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

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

Ventura County, located northwest of Los Angeles, is a popular destination for short-term rentals on platforms like Airbnb and VRBO. However, property owners looking to start a vacation rental business need to be aware of the specific regulations and ordinances in place.

The Ventura County Coastal and Non-Coastal Zoning Ordinances govern short-term rentals, defined as rentals lasting less than 30 days. Some key rules include:

• Property owners can only operate one permitted STR property at a time
• Multi-unit properties like duplexes can only have one unit permitted as an STR
• Occupancy is limited to 2 persons per bedroom, up to 5 bedrooms, plus 2 additional people
• Quiet hours must be observed from 10pm-7am with no outdoor amplified music during those times
• All rental agreements and listings must prominently display the permit number, occupancy limits, parking info, and other required details

STR owners are also required to obtain a Temporary Rental Unit permit, maintain an active business license, and collect a 10% transient occupancy tax on stays under 30 days. Failure to comply can result in fines and penalties.

While the county has tried to balance the economic benefits of STRs with preserving neighborhood character, some cities like Ojai have banned them outright in residential areas. Others like Ventura are reevaluating their STR ordinances amid resident concerns.

Starting a Short-Term Rental Business in Ventura County

Despite the regulations, many have found operating STRs in Ventura County to be profitable, with gross revenue often around 10% of the property value. An oceanview home worth $1M could potentially generate $100K in annual bookings.

However, aspiring hosts need to do their due diligence on local zoning laws, permitting, and tax obligations. For example, accessory dwelling units in Ventura County can only be rented for terms longer than 30 days and require the owner to live on-site.

Proper planning is key, as one Oregon Coast STR owner learned:

"I was under-experienced, under-capitalized, and under-prepared for the demands of construction, furnishing, and preparing a home for rental... Logistics is something I, or most people from metropolitan areas might not fully appreciate."

Other tips from successful operators include furnishing with quality secondhand items, outsourcing linens to cut down on cleaning time, and periodically staying in the rental to evaluate the guest experience.

While the STR market has become more competitive post-COVID, owners of unique, well-appointed properties are still seeing steady bookings. One host credits allowing pets and having amenities like a hot tub for keeping his rural rental booked.

Ultimately, those willing to play by the rules and provide an excellent guest experience can find short-term rentals to be a rewarding investment in Ventura County. Just be prepared for the initial legwork and ongoing management the business model requires.

Short-Term Rental Licensing Requirements in Ventura County

To legally operate a short-term rental in unincorporated Ventura County, property owners must obtain a Temporary Rental Unit (TRU) permit from the County Resource Management Agency (RMA). The permitting process ensures STRs meet health and safety standards while minimizing impacts on residential neighborhoods.

Key requirements include:

1. Completed TRU Permit Application form
2. Site plan showing buildings, parking, and outdoor areas used by guests
3. Floor plan labeling all rooms (bedrooms, living areas, etc.)
4. Proof of property ownership or authorization from the owner
5. Nuisance Response Plan with 24/7 contact able to respond within 1 hour
6. Transient Occupancy Tax (TOT) Registration Form
7. County Business Tax Certificate
8. Initial inspection of the property

Applicants submit the above materials to the RMA Code Compliance Division by mail or in person at the Ventura County Government Center, 800 S. Victoria Ave, Ventura, CA 93009. The non-refundable application fee is $400.

Once a complete application is received, an inspector will schedule a site visit within 2-3 weeks to verify the property meets all requirements. If approved, the TRU permit will be issued within 1-2 weeks of passing inspection. Annual permit renewals are $225.

In addition to the TRU permit, STR operators must register with the Ventura County Treasurer-Tax Collector to obtain a Business Tax Certificate ($50 fee) and TOT Certificate. The TOT is 10% of rent charged and must be collected from guests and remitted to the county.

Unpermitted STRs face citation, escalating fines of $100-$1000 per day, and legal action. A Malibu couple was fined $3.9 million in 2021 for repeatedly violating the county's STR ordinance at two properties.

While the permitting process may seem daunting, it's essential for responsible STR ownership in Ventura County. Failing to comply risks shutdown and hefty penalties that can quickly erase any profits. Prospective hosts should budget ample time and funds to meet all requirements before welcoming their first guests.

