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

Short-term rentals are allowed in Independence, California, but with significant restrictions. According to Inyo County's updated ordinance adopted on February 11, 2020, only hosted short-term rentals are permitted on residentially zoned property. Independence is located within Inyo County and falls under the county's STR regulations. As of the latest update, Independence is classified as Area 10 under the county's geographic permit allocation system, with specific limitations and requirements that apply to STR operators in this area.

How to Start a Short-Term Rental Business in Independence

Step 1: Pre-Application Planning

• Verify Zoning Compliance: Ensure your property is in an approved zoning district (Open Space OS, Rural Residential RR, R-1, R-2)
• Check Permit Availability: Contact the Planning Department to determine if permits are available in Area 10 (Independence/Oak Creek area)
• Confirm Property Eligibility: Only hosted rentals are permitted; non-hosted STRs are not allowed

Step 2: Application Process

1. Complete Planning Department Application: Submit the main application form to the Inyo County Planning Department
2. TOT Registration: Register with the Inyo County Treasurer-Tax Collector for Transient Occupancy Tax collection
3. Annual Renewal Required: Permits must be renewed annually with full compliance review

Step 3: Ongoing Compliance

• Maintain active TOT registration
• Ensure property remains hosted with owner or representative availability
• Meet all operational requirements (occupancy limits, parking, quiet hours)

Required Documents, Permits, Licenses, and Guidelines

Primary Permits and Applications

• Planning Department Permit Application (main application form)
• Transient Occupancy Tax (TOT) Registration with Treasurer-Tax Collector
• Business License (if required by local regulations)

Documentation Requirements

• Property ownership verification
• Host/owner information and contact details
• TOT certificate/registration confirmation
• Insurance documentation for STR activities
• Compliance with building and safety codes

Tax Reporting

• BOE-571-STR (Short-Term Rental Property Statement) - Annual property statement due April 1st for personal property assessment
• TOT payments - Regular remittance of collected transient occupancy taxes

Specific Regulations for Short-Term Rentals in Independence/Inyo County

Host Requirements

• Mandatory Hosting: All STRs must be hosted with owner or representative available for any issues
• R-2 Zone Exception: In R-2 zones, hosted STRs must be in a dwelling unit concurrently occupied as primary residence

Permit Limitations

• Geographic Restrictions: Permits allocated by area with specific caps
• Permit Quantity: Independence (Area 10) has a limited number of permits available
• Single Parcel Rule: Owners can maintain permits for rentals on only one parcel
• Hosting Requirement: No non-hosted rentals permitted

Operational Restrictions

Occupancy and Parking

• Guest Limit: Maximum of two guests per room
• Parking: One vehicle per room allowed, must provide off-street parking
• Property Type: STRs permitted in Open Space, Rural Residential, and specific residential zones (R-1, R-2)

Conduct and Safety

• Quiet Hours: 9:00 PM to 7:00 AM (no outdoor amplified sound during these hours)
• Fire Restrictions: Outdoor fires prohibited except gas fire stoves and barbecues with on/off switches
• Building Compliance: Must maintain safety and building code compliance
• Insurance: Required liability insurance for STR activities

Permit Terms and Renewals

• Annual Review: Permits reviewed annually for compliance
• Three-Year Terms: Current permits valid for three-year periods
• Grandfathering: Existing non-hosted permits and hosted permits applied for prior to new ordinance are grandfathered
• Revocation: Permits can be revoked for non-compliance or failure to use

Permit Numbers by Area

Independence falls within Area 10 (Independence/Oak Creek). Contact the Planning Department for current permit availability in this specific area.

Contact Information for Local Authority

Inyo County Planning Department

• Phone: (760) 878-0263
• Email: inyoplanning@inyocounty.us
• Address: 168 North Edwards Street, Post Office Drawer L, Independence, CA 93526
• Website: www.inyocounty.us/services/planning-department

Inyo County Treasurer-Tax Collector

• Phone: (760) 878-0312
• Email: Contact through main county website
• Address: County Courthouse, Independence, CA 93526
• TOT Registration: Required for all STR operators

Code Enforcement

• Phone: (760) 878-0263
• Process: Written complaint required for zoning violations
• Note: Remedying violations can be a lengthy process

Source Pages and Documents

Primary Regulatory Documents

• Short-Term Rental Regulation Page - County planning department main STR information page
• February 11, 2020 Updated Ordinance (PDF) - Current governing ordinance
• Short-term Rental Ordinance - Adopted February 2018 (PDF) - Original ordinance

Application Forms and Resources

• Planning Department Permit Application (PDF) - Main application form
• Transient Occupancy Operator Registration Form (PDF) - TOT registration
• May 28, 2019 Update Presentation (PDF) - Board of Supervisors update
• April 3, 2019 Status Report (PDF) - Comprehensive status report
• April 9, 2019 Board Presentation (PDF) - Board presentation materials

Additional Resources

• County Code Enforcement - For violation reporting
• BOE-571-STR Tax Form - Annual property statement form

Important Note for STR Investors: The regulatory environment for short-term rentals in Independence is restrictive and constantly evolving. The county has implemented significant limitations on the number of permits, required hosting, and annual review processes. Prospective investors should thoroughly research current permit availability in Area 10 and understand that the grandfathering of existing non-hosted rentals creates a limited competitive landscape. All regulations are subject to change through the county's legislative process, and investors should verify current requirements with the Planning Department before making investment decisions.