Overview: Are STRs Allowed in North Hills, CA?

Short-term rentals (STRs) are allowed in North Hills, CA, but only within the framework of Los Angeles County’s STR ordinance for unincorporated areas. North Hills is an unincorporated neighborhood in the San Fernando Valley, so county rules apply—not city of Los Angeles regulations. Under L.A. County’s ordinance, STRs are defined as rentals of 30 consecutive days or less, and the unit must be the host’s primary residence. New regulations took effect in September 2024 and require registration, fees, and compliance with occupancy, operation, and tax rules.

Market Snapshot

• Locale: North Hills (San Fernando Valley), unincorporated Los Angeles County.
• Governing framework: L.A. County STR ordinance (unincorporated areas).
• Current rules: Registration required with the L.A. County Treasurer and Tax Collector (TTC); primary residence requirement; occupancy caps; per-night fee to fund enforcement; and Transient Occupancy Tax (TOT) obligations.

How to Start a Short-Term Rental Business in North Hills

1. Confirm eligibility
   • Confirm the property will be your primary residence.
   • Ensure the property is not prohibited (e.g., ADUs, rent-stabilized units, income-restricted housing, or buildings removed from the rental market via the Ellis Act in the past seven years).
2. Register the STR
   • Register annually with the L.A. County Treasurer and Tax Collector.
   • Pay the registration fee (currently $914).
   • Provide contact details for you or a designated responsible person who must be reachable by phone at all times.
3. Set up tax compliance
   • Apply for a Transient Occupancy Tax (TOT) Registration Certificate with the County TTC.
   • Collect TOT from guests and remit to the County TTC on schedule.
4. Operational planning
   • Decide whether your model will be hosted (you are present) or unhosted (you are absent).
   • Implement occupancy limits (max 12 guests; no more than two per bedroom plus two others).
   • Adopt anti-nuisance practices (quiet hours, guest behavior rules).
5. Listing and platform compliance
   • Include the valid county STR registration number on all listings.
   • Use hosting platforms that comply with county rules.

Required Documents, Permits, Licenses, and Guidelines

• County STR Registration (annual)
  • Issued by: L.A. County Treasurer and Tax Collector (TTC).
  • Requirements: Proof of primary residence, property ownership/occupancy documentation, contact info for a responsible person.
  • Fee: $914.
• Transient Occupancy Tax (TOT) Registration Certificate
  • Issued by: L.A. County Treasurer and Tax Collector (TTC).
  • Use: Required for collecting and remitting TOT.
• Operational guidelines
  • Occupancy cap: 12 guests maximum; no more than two per bedroom plus two additional guests.
  • Stay types:
    • Hosted stays: Host present; limited to 90 nights/year; minimum 2-night booking.
    • Unhosted stays: Host absent; minimum 1-night booking; 90-night cap may apply depending on implementation details (see ordinance guidance).
  • Commercial events and large parties prohibited.
  • Availability: Host or designated responsible person must be reachable by phone at all times.
• Per-night fee
  • Pay a fee per rented night; revenue funds enforcement.
• Listing requirements
  • Platforms must display the valid county STR registration number; platforms face fines if they don’t comply.

Specific Regulations: County, City (if relevant), and State

Los Angeles County STR Ordinance (Unincorporated Areas)

• Definition: Rental of 30 consecutive days or less; must be host’s primary residence.
• Registration: Annual with the County TTC; $914 fee.
• TOT: Hosts must register for TOT and remit taxes; platforms do not collect TOT on behalf of hosts for unincorporated county listings.
• Occupancy limits: 12 guests total; no more than two per bedroom, plus two additional guests.
• Stay types and duration:
  • Hosted: 90 days per calendar year; minimum 2-night booking.
  • Unhosted: Minimum 1-night booking; confirm local restrictions on unhosted duration (ordinance notes the 90-day cap may apply—verify enforcement specifics).
• Prohibited properties:
  • Accessory Dwelling Units (ADUs) cannot be used as STRs.
  • Units subject to rent stabilization or income restrictions.
  • Buildings removed from the rental market via the Ellis Act within the past seven years.
• Penalties:
  • Hosts: Up to $2,000 per day, or two times the average nightly rate (whichever is greater).
  • Platforms: Up to $1,000 per day per violation if they list unregistered units or fail to display registration numbers.
• Enforcement: County uses administrative citation and enforcement mechanisms; violations can lead to registration suspension or revocation.
• Coastal review: Some coastal areas require California Coastal Commission review before rules take effect.