Required Documents for Ventura County Short-Term Rentals

To obtain a Temporary Rental Unit (TRU) permit in Ventura County, property owners must submit the following documents to the Resource Management Agency (RMA) Code Compliance Division:

1. Completed TRU Permit Application: This form collects key information about the property, owner, and designated property manager. It also requires the owner to agree to abide by all TRU ordinance requirements. The current application fee is $1,195.
2. Site Plan: A drawing or sketch showing all buildings, parking areas, and outdoor spaces accessible to guests. This helps verify the property meets parking, occupancy, and other physical requirements.
3. Floor Plan: A plan labeling and identifying the use of each room (bedroom, living room, etc.). This is used to confirm maximum occupancy calculations and that the dwelling is in habitable condition.
4. Proof of Ownership: A copy of the current property deed or tax bill proving ownership. If the applicant is not the owner, a signed property owner authorization form must be submitted allowing the applicant to operate the STR.
5. Nuisance Response Plan: A written plan describing how issues like noise complaints will be addressed, including a designated 24/7 local contact person, such as a property manager or co-host, able to respond within 30-60 minutes. This helps ensure STRs don't negatively impact neighbors.
6. Business Tax Certificate Application: STRs are considered businesses and must register with the Ventura County Treasurer-Tax Collector. The initial fee is $50.
7. Transient Occupancy Tax (TOT) Registration Form: STRs must collect a 10% TOT from guests and remit it to the county. Registering for a TOT Certificate is required before commencing rentals.
8. Proof of Insurance: STR operators must maintain commercial/business liability insurance of at least $500,000 per occurrence. A current certificate of insurance is required with the permit application.

Some additional requirements, like posting exterior contact signage and interior rules, are verified during the county's initial inspection. Failing to provide all required information and documents will delay the permitting process.

Unpermitted STRs face fines of $100-$1000 per day, so owners should be diligent in meeting all requirements. While it may seem burdensome, the permitting process aims to balance the benefits of STRs with the safety and well-being of guests, neighbors, and the larger community.

Ventura County Short-Term Rental Taxes

Short-term rental (STR) operators in Ventura County must collect and remit several taxes as part of running their business. The two primary taxes are the Transient Occupancy Tax (TOT) and the Business Tax.

Transient Occupancy Tax (TOT)

The TOT, also known as a "bed tax" or "hotel tax", applies to stays of 30 days or less. The tax rate varies depending on the property location:

1. Unincorporated Ventura County: 8% of taxable rent
2. City of Ventura: 10% of taxable rent

STR operators must register for a TOT Certificate with either the Ventura County Treasurer-Tax Collector (for unincorporated areas) or the City of Ventura (for properties within city limits). The collected tax is then remitted to the appropriate agency, typically on a quarterly basis.

Failure to collect and remit TOT can result in penalties, interest, and legal action. A Malibu couple was fined $3.9 million in 2021 for repeatedly violating the county's STR ordinance, including non-payment of TOT.

Business Tax

In addition to TOT, STR operators must obtain a Business Tax Certificate from the Ventura County Treasurer-Tax Collector. This annual tax is based on gross receipts and starts at a minimum of $50 for rentals under $20,000.

The Business Tax applies to all STRs in unincorporated areas, even if TOT exempt. It is a separate requirement from any city business licensing.

Deductions and Write-Offs

STR operators can deduct many expenses to reduce their taxable income. Some common deductions include:

1. Mortgage interest
2. Property taxes
3. Depreciation (spreading the cost of the rental over its useful life, typically 27.5 years for residential properties)
4. Repairs and maintenance
5. Utilities and insurance
6. Supplies and linens
7. Cleaning and property management fees
8. Marketing and advertising costs

Keeping detailed records is essential to support any deductions claimed on tax returns. STR owners should consult with a qualified tax professional to ensure they are taking advantage of all available write-offs while maintaining compliance with federal, state, and local tax laws.

Understanding and abiding by Ventura County's tax requirements is a critical part of running a successful and legal short-term rental business. With proper planning and professional guidance, hosts can maximize their profits while contributing their fair share to the local economy.

California Wide Short-Term Rental Rules

While most short-term rental regulations in California are set at the city and county level, there are a few state laws that Ventura County hosts should be aware of:

1. 30-Day Rule: California state law defines a short-term rental as a property rented for 30 consecutive days or less. Longer rentals are generally considered normal leases and not subject to the same regulations as vacation rentals.
2. TOT Collection: The state allows cities and counties to levy a transient occupancy tax (TOT) on short-term rentals. While there's no state-wide TOT, Ventura County charges 8% in unincorporated areas and 10% in the city of Ventura. Hosts are responsible for collecting this from guests and remitting it to the proper tax authority, unless the booking platform like Airbnb collects it on their behalf.
3. Price Transparency: As of July 1, 2024, a new state law (AB 537) requires short-term rental platforms and hosts to disclose the full price of a booking in their advertised rate, including cleaning fees and other charges. Taxes are excluded. Violations can result in a $10,000 penalty.
4. Rental Agreements: Another 2024 law (AB 12) caps security deposits at one month's rent for any new rental agreements signed after July 1st. This applies to both short-term and long-term rentals.
5. Insurance Requirements: While not legally mandated, most cities and counties strongly encourage or require STR operators to maintain at least $500,000 to $1 million in liability insurance. Ventura County, for example, requires proof of insurance to obtain a short-term rental permit.
6. Building & Safety Codes: All short-term rentals in California must meet applicable building, health, fire, and safety codes. This often includes things like working smoke alarms, fire extinguishers, and carbon monoxide detectors.
7. Accessibility Rules: The California Fair Employment and Housing Act requires short-term rental owners to allow people with disabilities to bring service animals. Hosts cannot charge extra fees or deposits for these animals.

