Bishop, California Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Bishop, CA?

Yes, short-term rentals are explicitly allowed in Bishop, California, but under strict regulations at both the city and county levels. Short-term rentals are defined as the rental of residential property for 30 days or less. Both the City of Bishop and Inyo County have comprehensive ordinances regulating these operations, with the county limiting STRs to hosted rentals only as of February 2020.

What do Airbnb hosts actually earn in Bishop?

Bishop hosts earn a median $49,721/year with $214 ADR and 78% occupancy.

Top performers pull in $70,259+ per year.

See the full Bishop market breakdown

How to Start a Short-Term Rental Business in This Market

City of Bishop Process (Within City Limits)

Obtain Required Permits and Licenses
- File short-term rental application with City Hall
- Pay $150 application processing fee
- Obtain City of Bishop business license
- Register for Transient Occupancy Tax (TOT) and Bishop Tourism Improvement District (BTID) fees
Submit Application Package
- Complete short-term rental application form
- Provide property description and hosting platform details
- Include site plan showing adequate onsite parking
- Submit proof of primary residency
- If in common interest development, include HOA letter
Community Notification Process
- City reviews application for completeness
- Neighbors within 300 feet are notified and given 30 days to comment
- City reserves right to impose operational conditions
Annual Renewal
- Permits valid for one year from issuance
- Must renew annually
- City can revoke permits for violations

Inyo County Process (Unincorporated Areas)

Verify Zoning Eligibility
- Confirm property is zoned Open Space (OS), Rural Residential (RR), R-1, or R-2
- Contact Planning Department to check permit availability in your area
Submit County Application
- Apply to Inyo County Planning Department
- Register with Treasurer Tax Collector for TOT collection
- Ensure rental is hosted (owner or representative available)
Permit Limitations and Process
- County has permit caps by area (ranging from 2 to 29 permits)
- All rentals must be hosted
- Permits limited to 3-year terms with reapplication required

Required Documents, Permits, Licenses, and Guidelines

City of Bishop Requirements

Permits and Licenses:

Short-term rental permit ($150 fee)
City of Bishop business license
TOT registration and monthly remittance
BTID fee registration and monthly remittance

Required Documentation:

Completed short-term rental application form
Property description and intended operations
Site plan with parking identification
Proof of primary residency (driver's license, utility bills, mortgage, voter registration, property tax statement)
HOA letter (if in common interest development)
Emergency contact information
Property owner consent

Operational Compliance:

Maximum 2 lodgers per bedroom (excluding minor children with adult)
Compliance with health, safety, fire, and building codes
ADA requirements for properties renting more than 5 rooms
Onsite parking for all lodgers (street parking doesn't count)
Bedroom and bathroom facilities within residence only

Inyo County Requirements

Permits and Registration:

Inyo County Planning Department permit
TOT registration with Treasurer Tax Collector
Insurance coverage for short-term rental activities

Documentation:

Completed county planning application form
Proof of hosted status
Compliance with area-specific permit limitations
Safety and building code compliance verification

Specific Regulations by Jurisdiction

City of Bishop Regulations

Operational Limits:

Must be hosted short-term rentals
Maximum 2 guests per room
One vehicle per room required, must be parked onsite
Quiet hours: 9:00 PM to 7:00 AM
Outdoor amplified sound prohibited

Safety and Compliance:

Must maintain building and safety code compliance
Working smoke alarms and carbon monoxide detectors required
No outdoor fires except gas fire stoves/barbecues with on/off switch
Host responsible for preventing nuisance conditions

Financial Requirements:

Monthly TOT and BTID fee remittance
Annual permit renewal required
City can impose special conditions to prevent nuisance

Enforcement:

Permits can be revoked for ordinance violations, TOT non-payment, or public nuisance
Appeal process available to City Council
Annual review and potential permit revocation for non-use

Inyo County Regulations

Zoning and Area Limitations:

Permitted in OS, RR, R-1, R-2 zones only
12 designated areas with varying permit caps
R-2 zones: only permitted in primary residence units
Owners limited to permits on one parcel only

Operational Requirements:

Must be hosted (owner or representative available)
Maximum 2 hosted rentals per parcel (R-2 zones: 1 per parcel)
Maximum 2 guests per room
Off-street parking required (1 vehicle per room)
Quiet hours 9:00 PM to 7:00 AM
Outdoor amplified sound prohibited

Permit Terms and Renewal:

3-year permit terms with reapplication required
Annual review process
Unused permits subject to revocation
Non-compliance penalties and permit revocation

Area-Specific Caps:

Area permits range from 2 (Starlite) to 29 (South/Southeast County)
Contact Planning Department to verify current availability

California State Regulations

Tax Requirements:

