Fresno County, California Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Fresno County, California?

Short-term rentals, such as those listed on Airbnb and VRBO, have become increasingly popular in Fresno County, California. However, hosts looking to start a short-term rental business need to be aware of the specific regulations and permitting requirements.

Starting a Short-Term Rental Business in Fresno County

To legally operate a short-term rental in unincorporated areas of Fresno County, hosts must obtain a Short-Term Rental (STR) Permit before renting out their property. The STR permit holder must be the property owner and is responsible for collecting and remitting a 12% Transient Occupancy Tax (TOT) and 2% Tourism Business Improvement District Tax (TBID) to the county, unless renting for less than 31 days per year.

The STR permit expires annually and must be renewed for a $25 fee. Hosts are also required to prevent nuisance activities like noise and parties at their rental property. Zoning regulations dictate where STRs can operate, with permits potentially limited in some residential areas.

Anecdotally, some Fresno County residents have complained about the proliferation of short-term rentals in their neighborhoods. One Clovis resident noted that within a half-mile radius, at least 16 homes had been converted to Airbnbs in the past 2 years. This mirrors trends in other California cities like Joshua Tree, where 25% of available housing has been turned into short-term rentals, making it difficult for long-term residents to find affordable places to live.

Despite these concerns, demand for short-term rentals remains high in the Fresno area, especially near attractions like Yosemite National Park. One prospective host shared plans to purchase a 15-acre property in Oakhurst to use as a short-term rental, with the income helping to pay off the mortgage. However, they expressed reservations after reading about guest issues in Airbnb forums.

Experienced hosts recommend setting competitive rates, thoroughly vetting guests, using professional photos in listings, and avoiding too many personal items in the rental to make it feel neutral for a variety of guests. With the right approach and attention to regulations, short-term rentals can provide a steady income stream for Fresno County property owners.

Short-Term Rental Licensing Requirements in Fresno County

To apply for a Short-Term Rental permit in unincorporated Fresno County, hosts need to submit the following to the Public Works and Planning Department:

• Completed STR Permit Application
• Proof of property ownership
• Site plan showing parking and fire safety information
• $25 application fee plus $25 permit fee ($50 total)

The approval process typically takes 2-4 weeks. Once issued, the STR permit is valid for one year and must be renewed annually for a $25 fee.

Operating a short-term rental without the required permit can result in fines starting at $100 for the first violation, $200 for the second, and $500 for the third, with each day considered a separate violation. Repeat offenders may have their STR permit revoked.

Applications can be submitted in person at the Fresno County Public Works and Planning office or mailed to:

Fresno County Public Works and Planning
Development Services Division
2220 Tulare Street, 6th Floor
Fresno, CA 93721

Required Documents for Fresno County Short-Term Rentals

To legally operate a short-term rental in the unincorporated areas of Fresno County, California, property owners must obtain the following documents:

1. Business License Application: This form must be completed and submitted to the Fresno County Tax Collector's Office to obtain a business license for operating a short-term rental. The application requires details about the business owner and the rental property.
2. Zoning Clearance: Before applying for a business license, property owners must confirm that their chosen location is zoned for short-term rental use. This can be done by contacting the Fresno County Zoning & Enforcement department via email (ZoningEnforcement2@fresnocountyca.gov) or phone (559-600-4550).
3. Land Use Application: This application is required for any land use changes, including the establishment of a short-term rental. The form must be submitted to the Fresno County Development Services Division.
4. Operational Statement Checklist: Property owners must complete this checklist to provide details about their short-term rental operation, such as the number of rooms, maximum occupancy, and parking arrangements. The completed checklist must be submitted along with the Land Use Application.
5. Plot Plan: A detailed plot plan of the rental property must be submitted with the Land Use Application. The plan should show the location of buildings, parking areas, and other relevant features.
6. Proof of Ownership: Property owners must provide documentation proving their ownership of the rental property, such as a deed or title. This is typically submitted with the Business License Application.

To determine if a property is located in the unincorporated areas of Fresno County and subject to these requirements, owners can use the Assessor Assessed Value Lookup Tool to find their Tax Rate Area (TRA). Properties with a TRA higher than 015-XXX are considered part of the unincorporated areas.

It is important to note that these requirements are specific to short-term rentals in the unincorporated areas of Fresno County. Properties located within the city limits of Fresno or other incorporated cities may be subject to different regulations and requirements.

Fresno County, California Short-Term Rental Taxes

Short-term rental owners in Fresno County, California are responsible for collecting and remitting certain taxes related to their rental business. The two main taxes that apply are:

Transient Occupancy Tax (TOT): This tax is charged at a rate of 12% on the rent paid by guests for stays of 30 consecutive days or less. The short-term rental permit holder is responsible for collecting the TOT from guests and remitting it to the City of Fresno.

Tourism Business Improvement District Tax (TBID): In addition to the TOT, a 2% TBID tax also applies to short-term rentals in Fresno County. This tax is used to fund tourism promotion efforts. Like the TOT, the TBID tax must be collected by the rental owner and paid to the city.