Beyond these baseline state rules, Ventura County hosts must adhere to the specific short-term rental ordinance where their property is located. This includes getting the proper permits, following occupancy limits, designating a local contact person, and other requirements covered in the county's STR fact sheet.

As regulations can change frequently, it's important for hosts to stay up-to-date on both state and local short-term rental laws. Consulting with the county, a property manager, or a lawyer well-versed in STRs can help ensure compliance and avoid potential fines or legal issues.

Does Ventura County Strictly Enforce STR Rules?

Ventura County has taken a firm stance on regulating short-term rentals (STRs) in recent years. The county's detailed permitting process, licensing requirements, and occupancy restrictions suggest they are serious about oversight compared to STR-friendly cities with lighter rules.

Officially, the county requires STR operators in unincorporated areas to obtain a Temporary Rental Unit (TRU) permit, maintain an active business license, and collect a 10% transient occupancy tax. Violations can result in fines of $100-$1000 per day. A couple in Malibu was fined $3.9 million in 2021 for repeatedly violating the ordinance.

However, some Reddit users argue enforcement is primarily complaint-driven. "If they get no complaints, no action is taken," one commenter noted. This implies some unpermitted STRs may fly under the radar if neighbors don't report them.

Others say new STR listings seem to pop up despite the crackdown. "The county did a crackdown a few years back, pre-COVID, but new rentals seem to creep back in and not get the same enforcement," a Santa Barbara forum member wrote.

So while Ventura County talks tough on STRs, actual enforcement may be spotty. Hosts appear to continue operating in a regulatory gray area, with varying degrees of compliance.

Compared to STR-friendly cities like Joshua Tree or Big Bear, Ventura County is much stricter on paper. But it's not as draconian as places like Santa Monica, which has aggressively fined platforms like Airbnb directly for illegal listings.

Ultimately, Ventura County seems to fall in the middle - it has robust STR regulations and hefty potential penalties, but limited enforcement resources. This quasi-legal environment leads some hosts to skirt the rules, but at the risk of neighbor complaints or county scrutiny.

For STR owners, it's a gamble. Following the permitting process offers peace of mind but cuts into profits. Operating under the radar boosts returns but could mean getting shut down any time. With the county signaling an STR crackdown, the latter approach is increasingly risky in Ventura County.

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

Starting a short-term rental business in Ventura County requires careful planning and adherence to local regulations. Follow these steps to legally operate your STR:

• Determine Eligibility: Check if your property is located in an area zoned for STRs. In unincorporated Ventura County, you can only operate one STR at a time, even if you own multiple properties. Multi-unit properties like duplexes can only have one unit permitted as an STR.
• Obtain Permits: Apply for a Temporary Rental Unit (TRU) permit from the Ventura County Resource Management Agency (RMA). You'll need to submit a completed application, site plan, floor plan, proof of ownership, nuisance response plan, and pay the $400 non-refundable fee. An inspection will be scheduled to verify compliance with health and safety standards. Ensure your property is up to code before applying to avoid delays or denial of your permit.
• Register for Taxes: Register with the Ventura County Treasurer-Tax Collector for a Business Tax Certificate ($50 fee) and Transient Occupancy Tax (TOT) Certificate. STRs must collect a 10% TOT from guests and remit it to the county. Many STR platforms like Airbnb can collect and remit taxes on your behalf, simplifying the process.
• Prepare Your Property: Outfit your STR with quality furnishings, linens, and amenities that will appeal to guests. Ensure all safety features like smoke detectors, fire extinguishers, and carbon monoxide alarms are in place and working. Stay in your own rental to experience it from a guest's perspective and identify areas for improvement.
• Create House Rules: Establish clear house rules that align with county regulations, such as occupancy limits, quiet hours, and parking restrictions. Include these in your rental agreement and display them prominently in the property. Use a noise monitoring device to ensure guests are respecting quiet hours and not disturbing neighbors.
• List Your Property: Create listings on popular STR platforms like Airbnb and VRBO. Use high-quality photos, detailed descriptions, and competitive pricing to make your property stand out. Be responsive to inquiries and booking requests. Optimize your listing with keywords that highlight your property's unique features and location.
• Manage Your Bookings: Use a reliable system to manage reservations, guest communication, and cleaning between stays. Consider hiring a reputable property management company if you don't live nearby or want to be hands-off. Automate as much of the booking and check-in process as possible for a seamless guest experience.
• Comply with Regulations: Regularly review Ventura County's STR ordinances and any changes that may affect your operation. Renew your TRU permit annually, maintain your business license, and stay current on TOT filings. Set calendar reminders for key deadlines and requirements to avoid lapses in compliance.

