Overview and Allowability

Short-term rentals are allowed in North Highlands, which is located in unincorporated Sacramento County. STRs are permitted on an accessory basis for stays of 29 days or less, subject to a Short-Term Rental Permit (STRP), a Business License, and Transient Occupancy Tax (TOT) registration through Sacramento County’s designated portal (RentalScape). STR use must remain secondary to the property owner’s or long-term renter’s full-time occupancy; it may not become the primary use.

ADUs may be used for STRs only if legally permitted before January 1, 2020; ADUs permitted on or after that date cannot be used for STRs.

Source: planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx

How to Start a Short-Term Rental in This Market

1. Confirm eligibility

   • The property must be in unincorporated Sacramento County (North Highlands). Incorporated cities may have different rules—confirm your address status before proceeding.
   • The property owner or long-term renter must live on-site at least six months per year.
   • The STR must remain an accessory use; rentals may not exceed 29 consecutive days.

2. Prepare your application via RentalScape

   • Apply online at sacramento-ca-str.deckard.com/.
   • Application steps include providing property details, owner/occupant verification, intended occupancy, and uploading required documents (see “Required Documents” below).
   • Complete Business License and TOT registration during the same process.

3. Pay fees

   • Total non-refundable application fee: $452.66 (covers both the STR Permit and the Business License). TOT registration itself has no fee.

4. Receive approval and comply

   • Once approved, operate strictly within permit conditions (see “Specific Regulations”).
   • Use only approved booking channels and ensure TOT remittance.
   • Renew STR permits and Business License via RentalScape; the County does not accept in-person, mail, fax, or email applications for STRs.

Note on older permits: Any STR permits approved prior to February 2, 2023 that included occupancy restrictions applied only to adults 18+; minors were not counted in guest occupancy limits.

Source: planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx

Required Documents, Permits, Licenses, and Guidelines

• Short-Term Rental Permit (STRP)
  • Proof of ownership or long-term lease.
  • Proof that the applicant (owner or long-term renter) occupies the property ≥ six months/year (e.g., driver’s license, lease, utility bills, or other residence verification).
  • Property details: parcel number/APN, address, unit type, floor plan or occupancy info, ADU status and permit date (for ADU eligibility).
  • ADU eligibility note: ADUs permitted after 1/1/2020 are ineligible for STR use.
• Business License
  • Issued via RentalScape as part of the STR application.
• Transient Occupancy Tax (TOT) Registration
  • Completed via RentalScape; no separate fee. Requires collecting and remitting TOT on all bookings.
• Permitting references
  • Zoning Code Section 3.9.3.AA (page 3-136) and Section 6.5.6 (page 6-58) set standards and findings for STRs.
  • STR Permit FAQ Handout (v6.1) provides eligibility and compliance details.

Sources:

• planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx
• /applicants/Documents/Short_Term_Rentals_Handout_v6.1.pdf (handout referenced in the County page)
• /LandUseRegulationDocuments/Documents/Zoning-Code/SZC_Chapter3.pdf (Section 3.9.3.AA)
• /LandUseRegulationDocuments/Documents/Zoning-Code/SZC_Chapter6.pdf (Section 6.5.6)

Specific Regulations in This City/County/State

• Accessory use requirement
  • STR must remain accessory to full-time occupancy; not a standalone commercial lodging operation.
• Occupancy and stay limits
  • Maximum stay: 29 consecutive days or less.
  • Guest occupancy caps (where applicable) apply only to adults 18+; minors are not counted.
• ADU restriction
  • ADUs permitted after January 1, 2020 cannot be used as STRs.
• Permitting and taxation
  • STR Permit + Business License required; TOT registration required for tax collection/remittance.
• Application and renewals
  • All applications and renewals must be submitted via RentalScape. The County does not accept in-person, mail, fax, or email STR applications.
• Fees
  • $452.66 total fee (non-refundable), covering STRP and Business License; TOT registration has no fee.
• Zoning compliance
  • Operate in compliance with Sacramento County Zoning Code Section 3.9.3.AA and Section 6.5.6.
• State context
  • TOT is a standard California transient occupancy tax that jurisdictions impose on short-term lodging; County implementation here requires registration and remittance through RentalScape.
• Enforcement
  • County code enforcement is active for illegal STR operations; ensure compliance with all permit conditions to avoid penalties.

Sources:

• planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx
• /applicants/Documents/Short_Term_Rentals_Handout_v6.1.pdf

Contact Information

• Planning and Environmental Review (PER) – Sacramento County
  • Email: sacplan@saccounty.gov
  • Website: planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx
• RentalScape STR Portal
  • sacramento-ca-str.deckard.com/
• General County Contacts
  • Website: www.saccounty.gov
  • Contact Us: www.saccounty.gov/content/sacramento/us/en/Contact-Us.html

Links to Source Pages

• STR Permits (Sacramento County PER): planning.saccounty.net/applicants/Pages/Short-Term-Rental-Permits.aspx
• STR Permit FAQ Handout (v6.1): /applicants/Documents/Short_Term_Rentals_Handout_v6.1.pdf
• Zoning Code Chapter 3 (Section 3.9.3.AA): /LandUseRegulationDocuments/Documents/Zoning-Code/SZC_Chapter3.pdf
• Zoning Code Chapter 6 (Section 6.5.6): /LandUseRegulationDocuments/Documents/Zoning-Code/SZC_Chapter6.pdf
• RentalScape (STR application portal): sacramento-ca-str.deckard.com/
• Sacramento County (main site): www.saccounty.gov

Practical Notes for Investors

• Verify your property’s unincorporated status; incorporated neighboring cities may have stricter or different rules.
• Confirm ADU permit dates; post-2020 ADUs cannot be used for STRs in Sacramento County.
• Maintain clear records of owner/occupancy verification and TOT remittance.
• Monitor permit conditions and occupancy caps (adults only) to stay compliant.
• Plan for nonrefundable application fees and annual renewals via RentalScape.
• Consider HOA bylaws; HOA opposition can be a factor in discretionary decisions even if County approval is obtained.

This guide reflects Sacramento County’s unincorporated area standards applicable to North Highlands and relies exclusively on the provided sources above.