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

Short-term rentals ARE allowed in Mammoth Lakes, California, but with significant restrictions and regulatory complexity. The regulatory landscape operates on multiple jurisdictional levels—municipal, county, and state—each with distinct rules that investors must navigate carefully. The Town of Mammoth Lakes allows STRs in specific zoning districts while prohibiting them in single-family residential areas due to Measure Z, while Mono County maintains separate regulations for unincorporated areas.

How to Start a Short-Term Rental Business in Mammoth Lakes

Step 1: Determine Jurisdiction and Zoning Eligibility

Town of Mammoth Lakes:

• Permitted in Commercial, Residential Multi-Family 2 (RMF-2), Resort (R), and Specific Plan (SP) zones
• Prohibited in Residential Single Family (RSF), Rural Residential (RR), and Residential Multi-Family 1 (RMF-1) zones per Measure Z
• Verify zoning using the Town Zoning Map

Mono County (Unincorporated Areas):

• All overnight rental authorizations require use permit approval (as of current regulations)
• Single units in multi-family residential complexes in Commercial Lodging High (CL-H) zones may qualify for existing non-conforming use status
• All Multi-Family Residential (MFR) designations subject to current land use standards

Step 2: Assess Recent Regulatory Changes

The Town of Mammoth Lakes implemented significant regulatory changes:

• October 18, 2023: Ordinance enacted impacting STR permits
• Moratorium: Pause on new STR permits for certain condo complexes through May 2024
• April 22, 2024: Moratorium lifted, replaced with "Certified Properties" program
• Current Status: Existing permit holders may continue operations; new permits available based on zoning and compliance

Step 3: Property-Specific Analysis

Condo Complex Considerations:

• Some complexes restrict STRs regardless of zoning allowances due to CC&Rs
• Existing rental programs with property management companies may transfer to new owners under specific conditions
• Use the Zoning Compliance Guide for detailed zone requirements

Step 4: Business Registration and Tax Compliance

Essential Requirements:

• Apply for Transient Occupancy Tax (TOT) Certificate
• Register for business license if operating as a business
• Comply with state tax obligations

Required Documents, Permits, Licenses, and Guidelines

Town of Mammoth Lakes Requirements

Mandatory Documentation:

1. Certified Properties Program Registration (effective April 2024)

   • Periodic property inspections
   • 24/7 emergency contact information for guests
   • Identified cleaning services documentation
   • Operating standards compliance certification

2. Transient Occupancy Tax (TOT) Certificate

   • Required for all transient rental properties
   • Registration and ongoing tax remittance

3. Business License

   • Applicable when operating as a business entity
   • Separate from TOT certificate

4. Zoning Compliance Verification

   • Documentation confirming property location in permitted zone
   • May require professional verification

Mono County Requirements (Unincorporated Areas)

Permit Categories:

1. Short-term Rental Activity Permit

   • Standard permit for STR operations
   • Application and review process

2. Vacation Home Rental Permit

   • Alternative designation for similar operations
   • Specific requirements and standards

3. Use Permit

   • Required for most overnight rental authorizations
   • Enhanced review process for compliance

Supporting Documentation Requirements

Universal Documentation:

• Property ownership verification
• Proof of liability insurance
• Emergency contact information
• Cleaning service arrangements
• Site plan and maximum occupancy documentation
• Operating procedures manual
• Compliance with building and safety codes

Specific Regulations by Jurisdiction

Town of Mammoth Lakes Regulations

Zoning Framework:

• Permitted: Commercial (D), Old Mammoth Road (OMR), Mixed Lodging/Residential (MLR), Resort (R), Specific Plan (SP), Airport (A), Residential Multi-Family 2 (RMF-2)
• Prohibited: Rural Residential (RR), Residential Single Family (RSF), Residential Multi-Family 1 (RMF-1), Affordable Housing Overlay (AH), Mobile Home Park (MHP)
• Conditional: Industrial (M), Public and Quasi-Public (PS)

Operating Standards:

• Compliance with Municipal Code 3.12 and 5.40
• Participation in Certified Properties program
• Regular inspections and maintenance requirements
• 24/7 emergency contact availability
• Noise ordinance compliance
• Waste management protocols

Recent Changes (2024):

• Moratorium on new permits lifted (April 22, 2024)
• Certified Properties program implemented
• Enhanced accountability and inspection requirements
• No numerical caps on STRs beyond zoning restrictions

Mono County Regulations (Unincorporated Areas)

Current Status:

• Moratorium on new STR authorizations extended through 2024
• All overnight rentals elevated to use permit approval (except single units in CL-H zones)
• No new authorizations in Multi-Family Residential (MFR) designations
• Ongoing policy development with Planning Commission and Board of Supervisors

Land Use Standards:

• Commercial Lodging High (CL-H): Single units in multi-family complexes may qualify
• Commercial Lodging Low (CL-L): Subject to use permit approval
• Other designations: Require comprehensive review process

Enforcement:

• Code compliance monitoring
• Violation reporting system: (760) 924-1826
• Regular permit reviews and renewals

California State-Level Regulations

State Requirements:

• California Civil Code compliance for STR operations
• Revenue and Taxation Code obligations
• Building and safety code standards
• Consumer protection requirements
• ADA compliance considerations
• Environmental regulations where applicable

Contact Information for Local Authorities

Town of Mammoth Lakes

Primary Contact:

• Phone: (760) 965-3600
• Fax: (760) 934-7493
• Address: 437 Old Mammoth Road, Suite 230, Mammoth Lakes, CA 93546
• Mailing Address: PO Box 1609, Mammoth Lakes, CA 93546
• Website: https://www.townofmammothlakes.ca.gov

Business Hours:

• Monday - Friday: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Key Departments:

• Community Development Department: (760) 965-3630
• Staff Directory: Available on website for specific contact information

Email Contacts:

• Sandra Moberly (Planning): smoberly@townofmammothlakes.ca.gov

Mono County Community Development

Mammoth Lakes Office:

• Phone: (760) 924-1800
• Fax: (760) 924-1801
• Address: 1290 Tavern Road, Suite 138, PO Box 347, Mammoth Lakes, CA 93546
• Hours: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Bridgeport Office:

• Phone: (760) 932-5420
• Fax: (760) 932-5431
• Address: Annex 1, 74 N. School St., PO Box 8, Bridgeport, CA 93517
• Hours: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Website: https://monocounty.ca.gov/community-development

Code Compliance:

• Phone: (760) 924-1826
• Online: Code Compliance Complaint Form available on county website

Links to Source Pages

1. Town of Mammoth Lakes STR Information
2. Town Zoning Compliance Guide
3. Mono County STR Regulations
4. Town Zoning Map
5. Measure Z Ordinance
6. Mammoth Lakes STR Master List Information
7. STRProfitMap Mammoth Lakes Regulations
8. TOT Property Search Tool

Critical Considerations for STR Investors

Jurisdictional Complexity: The dual jurisdiction structure creates distinct regulatory pathways depending on property location within town limits versus unincorporated county areas.

Regulatory Evolution: Both Town and County continue refining STR regulations, with significant changes implemented in 2023-2024 and ongoing policy development expected.

Property-Specific Restrictions: Beyond zoning regulations, individual condo complexes and planned developments may impose additional STR restrictions through CC&Rs and conditions of approval.

Professional Consultation Recommended: Given the complexity and recent changes, investors should engage with qualified local real estate professionals, legal counsel, and the appropriate planning departments before proceeding with STR investments.

Compliance Monitoring: Active monitoring of regulatory changes and maintaining current permits and registrations is essential for ongoing STR operations in Mammoth Lakes.