Overview: Are Short-Term Rentals Allowed in Santa Rosa?

Explicit Answer: Yes, short-term rentals are allowed in Santa Rosa, CA, but with significant restrictions and requirements.

Santa Rosa permits short-term rentals (STRs) under a comprehensive regulatory framework established by the city's Short-Term Rentals Ordinance (Zoning Code Chapter 20-48). However, the city has implemented strict limitations, particularly on non-hosted rentals. As of the current regulations, Santa Rosa has moved toward a more restricted STR environment:

• Hosted Short-Term Rentals are permitted where the property owner lives on-site as their principal residence
• Non-Hosted Short-Term Rentals are no longer accepting new applications, with the city implementing an attrition system to reduce the total number of non-hosted permits over time
• All STRs require a permit, compliance with operating standards, and payment of applicable taxes

The city capped non-hosted STR permits at 182 units citywide, with no new applications being accepted. This restriction creates a limited supply of non-hosted opportunities while preserving hosted STR operations for residents who wish to supplement their income.

How to Start a Short-Term Rental Business in Santa Rosa

Step 1: Determine Eligibility

For Hosted STRs:

• You must live in the property as your principal residence (where you reside more than half the year)
• The property must be your primary dwelling
• You must be present during all guest stays

For Non-Hosted STRs:

• New applications are not being accepted
• Existing permits may be transferred under specific conditions (to spouse/domestic partner)
• The city is reducing the number through attrition

Step 2: Pre-Application Preparation

1. Verify Zoning Compliance

   • Confirm your property is in an allowed zoning district
   • Check HOA covenants, conditions, and restrictions (CC&Rs) for any additional prohibitions

2. Property Assessment

   • Ensure all bedrooms meet minimum requirements (70 sq ft for one occupant, 100 sq ft for two)
   • Verify emergency escape and rescue openings
   • Confirm address signage meets city requirements (minimum 4" height, legible, contrasting colors, visible from street, illuminated)

Step 3: Register for Taxes

Before applying for your STR permit, you must register for:

• Transient Occupancy Tax (TOT)
• Business Improvement Area (BIA) assessments

Process:

• Submit TOT registration form to the Revenue Division
• Revenue staff will automatically register your STR for BIA assessments as part of the TOT process

Step 4: Submit STR Permit Application

Application Timeline:

• Submit renewal applications no earlier than 60 days before expiration
• Applications accepted up to 30 days after permit expiration
• City sends courtesy reminder approximately 60 days prior to expiration

Review Process:

• Applications reviewed in order of submission
• Complete applications receive priority processing
• City staff will act on applications deemed complete first

Step 5: Obtain Business Tax Certificate

Starting January 2025, all STR operators must obtain a Business Tax Certificate in accordance with Ballot Measure EE.

How to Get Your Certificate:

• Call: (707) 606-0046
• Visit: SRCity.org/bt
• Apply online or in person

Required Documents, Permits, Licenses, and Guidelines

Core Requirements

1. Short-Term Rental Permit

   • Required for all STR operations
   • Valid for one year
   • Must be renewed annually

2. Transient Occupancy Tax (TOT) Registration

   • Mandatory before operating
   • Quarterly payment required
   • Register through Revenue Division

3. Business Tax Certificate

   • Required starting January 2025
   • Obtain from Business Tax Division

Application Documentation

For New STR Permits:

• Completed application form
• Proof of property ownership
• Site plan and floor plan
• Proof of liability insurance
• Local contact information
• Parking plan
• Safety equipment verification (smoke alarms, CO alarms, fire extinguishers)

For Hosted STR Permits Specifically:

• Two forms of principal residency proof (driver's license, pay stub, voter registration, vehicle registration, insurance bill, tax documents, or utility bill)
• Signed Hosted STR Applicant's Affidavit

For Renewal Applications:

• If no changes since last permit: Submit renewal affidavit
• If changes occurred: Submit full application with updated documentation

Compliance Documentation

Required Postings (within 6 feet of front door):

• Issued STR permit
• Copy of City Code Chapter 20-48
• City evacuation checklist
• Know Your Alerts flyer
• Know Your Ways out map

Required Safety Equipment:

• Fire extinguisher(s): One 5 lb. extinguisher per floor, mounted 3-5 feet off floor, serviced annually or purchased within last year
• Smoke alarms: In each sleeping room, outside sleeping areas, on each additional story
• Carbon monoxide alarms: Where fuel-fired appliances or attached garages exist
• Landline telephone or VoIP with battery backup

Specific Regulations for Short-Term Rentals

Occupancy Limits

Maximum Occupants:

• Based on bedroom count: Two people per bedroom plus two additional people per property
• Absolute maximum: 10 occupants (excluding children under 3)
• Daytime guests: May visit between 8 AM and 9 PM, limited to ½ the maximum number of overnight renters

Bedroom Requirements:

• Minimum 70 sq ft for one occupant, 100 sq ft for two occupants
• No dimension less than 7 feet
• Emergency escape and rescue opening required
• Operable windows meeting minimum egress requirements

Parking Requirements

Standard Requirements:

• One off-street parking space per bedroom
• Legal on-street parking may count toward minimum if available
• Garage/driveway must be available for renter use
• No parking in required front or street-side setbacks except on driveways
• No encroachment into roadway or obstruction of emergency access

Exceptions:

• Properties in CMU, SMU, MMU, and NMU zones are exempt from parking minimums

Zoning Districts

Hosted STRs: May operate anywhere in the city

Non-Hosted STRs: Permitted in the following districts (though no new applications accepted):

