor's Office)
   • Site plan drawing
   • Building Department compliance verification
   • Fire and Safety inspection clearance

Required Permits and Licenses

1. Transient Occupancy Tax (TOT) Certificate: Required for all vacation rentals
2. Planning Department Approval: Based on specific planning area requirements
3. Environmental Health Clearance: For septic and water systems
4. Building Department Inspection: Ensuring code compliance
5. Fire Department Safety Clearance: Meeting fire code requirements

Application Checklists

The county provides specific checklists for each department:

• Building Department checklist
• Fire and Safety checklist
• Planning Department checklist
• Health Department checklists

Specific Regulations for Short-Term Rentals

Health and Environmental Requirements

Septic System Standards:

• Maximum occupancy determined by septic system design capacity
• Required inspection within 3 years of application
• Pumper's report certifying tank condition and leachfield flow test
• Exemptions for new systems (under 3 years) and properties on public sewer

Water Quality Standards:

• Mandatory drinking water analysis for properties on private wells
• Testing must meet Water Quality Monitoring Schedule frequencies
• Exemptions for properties connected to public water systems

Occupancy and Safety Regulations

Maximum Occupancy: Based on septic system capacity and building code requirements for legal bedrooms

Safety Requirements:

• Compliance with Ontario Building Code (for referenced standards)
• Fire code compliance and prevention measures
• Property standards maintenance
• Emergency contact information availability

Financial Obligations

Transient Occupancy Tax (TOT):

• Must be collected from guests
• Regular filing and remittance to county required
• TOT certificate must be maintained

Fees and Assessments:

• Environmental Health review fee: $99
• Various inspection fees
• Annual TOT certificate renewal

Operational Requirements

Record Keeping:

• Guest registration records
• TOT collection documentation
• Maintenance and inspection records

Compliance Monitoring:

• Annual self-inspection requirements
• Ongoing compliance with safety standards
• Response to complaints and violations

California State-Level Regulations

Since specific city regulations for Mariposa are limited, operators must also comply with California state requirements, including:

• State tax obligations
• California Environmental Quality Act (CEQA) compliance where applicable
• State building and fire codes
• Consumer protection regulations
• Fair housing laws

Contact Information for Local Authorities

Primary Contact - Environmental Health Department

Mariposa County Environmental Health

• Physical Address: 5100 Bullion Street, Mariposa, CA 95338
• Mailing Address: PO Box 5, Mariposa, CA 95338
• Phone: 209-966-2220
• Fax: 209-966-8248
• Email: eh@mariposacounty.org
• Hours: Monday - Friday, 8 am - 5 pm (Closed on County Holidays)

Planning Department

Contact through main county number for planning-related inquiries and specific planning area requirements.

Treasurer/Tax Collector (TOT)

For Transient Occupancy Tax matters, contact the county's Treasurer/Tax Collector office through the main county system.

Source Links and Additional Resources

Official County Resources

• Vacation Rentals Information: www.mariposacounty.org/1813/Vacation-Rentals
• Bed & Breakfast/Vacation Rental Applications: www.mariposacounty.org/716/BBVacation-Rental
• County Permitting System: mariposacountyca-energovweb.tylerhost.net/apps/selfservice#/home
• Fee Payment System: ca-mariposacounty2.civicplus.com/1247/Credit-Card-Payment-Information

Downloadable Forms and Documents

Available from the county website:

• General Information Packet (PDF)
• TOT Property Characteristics Form (PDF)
• Site Plan Drawing Guidelines (PDF)
• Building Department checklist (PDF)
• Fire and Safety checklist (PDF)
• Planning Department checklist (PDF)
• Health Department checklists (PDF)
• Certified Septic Pumpers list (PDF)
• Certified Water Testing Laboratories list (PDF)
• Water Quality Monitoring Schedule (PDF)

Investment and Market Considerations

Market Characteristics

Mariposa County offers strong investment potential for short-term rentals due to:

• Proximity to Yosemite National Park (45-minute drive)
• Historic downtown charm and attractions
• Small-town appeal with population of approximately 1,200
• Strategic location between San Francisco (140 miles) and Fresno (75 miles)
• Access to Sierra National Forest recreation opportunities

Competitive Landscape

The market shows positive growth indicators with 11 out of 12 months showing positive year-over-year revenue growth, suggesting a growing rather than saturated market for short-term rental investments.

Important Compliance Notes

Ongoing Obligations

• Maintain current septic and water system certifications
• File TOT returns regularly
• Respond to guest complaints and county inquiries
• Keep property in compliance with all safety codes
• Update permits and licenses as required

Enforcement and Penalties

• County has inspection authority
• Non-compliance can result in permit revocation
• Financial penalties for unpaid TOT
• Potential legal action for serious violations

This comprehensive regulatory framework ensures that short-term rental operations in Mariposa County maintain high standards for guest safety, environmental protection, and community compatibility while providing a clear pathway for legitimate business operations in this attractive tourist destination market.