It's important to note that if a short-term rental property owner rents their space for less than 31 days total in a year, they are not liable for paying the TOT. However, for rentals exceeding this threshold, both the 12% TOT and 2% TBID taxes apply and must be properly collected and remitted.

Potential Tax Deductions for Short-Term Rentals

While short-term rental owners are responsible for collecting certain taxes, they may also be eligible for various tax deductions that can help offset their tax liability. Some potential deductions include:

1. Mortgage interest
2. Property taxes
3. Rental property depreciation
4. Repairs and maintenance costs
5. Utilities
6. Insurance premiums
7. Cleaning and property management fees
8. Supplies for guests
9. Advertising and marketing expenses

Short-term rental owners should carefully track all eligible expenses and consult with a tax professional to ensure they are claiming all deductions they are entitled to. By strategically utilizing these deductions, rental owners can minimize their overall tax burden and improve the profitability of their rental business.

California Wide Short-Term Rental Rules

In addition to the specific regulations for short-term rentals in Fresno County and the City of Fresno, there are also some state-wide laws and requirements in California that hosts should be aware of:

1. Business License: In many cities and counties across California, including Fresno, short-term rental owners are required to obtain a business license to legally operate. This is separate from any specific short-term rental permits that may be required.
2. TOT (Transient Occupancy Tax): Most cities and counties in California impose a TOT on short-term rentals, which is a tax paid by guests. As the host, you are responsible for collecting this tax from your guests and remitting it to the proper authorities. The TOT rate varies by location but is 12% in the City of Fresno.
3. Income Tax: Income earned from short-term rentals is generally subject to federal and state income taxes. You will need to report your rental income on your tax returns and may be able to deduct certain expenses. It's recommended to consult with a tax professional for guidance.
4. Insurance: While not legally required, it's strongly advised for short-term rental hosts to have appropriate insurance coverage. Check with your homeowners or renters insurance provider about whether your existing policy covers short-term rentals, or if you need to purchase additional coverage.
5. Safety Requirements: All short-term rentals in California must meet basic safety requirements, such as having working smoke detectors, carbon monoxide detectors, and fire extinguishers. You may also be required to provide guests with an emergency exit plan.
6. ADA Compliance: If your short-term rental is covered by the Americans with Disabilities Act (ADA), you must ensure it meets accessibility requirements. This generally applies to larger properties or buildings, not typical single-family residences.

It's important to note that cities and counties may have their own specific rules and regulations for short-term rentals, like the City of Fresno's permit and tax requirements. Always check with your local authorities to ensure you are in full compliance with all applicable laws and ordinances.

Does Fresno County Strictly Enforce STR Rules?

Based on discussions among short-term rental hosts on forums like BiggerPockets, it appears that Fresno County is not overly strict in enforcing rules and regulations on short-term rentals compared to some other California cities and counties. While Fresno County does have an ordinance requiring permits and setting certain standards for vacation rentals, many hosts seem to operate without major issues.

One BiggerPockets user shared their experience, noting that "Fresno does do well with mid and short term rentals" although the market has taken a bit of a hit recently. They did not mention any particular challenges with the county cracking down harshly on STRs.

Overall, the sentiment seems to be that Fresno County has a fairly hands-off, Airbnb-friendly approach as long as hosts are responsible and properties are well-managed without generating excessive complaints. The county wants to allow STRs to support tourism while putting some reasonable guardrails in place.

That said, Fresno County's STR ordinance is still relatively new, so enforcement may ramp up over time as it has in other markets. But for now, Fresno County appears to be a viable place to operate short-term rentals as long as you follow the permitting process and avoid being a nuisance. Many hosts are successfully running STRs in the county even if not 100% by the book in every case.

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

Starting a short-term rental business in Fresno County requires careful planning and adherence to local regulations. Follow these steps to successfully launch your venture:

1. Research local regulations: Familiarize yourself with Fresno County's short-term rental ordinances, zoning laws, and permit requirements. Ensure your property is eligible for short-term rental use and understand your obligations as a host.
2. Obtain necessary permits: Apply for a Short-Term Rental (STR) Permit through the Fresno County Development Services Division. Submit a completed application, along with the required fee and supporting documents, such as proof of ownership and a detailed plot plan of the property.
3. Register for a business license: Contact the Fresno County Tax Collector's Office to obtain a business license for your short-term rental. Provide the required information about your business and pay the applicable fees.
4. Prepare your property: Ensure your rental property is clean, well-maintained, and equipped with essential amenities. Consider hiring a professional cleaning service between guest stays to maintain a high standard of cleanliness and hygiene.
5. Set up your listing: Choose a popular vacation rental platform, such as Airbnb or Vrbo, to list your property. Create an attractive listing with high-quality photos, a detailed description, and accurate information about amenities, house rules, and local attractions.
6. Establish pricing and policies: Research comparable properties in your area to determine competitive nightly rates. Set clear policies regarding minimum stay requirements, cancellations, and guest behavior to manage expectations and protect your property.
7. Manage bookings and communication: Respond promptly to inquiries and booking requests from potential guests. Maintain clear communication throughout the booking process and during their stay to ensure a positive experience.
8. Arrange for maintenance and supplies: Establish a reliable system for maintaining your property between guest stays, including cleaning, restocking supplies, and addressing any necessary repairs or maintenance issues.
9. Comply with tax requirements: Collect and remit the required Transient Occupancy Tax (TOT) and Tourism Business Improvement District Tax (TBID) to the City of Fresno. Keep accurate records of your rental income and expenses for tax purposes.
10. Continuously improve your listing: Encourage guests to leave reviews and provide feedback about their stay. Use this information to make improvements to your property and listing, ensuring your short-term rental remains competitive and attractive to potential guests.

