Overview: Are Short-Term Rentals Allowed?

Yes, short-term rentals are allowed in Sierra County, California, but with significant regulatory requirements. Sierra County has implemented a comprehensive permitting system for short-term rentals (STRs), defined as residential units rented for 30 days or less. The county adopted its first STR ordinance on October 18, 2022, with amendments approved on November 5, 2024, effective December 5, 2024. This ordinance is codified in Sierra County Code Title 15-Zoning, Chapter 10-Specific Land Use Requirements and Standards, Section 60-Short-Term Rentals (SCC §15.10.060).

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

Step 1: Property Eligibility Assessment

Before proceeding, verify that your property meets the following criteria:

• Zoning Compliance: Your property must be located in one of the permitted zoning districts:

  • Residential One Family Districts (R1)
  • Commercial Residential (CR)
  • Community Commercial (CC)
  • Neighborhood Commercial (CN)
  • Agricultural District (A-1)
  • General Forest (GF)

• Ownership Timeline: Properties purchased after January 1, 2023 must be owned for a minimum of one year before becoming eligible for STR permits

• Structure Type: Only legally established single-family residences or permitted Group R-3 occupancies qualify

Step 2: Permit Application Process

1. Complete Application: Submit the STR administrative use permit application to the County Planning Department
2. Pay Fees: Submit required fees (see fee schedule below)
3. Site Inspection: Allow county officials to inspect the property
4. Compliance Verification: Ensure all requirements are met
5. Permit Issuance: Receive your 3-year STR permit upon approval

Required Documents, Permits, Licenses, and Guidelines

Essential Permits and Licenses

Administrative Use Permit: Required before advertising, offering, maintaining, operating, or using a property as a short-term rental

Transient Occupancy Tax (TOT) Registration: Must provide valid TOT certificate/letter from County Treasurer-Tax Collector confirming registration and good standing

Required Documentation

Property Owner Information:

• Property owner authorization (if using agent)
• Name, contact information, assessor's parcel number
• Physical/mailing address and phone number
• Evidence of ownership timeline (minimum one year if purchased after Jan 1, 2023)

Local Contact Person Designation:

• 24/7 availability required
• Must respond to property within 30 minutes
• Contact information (name, address, phone, email)

Property Details:

• Primary residential unit designation (if multiple structures)
• Number of compliant bedrooms (minimum 70 square feet per room)
• Maximum occupancy calculation (maximum 10 persons)
• On-site wastewater disposal system verification

Site Plans and Floor Plans:

• Property site plan drawn to scale showing all structures, parking areas, waste receptacles, propane tanks, generators, exterior lighting
• Interior floor plans showing bedrooms, bathrooms, kitchens, exits, fire extinguishers, smoke/carbon monoxide alarms
• Parking plan demonstrating sufficient off-street spaces

Compliance Documentation:

• Current property tax payment verification
• Business Property Statement submission evidence
• TOT registration certificate
• Insurance documentation (recommended)

Safety Equipment Requirements

Fire Safety:

• Minimum three 5-pound charged fire extinguishers (one next to each outside exit, one in kitchen)
• Operable smoke detectors in every bedroom and on every level
• Carbon monoxide detectors as required by California Building Code
• 100-foot exterior hoses with on-off nozzles

Emergency Preparedness:

• Working telephone installation with posted emergency numbers
• Everbridge Emergency Notification System enrollment
• Defensible space compliance per CalFire requirements
• Visible property address signage

Specific Regulations for Short-Term Rentals

Zoning and Location Restrictions

• Permitted Districts: R1, CR, CC, CN, A-1, GF zones only
• Commercial Zone Limitations: STRs in CR, CN, and CC districts must be within existing structures with valid commercial operations; residential use cannot become primary; limited to upper floors or rear of one-story structures
• Single Unit per Parcel: Only one STR allowed per legally created parcel
• Prohibited Structures: ADUs, guest houses, caretaker quarters, tiny houses, RVs, tents, yurts, boats, storage sheds, barns, studios, cargo containers

Occupancy and Parking Standards

Maximum Occupancy:

• Based on number of compliant bedrooms (2 persons per bedroom)
• Absolute maximum of 10 persons
• Case-by-case increases possible with Planning Director approval

Parking Requirements:

• Off-street parking only
• 1 space for 1-4 occupants
• 2 spaces for 5-6 occupants
• 3 spaces for 7-10 occupants
• Alternative parking plans may be approved if insufficient on-site parking exists

