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

Yes, short-term rentals are allowed in Greenbrae, CA. However, Greenbrae falls under unincorporated Marin County jurisdiction, which means STR operators must comply with Marin County's comprehensive regulations rather than city-specific rules. The county has implemented a rigorous licensing system with strict caps, technical requirements, and ongoing compliance obligations.

Unincorporated Marin County (including Greenbrae) allows STRs but has imposed significant restrictions, including a total cap of 1,200 STR licenses countywide and specific caps for various West Marin communities. The regulatory framework is designed to balance economic opportunities for property owners with preservation of long-term housing stock and community character.

How to Start a Short-Term Rental Business in Greenbrae

Step 1: Understand the Current Licensing Status

• Existing Operators: Must apply for new licenses by July 1, 2025
• New Applicants: Can submit applications now, but no new licenses will be granted until after July 1, 2025
• Cap System: With at least 929 STRs currently operating, limited licenses remain available
• Lottery System: New applicants who submitted by December 31 are eligible for a lottery to determine waiting list order

Step 2: Determine Eligibility Requirements

Your property must meet the following criteria:

• Single-family residential dwelling (multi-family buildings no longer eligible as of January 1, 2024)
• Not an Accessory Dwelling Unit (ADU) built in 2020 or later
• Not income-restricted or deed-restricted affordable housing
• Not a non-residential area within buildings (garages, storage areas, accessory structures)
• Must have adequate water, waste management, and parking arrangements

Step 3: Complete Application Process

The application requires comprehensive documentation (see Required Documents section below). Applications are submitted to the Marin County Community Development Agency.

Step 4: Prepare for Technical Inspections

All applicants must complete self-certified inspections for building safety and fire safety. Properties with septic systems require professional inspection reports.

Required Documents, Permits, Licenses, and Guidelines

Primary Licensing Requirements

Business License and STR Permit

• Application fee: $300 for primary residence operators; $600 for non-primary residence operators
• License must be renewed every two years
• Only one license permitted per person (grandfathered provisions for existing multi-license holders for two years)

Transient Occupancy Tax (TOT) Certificate

• Required for all STR operators
• TOT must be collected from guests and remitted to Marin County
• Platforms like Airbnb and Vrbo automatically collect TOT for bookings made through their sites

Technical Documentation Requirements

Water Supply Documentation

• Private Well Properties: Bacteriological test completed within previous 12 months demonstrating water potability
• Public Water Supply: Water bills or documentation of usage amounts
• High Usage Properties: Properties using >250 gallons/day must submit strategies to reduce water use below target within one year

Waste Management

• Bills from authorized waste collector demonstrating capacity for rental-generated waste, recyclables, and organic materials

Site Planning

• Schematic site plan showing property lines, all buildings, driveway, and onsite parking spaces with dimensions

Safety Inspections

• Self-certified building safety inspection
• Self-certified fire safety inspection

Septic System Documentation (if applicable)

• Professional inspection report by licensed professional within previous 12 months demonstrating proper operation
• Report must show system is functioning properly and not overflowing into nearby water sources

Property Documentation

• Proof of property ownership
• Verification that property is your primary residence (if claiming primary residence status)

Specific Regulations for Short-Term Rentals in Marin County

Operational Restrictions

Licensing Cap

• Total countywide cap: 1,200 STR licenses
• Specific community caps in West Marin (total 682 allowed across 18 communities)
• Stinson Beach: 192 STRs allowed
• Dillon Beach: 204 STRs allowed
• Other West Marin communities have individual caps ranging from 8-75 units

Property Type Restrictions

• No STRs permitted in multi-family buildings (effective January 1, 2024)
• No ADUs built in 2020 or later
• No income- or deed-restricted affordable housing units
• No non-residential areas within buildings

Owner Restrictions

• Only one STR license per person (with two-year grandfathering for existing multi-license holders)
• License transfers allowed to spouse or child (one-time transfer)
• Primary residence requirement: Must occupy property as primary residence for at least six months annually to qualify for $300 fee

Ongoing Compliance Requirements

Listing and Advertising Requirements

• STR permit number must be included on all listings and advertisements
• Listings must comply with local advertising regulations

Operational Standards

• Maximum occupancy limits as determined by local regulations
• Parking requirements: "Parking on property consistent with Department of Public Works requirements"
• Noise control and community courtesy standards
• Signage restrictions

Environmental and Safety Requirements

• Water conservation measures for high-usage properties
• Proper waste management and recycling protocols
• Building and fire safety compliance
• Septic system maintenance (if applicable)

Enforcement and Penalties

Renewal Requirements

• Water use reduction targets must be met or license will not be renewed
• Ongoing compliance with all technical requirements
• Two-year renewal cycle

Violation Consequences

• License suspension or revocation for non-compliance
• Fines and penalties for operating without proper licensing
• Potential legal action for significant violations

Transient Occupancy Tax (TOT) Compliance

STR operators in Marin County must collect and remit TOT from guests. The tax rate and filing requirements are established by Marin County. Major booking platforms (Airbnb, Vrbo) automatically collect and remit TOT for bookings made through their platforms, but operators should verify compliance with their specific platform arrangements.

Contact Information for Local Authority

Marin County Community Development Agency

• STR Program Coordinator: Daisy Sanchez
• Address: Marin County Community Development Agency, Planning Division
• Phone: (415) 473-6269
• Website: www.marincounty.gov/departments/cda/planning/long-range-planning-initiatives/short-term-rental-str
• Email: Contact through website or county general contact

Marin County Board of Supervisors

• Governing Body: Board of Supervisors
• Website: www.marincounty.gov/

For Additional Information

• Living in Marin: Real estate resource with STR information
  • Phone: (415) 515-9357
  • Email: Madeline@livinginmarin.com
  • Website: www.livinginmarin.com/

Links to Source Pages

Primary Regulatory Sources:

• Marin County Short-Term Rental Program
• Marin County STR Ordinance Update

News and Implementation Updates:

• Marin Independent Journal - STR Rules Implementation
• Avalara - Marin County STR Caps

City-Specific Information (for reference):

• Corte Madera STR Requirements
• Fairfax STR Program
• Mill Valley STR Information
• Novato STR Program
• San Rafael STR Requirements

Prohibited Cities for Reference:

• Belvedere STR Information
• Larkspur STR Penalties
• San Anselmo STR Information
• Sausalito STR Information

Important Disclaimer: This guide is based on information available as of January 2025. STR regulations frequently change, and investors should verify current requirements with Marin County authorities before making investment decisions. The regulatory landscape for STRs in Marin County remains dynamic, with ongoing implementation of the 2024 ordinance and potential future modifications.