Transient Occupancy Tax (TOT) collection and remittance
Business registration requirements
Compliance with state health and safety codes

Contact Information for Local Authorities

City of Bishop

Planning Department:

Phone: (760) 873-5863
Address: 377 West Line Street, Bishop, CA 93514
Email: publicworks@cityofbishop.com
Website: www.cityofbishop.com

Business License and Finance:

Phone: (760) 873-8458
Address: 377 West Line Street, Bishop, CA 93514
Email: publicworks@cityofbishop.com

Inyo County

Planning Department:

Phone: (760) 878-0263
Email: inyoplanning@inyocounty.us
Address: 168 N. Edwards St, Independence, CA 93526
Website: www.inyocounty.us

Treasurer-Tax Collector (TOT):

Phone: (760) 878-0312
Website: www.inyocounty.us (Treasurer-Tax Collector section)

Links to Source Pages

Inyo County Short-Term Rental Regulation: www.inyocounty.us/services/planning-department/long-range-projects-plans-and-studies/short-term-rental-regulation
City of Bishop Short-Term Rental Information: cms9files1.revize.com/bishopca/Document%20Center/How%20Do%20I/Apply%20For%20Obtain/ShortTermRentalPermitApp-1.pdf
City of Bishop Planning Department STR Page: cityofbishop.ca.gov/departments/planning/short_term_rentals.php
Inyo County STR Ordinance Updates: www.bishoprealestate.com/short-term-rental-permit-requirement-updates-for-inyo-county/
Inyo County Planning Application Form: www.inyocounty.us/sites/default/files/2019-06/2018PlanningDepartmentPermitApplicationPacket-FillableForm_0.pdf
Transient Occupancy Tax Registration Form: www.inyocounty.us/sites/default/files/2021-07/Transient_Occupancy_Operator_Registration_Form-FillableForm.pdf
Inyo County Municipal Code: ecode360.com/IN4943

This guide provides a comprehensive overview of short-term rental regulations in Bishop, California. Investors should carefully review all requirements and contact the appropriate authorities before beginning operations. Both city and county regulations are actively enforced, and non-compliance can result in permit revocation and financial penalties.

Next step

Found a property in Bishop?

Paste any address and get estimated revenue, cash-on-cash return, and comparable STR performance in under 5 minutes. 3 free analyses per day.

Ask the AI Advisor about Bishop

Bishop sits in the Owens Valley of Inyo County, California, a small high-desert town of roughly 3,800 residents that doubles as a year-round hub for travelers exploring the eastern Sierra Nevada. The community has a friendly, outdoorsy character, with locally owned cafes, motels, and outfitters catering to hikers, anglers, climbers, and road-trippers. Best known as a gateway to some of California's most dramatic wilderness, Bishop is approximately 270 miles, or about a four-hour drive, northwest of Las Vegas, the nearest major metropolitan area.

Just west of town, the Inyo National Forest and the surrounding Sierra backcountry draw visitors year after year. Within a short drive, travelers can reach the Bishop Creek drainage, where South Lake and Lake Sabrina sit at the foot of glacier-carved canyons leading into the John Muir Wilderness. The area is a magnet for trout fishing, day hikes, and multi-day backpacking trips, and the windswept volcanic tablelands on the outskirts of town, locally called the Buttermilks, are one of the premier bouldering destinations in North America.

About an hour north along US-395, the resort community of Mammoth Lakes offers a full menu of alpine activities, including skiing and snowboarding at Mammoth Mountain in winter and mountain biking, fishing, and hiking in summer. The drive between Bishop and Mammoth is one of the most scenic stretches in the Sierra, climbing past the volcanic craters of the Long Valley Caldera and offering easy access to trailheads for the Mammoth Lakes Basin and the Minarets.

A few hours east of Bishop, across the basin-and-range country of the Great Basin, lies Death Valley National Park, famous for its below-sea-level salt flats, sandstone canyons, and springtime wildflower blooms. Visitors often use Bishop as a comfortable overnight base before or after exploring destinations like Badwater Basin, Mesquite Flat Sand Dunes, and the mosaic of colored badlands at Artist's Drive. Closer to town, about an hour south near Lone Pine, Manzanar National Historic Site preserves one of the ten camps where Japanese Americans were incarcerated during World War II, offering guided tours and an interpretive center set against the stark backdrop of the Sierra escarpment.

Bishop's appeal as a base for short-term rentals comes from this rare combination of small-town calm, dramatic scenery, and proximity to several of the West's most iconic outdoor destinations. Guests can spend a morning fly fishing in the eastern Sierra, an afternoon climbing volcanic boulders in the high desert, and an evening dining on the patio of a downtown eatery, all without the crowds, traffic, or prices of California's larger resort towns.