Starting an STR business in Ventura County can be rewarding, but it requires diligence and adherence to local laws. By following these steps and prioritizing guest satisfaction, you can build a successful and compliant vacation rental operation.

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

For questions related to short-term rental regulations, permitting, and zoning in Ventura County, here are the key contacts:

Ventura County Resource Management Agency (RMA) - Planning Division

1. Planning Counter: (805) 654-2488 or plan.counter@ventura.org
2. Mailing Address:
   County of Ventura
   Resource Management Agency, Planning Division
   800 S. Victoria Avenue #1740
   Ventura, CA 93009-1740

The Planning Counter is open Monday-Friday from 8am-2pm and can assist with general questions on STR rules, permit applications, and zoning. Having your property's Assessor Parcel Number (APN) or address ready will help them provide relevant information.

City of Ventura Business Tax Office

1. Phone: (805) 658-4715
2. Address: 501 Poli Street, Ventura, CA 93001

For properties within Ventura city limits, contact the Business Tax Office for questions on the city's specific STR permit application process, fees, and requirements.

Code Compliance Division

To report potential STR violations: (805) 654-3506 (8am-5pm)

If you suspect an unpermitted or noncompliant STR operating in the county, the Code Compliance Division handles enforcement. They recommend first contacting the property manager or owner directly to resolve issues before filing an official complaint.

In addition to government resources, connecting with other STR hosts can provide valuable insights into navigating local regulations:

1. BiggerPockets Ventura County Forums: The real estate investing site has active discussions on STRs, ADUs, and other rental properties in the Ventura area. Users share experiences with permitting, zoning restrictions, and property management.
2. r/Ventura Subreddit: While not STR-specific, this community Reddit for Ventura County occasionally has threads on the county's vacation rental scene and regulatory environment that may be informative for hosts.
3. Ventura County Coastal Property Owners: This Facebook group is geared toward coastal property issues in the county but sometimes discusses STR topics. It may be a way to network with other local hosts and learn from their experiences.

As regulations can vary by city and change over time, it's important to go straight to the source and contact county and city offices for the most accurate, up-to-date information on short-term rental rules. Connecting with the local host community can then provide further color on how those policies play out in practice.

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

Ventura County short-term rental hosts have shared their experiences and thoughts on local regulations across various online forums. Here are some key insights from Reddit and BiggerPockets:

Reddit - r/ventura

In a thread titled "Am I allowed to rent my spare room out on Airbnb?", one host shared:

"Even a room needs to be 30days. I rent one of mine out. It's gone well so far. I put mine up for less and was contacted by the city within a day. They are watching and monitoring, which is ridiculous but what it is."

Another host had a similar experience:

"you can't. I got hit with warnings from a city investigator. I had to take my listing down or I would get hit with fines."

These comments suggest Ventura County actively monitors listings for compliance with the 30+ day rental requirement and is quick to issue warnings and fines.

BiggerPockets Forum

In a post titled "Ventura County ADU restrictions", one investor noted the county's strict rules on short-term rentals:

"Per the link below, it appears that Ventura County does NOT allow AirBNB or long term rentals. Am I missing something?

Primary dwelling unit and the ADU may be rented only for terms longer than 30 days.

The property owner must be an occupant of either the primary residence or the ADU."

They questioned how some Airbnb listings were still active despite these restrictions, wondering if there was a loophole.

Another BiggerPockets user started a thread asking for others' experiences with mid-term and short-term rentals in Ventura County cities like Thousand Oaks, Oxnard, and Ventura. While no one directly responded with their personal stories, the post itself suggests investors are interested in the viability of vacation rentals in the area.

Reddit - r/SantaBarbara

While focused on neighboring Santa Barbara, a discussion on proposed short-term rental regulations touched on the situation in Ventura County:

"The county did a crackdown a few years back, pre-COVID, but new rentals seem to creep back in and not get the same enforcement. If they want to actually have a ban that is worth something, they need to enforce it."

This implies that while Ventura County has taken enforcement action against illegal short-term rentals in the past, the efforts may be inconsistent, allowing some unpermitted listings to fly under the radar.

Overall, the sentiments shared by Ventura County hosts and investors paint a picture of strict short-term rental regulations that are actively enforced, at least in some jurisdictions. Those operating vacation rentals appear to face challenges in both understanding and complying with the 30+ day rule and owner occupancy requirement for ADUs. However, the continued presence of Airbnb listings suggests some level of non-compliance, whether intentional or not.

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.