Inverness, California Short-Term Rental (STR) Guide

Overview: Are STRs allowed in Inverness?

Short-term rentals (30 days or fewer) are allowed in Inverness, California (unincorporated Marin County) only within the caps established by Marin County’s updated short‑term rental ordinance. The new rules set a cap of 1,200 STRs in all unincorporated areas of Marin County, with specific caps for 18 coastal communities (including Inverness). A hard cap applies in Inverness; it is listed among the communities subject to individual caps. The cap in Inverness is set at 93 permits. Existing operators must reapply under the new system by July 1, 2025; new applications are being accepted, but no new licenses will be issued until after July 1, 2025, because the county must first see how many existing operators renew. A county-wide moratorium on new STRs in West Marin ended May 23, 2024, and the new ordinance has been approved by the California Coastal Commission.

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How to start a short-term rental business in this market

Confirm eligibility and cap status

Determine whether you are in unincorporated Marin County (Inverness is unincorporated).
The county-wide cap is 1,200 STRs. Inverness is among the 18 communities with community-specific caps. The cap for Inverness is set at 93 permits.
Because only one STR permit per person is allowed and renewals are required, you cannot assume a new license will be available in the near term. No new licenses will be granted until after July 1, 2025, pending how many current operators renew.

Apply for the county STR license (new process now in effect)

Submit a complete application to the Marin County Community Development Agency (CDA) by July 1, 2025 if you are an existing operator; first-time applicants may submit now, but new licenses won’t be issued until after July 1, 2025.
If you are new and submitted your application by December 31, you may participate in a waiting-list lottery to determine order for future consideration.

Complete required inspections and documentation

Self-certified building safety and fire safety inspections.
Water documentation:
- If on a private well: bacteriological potability test within the previous 12 months.
- If on a local water provider: bills or documentation of usage; if usage exceeds 250 gallons per day, submit strategies to reduce usage below that threshold within the next year or your license will not be renewed.
Waste services: bills from an authorized waste collector demonstrating capacity for the rental’s garbage, recyclables, and organics.
Septic (if applicable): inspection report by a licensed professional within the last 12 months demonstrating proper operation.
Site plan: schematic showing property lines, all buildings, driveway, and the location/dimensions of on‑site parking spaces.

Comply with taxes and ongoing obligations

Obtain a Transient Occupancy Tax (TOT) certificate and collect/remit TOT from guests. Airbnb and Vrbo automatically collect TOT for Marin County bookings on their platforms; hosts are still responsible for compliance and filings.
Include your STR permit number in all listings and advertisements.

Operational rules and renewal

Adhere to rules covering septic systems, parking, noise, trash, safety, and signage.
Licenses are renewed every two years. Only one license per person is allowed (after a transition period for existing multi-license operators).
Accessory Dwelling Units (ADUs) built in 2020 or later cannot be used as STRs.
Multi-family building STR permits are not being issued starting January 1, 2024.
If your STR is your primary residence at least six months a year, the license fee is $300; otherwise it is $600.

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Required documents, permits, licenses, and guidelines

County STR business license (new two‑year license under updated ordinance).
Local contact person designation (must be available to respond to issues).
Water documentation:
- Well potability test (bacteriological) within 12 months if on private well; OR
- Water usage proof if served by local water provider, with reduction plan if usage exceeds 250 gallons/day.
Waste service documentation (bills/contract showing capacity for waste, recyclables, organics).
Septic inspection report (if served by private septic) by a licensed professional within 12 months.
Schematic site plan (property lines, buildings, driveway, on‑site parking locations and dimensions).
Self-certified building safety and fire safety inspections.
TOT certificate and monthly filings/remittance.
Inclusion of permit number in all listings/ads.
Compliance with operational rules (septic, parking, noise, trash, safety, signage).
License fee: $300 (primary residence at least six months/year); $600 (non-primary residence).
Prohibitions/limits:
- Only one STR permit per person.
- No new permits for STRs in multi-family buildings (effective Jan 1, 2024).
- ADUs built in 2020 or later cannot be used as STRs.

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Specific regulations for STRs (city/county/state)

City: Inverness is an unincorporated community within Marin County; no separate city STR code applies. County rules govern STRs in Inverness.
County (Marin County):
- Cap: 1,200 STRs across unincorporated Marin, with specific caps for 18 coastal communities (including Inverness, cap set at 93).
- Licenses renewed every two years; one license per person.
- No new multi-family STR permits (effective Jan 1, 2024).
- ADUs built in 2020 or later cannot be used as STRs.
- Listing/ads must include the STR permit number.
- Hosts must comply with rules on septic, parking, noise, trash, safety, and signage.
- Implementation deadlines: existing operators must apply by July 1, 2025; no new licenses issued until after that date. New applicants who applied by Dec 31 may enter a waiting‑list lottery.
- Former moratorium on new STRs in West Marin ended May 23, 2024.
State (California):
- Hosts must register for, collect, and remit Transient Occupancy Tax (TOT) where applicable.
- Platforms (Airbnb, Vrbo) that facilitate bookings in unincorporated Marin County automatically collect and remit TOT on behalf of hosts.

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Contact information (local authority in charge of STRs)

Marin County Community Development Agency (CDA)
- Responsible for STR license applications and program coordination.
- Program Coordinator: Daisy Sanchez (hired late September to coordinate the STR program).
- STR application portal: the CDA is accepting applications for existing operators and first-time applicants.
- For questions or to confirm current guidance and contacts, refer to Marin County’s STR pages:
  - www.marincounty.org/main/short-term-rentals
  - www.marincounty.org/main/short-term-rental-ordinance-update
Tax/Compliance note:
- For TOT registration and filings, hosts should coordinate with Marin County tax authorities; platforms (Airbnb, Vrbo) collect TOT automatically for bookings in unincorporated Marin County. Hosts remain responsible for compliance.

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Important notes and source links

This guide summarizes STR regulations applicable to Inverness (unincorporated Marin County). Regulations are evolving; consult Marin County for the latest forms, deadlines, and interpretations.
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Disclaimer: This is an informational guide and not legal or tax advice. Always verify current requirements with Marin County and consult qualified professionals for legal and tax compliance.

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