Operational Standards

Quiet Hours: 10:00 PM to 7:00 AM daily - all exterior noise prohibited

Local Contact Requirements: 24/7 availability, 30-minute response time, authority to manage property and address emergencies

Exterior Lighting: Must "light the site, not the night" - downward directed, no glare to adjacent properties

Pet Restrictions: Traditional domestic pets only (dogs, cats, birds); must be under control; no agricultural, exotic, or wild animals

Fire Safety and Outdoor Restrictions

Prohibited Fire Sources: No wood-burning fire pits, charcoal grills, tiki torches, or open flame devices

Permitted Outdoor Equipment: Propane/LPG grills and fire pits only (20-pound tanks or smaller)

Fire Extinguishers: Three 5-pound charged units required as specified above

Waste Management and Environmental Compliance

Solid Waste: Proper disposal per Chapter 8.05 SCC; weekly emptying required; bear-proof containers mandatory

Sewage System: Occupancy cannot exceed system capacity; guests must receive proper disposal guidance

Water Systems: Non-regulated systems require posting notices or testing; regulated systems need consumer confidence reports available to guests

Prohibited Activities

Events and Gatherings: No receptions, weddings, retreats, or similar special events

Incidental Camping: No tents, RVs, or overnight camping on exterior grounds

Subletting: Prohibited - guests cannot bypass permit requirements

Vehicle Maintenance: No vehicle or equipment repair by occupants

Fireworks and Firearms: Strict prohibition including pellet guns, BB guns, and bows

Property Tax and Business Compliance

• Current Property Taxes: Required for permit issuance; non-payment causes suspension/revocation
• Business Property Statement: Annual submission to County Assessor required
• TOT Compliance: Ongoing compliance with transient occupancy tax requirements mandatory

Permit Term and Transferability

• Validity: 3-year terms expiring December 31st of third year
• Renewal: Requires new application and fees; may include updated conditions
• Non-Transferable: Permits void upon property transfer; new owner must reapply after one-year ownership requirement

Penalties and Enforcement

Violation Penalties

Monetary Fines:

• First violation: $1,500
• Second violation: $3,000
• Third and subsequent violations: $5,000

Additional Consequences:

• Misdemeanor prosecution possible (up to 6 months imprisonment)
• Permit suspension or revocation
• Required correction of violations before further occupancy

Appeal Process

Appeals follow procedures in SCC 20.05.130 (General procedures for land use appeal hearings)

Contact Information for Local Authority

Primary Contact: Sierra County Planning Department

Planning Director: Brandon Pangman
Email: planning@sierracounty.ca.gov

Staff Contacts:

• Corri Jimenez, Planner III: cjimenez@sierracounty.ca.gov
• Ashley Powell, Planner II: apowell@sierracounty.ca.gov

Physical Address:
101 Courthouse Square
P.O. Box 530
Downieville, CA 95936

Phone: (530) 289-3251
Fax: (530) 289-2828

Hours:
Monday - Friday: 8:00 AM - 5:00 PM
Closed: Noon - 1:00 PM

Application Submission

Mailing Address:
P.O. Box 98
Downieville, CA 95936

Electronic Applications: Available through county website

County Administrative Office

Sierra County Courthouse
100 Courthouse Square #200
Downieville, CA 95936
Phone: (530) 289-3698

City of Loyalton (Exempt Jurisdiction)

For properties within City of Loyalton (excluded from county STR ordinance):
City Hall: (530) 993-6750

Source Links

Primary Regulatory Documents

• Sierra County STR Ordinance 1131
• Sierra County Code §15.10.060 - Short-term rentals
• Sierra County Planning Department STR Page

Application Forms and Resources

• STR Permit Application Form
• Electronic STR Permit Application Portal
• Good Neighbor Policy
• Fire Safety in Sierra County

Supporting Information

• Visitor Emergency Information
• Everbridge and ZoneHaven Enrollment Guide
• Sierra County Resource Guide
• Planning Department Contact Directory

News and Updates

• Sierra County Places New Restrictions on Short-Term Rentals

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Important Note: This guide reflects regulations current as of the latest amendments to Sierra County's STR ordinance (December 2024). Investors should verify current requirements with the Planning Department before making investment decisions, as local regulations may change. The county indicates this ordinance is considered a "living document" subject to ongoing revisions.