• Core Mixed Use (CMU)
• Station Mixed Use (SMU)
• Maker Mixed Use (MMU)
• Neighborhood Mixed Use (NMU)
• Rural Residential (RR)
• Single Family Dwelling (R-1)
• Residential Planned Development (PD) where not prohibited
• Medium Density Multi-Family Residential (R-2)
• Multi-Family Residential (R-3)
• Transit Village Residential (TV-R)
• Office Commercial (CO)
• Neighborhood Commercial (CN)
• Community Shopping Center (CSC)
• General Commercial (CG)
• Transit Village-Mixed (TVM)

Prohibited Housing Types

STRs are not permitted in:

• Income-restricted affordable housing
• Accessory Dwelling Units (ADUs) and Junior ADUs (JADUs)
• Student housing, dormitories, and single-room occupancy facilities
• Senior housing
• Transitional housing
• Temporary housing (RVs, travel trailers, tiny homes, yurts, tents, treehouses, vehicles)
• Areas not designed for human habitation (closets, laundry rooms, storage sheds)

Operational Standards

Noise Restrictions:

• Quiet hours: 9:00 PM to 8:00 AM
• No outdoor amplified sound allowed at any time
• Compliance with Municipal Code Chapter 17-16 NOISE required

Outdoor Burning:

• Non-Hosted STRs: Limited to natural gas or LP gas appliances (BBQs, grills, heaters, fire pits) using single 5-gallon LP cylinder or natural gas feed; must be 10+ feet from combustible vegetation and overhanging branches
• Hosted STRs: Must comply with Municipal Code Chapter 18-44 and California Fire Code
• No other outdoor burning permitted

Event Restrictions:

• Weddings, receptions, corporate events, and similar gatherings are prohibited

Contact Requirements:

• Owner, agent, or local contact must be available 24/7
• Must respond to complaints within 30 minutes
• Must correct problems within 45 minutes (in person if necessary)

Advertising Requirements

All advertisements must include:

• Maximum number of short-term renters
• Maximum number of daytime guests
• Number of dedicated off-street parking spaces
• Whether on-street parking is available
• Quiet hours notification (9 PM - 8 AM)
• Outdoor amplified sound prohibition
• STR permit number

Tax Obligations

Transient Occupancy Tax (TOT):

• Collected from guests on rentals less than 30 days
• Paid quarterly to Tax Collector
• Registration required before operating

Business Improvement Area (BIA) Assessment:

• Automatically registered with TOT
• Paid quarterly with TOT

Business Tax Certificate:

• Required starting January 2025
• Additional business license requirement

Enforcement and Penalties

Penalty Structure

Tiered System:

• Minor Violations: Lower fine amounts
• Major Violations: Higher fine amounts
• TOT/BIA violations and operating without a permit receive automatic fines (no warnings)

Progressive Enforcement:

• First Violation: Warning (except TOT/BIA violations and operating without permit)
• Second Violation: Monetary fines
• Third Violation: Permit revocation and permanent ineligibility for future STR permits on the property

Immediate Consequences:

• No warnings for TOT/BIA violations
• No warnings for operating without a permit
• Automatic fines for these violations

Inspection Rights

Properties must be made available for inspection by:

• Code enforcement personnel
• Building officials
• Police officers
• Fire personnel

Upon Request: At any time, without prior notice

Cap and Attrition System

Non-Hosted STR Limits:

• Current cap: 182 permits citywide
• No new applications accepted
• Cap reduces through attrition when permits are vacated, revoked, or properties are sold/transferred
• Existing permit holders can renew and transfer to spouse/domestic partner

Contact Information for Local Authority

Primary Contact

Santa Rosa Planning & Economic Development Department

• Address: 100 Santa Rosa Avenue, Room 3, Santa Rosa, CA 95404
• Phone: (707) 543-3200
• Website: srcity.org/3625/Short-Term-Vacation-Rentals

Business Hours:

• Phone Hours: Monday through Friday, 8:00 AM to 12:00 PM and 1:00 PM to 5:00 PM
• Counter Hours: Monday through Thursday, 8:00 AM to 4:00 PM, and Friday, 8:00 AM to 1:30 PM

Specialized Contacts

STR Permits and Applications:

• Email: [email protected]
• Application Portal: aca-prod.accela.com/SANTAROSA

TOT Registration and Payments:

• Email: [email protected]
• Website: srcity.org/TOT

Business Tax Certificate:

• Phone: (707) 606-0046
• Website: srcity.org/BT

Code Enforcement/Violations:

• Report Violations: srcity.org/3644/Maintain-Compliance-and-Report-Violation

General STR Information:

• Email: [email protected]

Online Resources

STR Permit Search Tool:

• Website: ws.srcity.org/PWMaps/PermitSearch.aspx?STR=1

Email Notifications:

• Signup: public.govdelivery.com/accounts/CASANTA/subscriber/new?topic_id=CASANTA_203

City Meetings and Agendas:

• Website: santa-rosa.legistar.com/Calendar.aspx

Source Links

1. Short-Term (Vacation) Rentals - City of Santa Rosa
2. Short-Term Rental Frequently Asked Questions
3. Short-Term Rental Requirements Document
4. Apply for or Renew a Short-Term Rental Permit
5. Maintain Compliance and Report Violations
6. Transient Occupancy Tax Information
7. Business Tax Certificate Information
8. Short-Term Rental Permit Search Tool
9. Santa Rosa Municipal Code Chapter 20-48

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Important Note for Investors: Santa Rosa's STR market is highly regulated with limited availability, particularly for non-hosted operations. The city's approach prioritizes preserving housing stock for residents while allowing hosted STRs as a supplemental income source for primary residents. New investors should carefully consider these restrictions and the attrition-based approach to non-hosted permits when evaluating potential opportunities in this market.