City of Los Angeles (Informational Context for Nearby Operators)

The City of Los Angeles operates under separate ordinances (Home-Sharing and Vacation Rentals). While these rules do not apply to North Hills, they may be relevant for cross-border property ownership or portfolio strategy:

• Home-Sharing Ordinance: Allows short-term rentals of a primary residence with strict registration, caps, and operational standards.
• Vacation Rentals (VRO): Permits a limited number of non-primary residence STRs subject to:
  • Citywide cap: 14,740 permits (approximately 1% of housing stock).
  • Community plan area caps: 1% of housing units per area.
  • Building limits:
    • Type 1 (≤4 units): One unit may be a VR; 250-foot distancing from other VRs on same block face.
    • Type 2 (>4 units): Up to 5% of units, or 10 units (whichever is less).
  • Permit eligibility: Only individual owners (not renters); one permit per person/entity; owner occupancy required occasionally.
  • Prohibitions: RSO units, income-restricted units, ADUs, Ellis Act properties (7-year ban).
  • Operational standards: 90 days per year max; per-night enforcement fee; platform obligations (registration number display); fines for hosts and platforms.
  • Contact: City of Los Angeles Department of City Planning (Patrick Whalen; phone 213-978-1370; email patrick.whalen@lacity.org).
• Note: North Hills falls under County jurisdiction—use the County rules above.

California State-Level Requirements

• Registration and business licenses: California does not mandate a specific state-level STR license; local registration (County) is required.
• Transient Occupancy Taxes (TOT): Also called “lodging tax,” typically collected by local jurisdictions. Hosts collect and remit TOT; in Los Angeles County (unincorporated areas), platforms do not collect TOT for hosts.
• Coastal Commission: If the property is in the coastal zone, coastal review may be required for new STR rules or changes. Consult the California Coastal Commission as needed.

Tax Obligations (TOT) for Los Angeles County

• Requirement: Hosts must obtain a TOT Registration Certificate and collect TOT from guests.
• Platform role: For unincorporated County listings, platforms such as Airbnb and Vrbo do not collect TOT; hosts are responsible for compliance.
• Rates and filing: Rates and filing cadence vary; consult the County TTC for current TOT rates, certificate issuance, and remittance schedules.

Enforcement, Penalties, and Risk Management

• County-level enforcement: Administrative Citation Enforcement (ACE) program issues citations and fines for ordinance violations.
• Penalties:
  • Hosts: Up to $2,000 per day or two times the average nightly rate (whichever is greater).
  • Platforms: Up to $1,000 per day for each violation (e.g., unregistered listings or missing registration numbers).
• Compliance practices:
  • Display the county registration number on all listings.
  • Ensure a responsible contact is reachable 24/7.
  • Keep detailed records of bookings, TOT collections, and remittances.
  • Implement guest screening, quiet hours, and occupancy tracking to avoid nuisance violations.

Contact Information (Local Authority in Charge of STRs)

• L.A. County Treasurer and Tax Collector (STR Registration and TOT)
  • Phone: General info available via County offices; see county website.
  • Website: ttc.lacounty.gov
  • Key topics: STR registration, TOT registration certificate, TOT compliance resources.
• Los Angeles County (Ordinance and STR Enforcement)
  • Board of Supervisors’ ordinances: See county ordinance materials and related references (e.g., California Coastal Commission materials).
  • County hotline/programs: Administrative citation information may be available through county enforcement portals.
• City of Los Angeles (Neighboring Jurisdiction Context—Not North Hills)
  • Department of City Planning (Patrick Whalen)
  • Phone: 213-978-1370
  • Email: patrick.whalen@lacity.org

Source Links

• County STR overview and ordinance reference: Avalara MyLodgeTax article (L.A. County STR ordinance details and registration requirements).
  • www.avalara.com/mylodgetax/en/blog/2024/03/la-county-catching-up-with-neighbors-on-short-term-rental-rules.html
• City of Los Angeles Vacation Rentals Ordinance (Initial Study; background for neighboring jurisdiction—not North Hills).
  • cityclerk.lacity.org/onlinedocs/2018/18-1246_misc_xxx_10-27-20.pdf
• County lodging tax information (TOT).
  • ttc.lacounty.gov/tot/
• L.A. County Short-Term Rental Regulations (official ordinance document—referenced in county materials).
  • file.lacounty.gov/SDSInter/bos/supdocs/189585.pdf
• California Coastal Commission ruling implications for vacation rentals (context for coastal zones).
  • mylodgetax.en/blog/2022/03/california-coastal-commission-rulings-have-big-impact-on-vacation-rentals.html
• Los Angeles STR reporting and context on active listings (Granicus data reference).
  • www.kcrw.com/news/shows/kcrw-features/short-term-rental-airbnb
• City of Los Angeles police permit requirement for STRs (newer regulation for city—not North Hills).
  • mylodgetax.en/blog/2023/12/los-angeles-short-term-rental-operators-must-get-police-permits-under-new-law.html

Practical Notes for STR Investors in North Hills

• Treat the County’s registration and TOT registration as foundational compliance steps before listing.
• Model hosted vs. unhosted revenue carefully given the 90-day cap and minimum booking requirements.
• Use property management or local compliance services to monitor rule changes and enforcement updates.
• For mixed portfolios spanning unincorporated County and city jurisdictions, maintain separate compliance processes to avoid cross-jurisdictional penalties.

This guide is for informational purposes only and does not constitute legal or tax advice. Regulations and tax rates change frequently—confirm all requirements with the relevant authorities before operating.