Tips for success:

1. Be responsive and attentive to guest needs to maintain a high level of customer satisfaction.
2. Invest in quality furnishings, linens, and amenities to create a memorable experience for your guests.
3. Stay up-to-date with changes in local regulations and platform policies to ensure ongoing compliance.
4. Consider partnering with local businesses, such as tour operators or restaurants, to offer unique experiences and attract more guests.
5. Regularly review and adjust your pricing strategy to optimize occupancy rates and revenue.

By following these steps and tips, you'll be well-positioned to launch and grow a successful short-term rental business in Fresno County.

Who to Contact in Fresno County about Short-Term Rental Regulations and Zoning?

To ensure compliance with local regulations and zoning requirements, short-term rental hosts in Fresno County should contact the following departments:

Fresno County Development Services Division - Zoning Information:

1. Phone: (559) 600-4540
2. Email: zoningenforcement2@fresnocountyca.gov
3. Contact the Zoning department to confirm if your property is zoned for short-term rental use and to understand any specific requirements or restrictions.

Fresno County Development Services Division - Building Inspection and Permits:

1. Phone: (559) 600-4560
2. Email: inspection@fresnocountyca.gov
3. Reach out to the Building Inspection and Permits department to inquire about the Short-Term Rental (STR) Permit application process and requirements.

Fresno County Tax Collector's Office:

1. Phone: (559) 600-3534
2. Contact the Tax Collector's Office to obtain a business license for your short-term rental.

In addition to these official resources, short-term rental hosts in Fresno County may find the following online communities and forums helpful for connecting with other local hosts and sharing experiences:

• Airbnb Community Forum - Fresno/Clovis area: Hosts can ask questions, seek advice, and network with other Airbnb hosts in the Fresno and Clovis area.
• BiggerPockets Forum - Fresno/Clovis Short-Term Rentals: This real estate investing forum has discussions specifically about operating short-term rentals in Fresno and Clovis.
• Reddit - r/fresno subreddit: While not exclusively focused on short-term rentals, the Fresno subreddit occasionally has discussions and questions related to Airbnb and short-term rentals in the area.

By contacting the appropriate Fresno County departments and engaging with local host communities, short-term rental owners can ensure they are operating in compliance with regulations and learn from the experiences of other hosts in the area.

What Do Airbnb Hosts in Fresno County on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions from Fresno County short-term rental hosts on Reddit, Bigger Pockets, and the Airbnb Community Forum, here are some key insights regarding their experiences with local regulations:

Bigger Pockets Forum - "Anyone have experience with AirBnB rentals in Fresno/Clovis , CA?": In this thread, a user commented that overall, short-term rentals do really well in Fresno and gross about 4 times as much as long-term rentals. This suggests that despite regulations, hosts are finding success with STRs in the area.

Reddit - r/fresno: While not discussing regulations directly, Fresno Redditors occasionally recommend considering Airbnb rentals as an alternative to hotels, indicating a general acceptance and positive perception of short-term rentals in the area. One user noted enjoying local Airbnb experiences in Fresno.

Airbnb Community Forum - "Looking for a co-host in Fresno, CA": In this brief exchange, a user was seeking information about rules and regulations for hosting in Fresno, suggesting that navigating the regulatory landscape is a concern for some prospective hosts in the area.

Bigger Pockets Forum - "Mariposa Short Term Rentals": Although this thread focuses on short-term rentals near Yosemite National Park rather than Fresno specifically, it highlights that the permitting process in some parts of the region can be lengthy, taking several months. This underscores the importance of researching and planning for regulatory requirements.

While these forum discussions provide some limited insight into host experiences with regulations in Fresno County, it's clear that more specific information is somewhat scarce. Hosts appear to be operating short-term rentals successfully in the area, but navigating the permitting process and staying compliant with local rules remains an important consideration. Prospective hosts should thoroughly research Fresno County's specific requirements and connect with local host communities to learn from their experiences directly.

Disclaimer: While we here at BNBCalc strive to keep all of our regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.