Overview: Are STRs Allowed in Moraga?

Yes. Short-term rentals are allowed in Moraga. The Town does not currently maintain a municipal STR registration or permitting program, and no STR-specific ordinance was identified. This means operation is governed by baseline zoning, building, fire, and safety codes at the local and state level, not by a dedicated STR permit. Property owners remain responsible for compliance with all applicable laws and for collecting/remitting any required transient occupancy taxes.

Note on SB 9: Units created under California’s Senate Bill 9 (urban housing development/urban lot split) may not be rented for fewer than 30 days; they are prohibited as short-term rentals. This prohibition applies to any SB 9 unit regardless of municipal STR policy.

How to Start a Short-Term Rental Business in Moraga

A disciplined setup process protects your investment and reduces enforcement risk.

1. Confirm zoning and nonconforming uses

• Operate within the permitted residential use of the zoning district (1-DUA, 2-DUA, 3-DUA, or single-family planned development).
• Verify no HOA/Covenants, Conditions & Restrictions (CC&Rs) prohibit STRs.
• Confirm no deed restrictions limit rental durations or hosting arrangements.

2. Safety and habitability readiness

• Meet or exceed smoke detector, carbon monoxide alarm, and fire extinguisher requirements.
• Comply with applicable fire code standards, particularly if in the Moraga–Orinda Fire District (MOFD) service area.
• Address egress, electrical, gas, and structural safety. Consider an inspection prior to hosting.

3. Transient Occupancy Tax (TOT) and county/state tax registration

• Register for and remit Contra Costa County TOT (typically 10–12% depending on voter-approved measures), with quarterly filings. Contact the County at (925) 335-1050 for TOT registration and program details.
• If taxable services are provided, consider registering for California Department of Tax and Fee Administration (CDTFA) for state tax obligations.
• Keep complete records of guest nights, rates, taxes collected, and remittances.

4. Neighbor relations and operations

• Establish quiet hours, parking rules, and occupancy limits aligned with local and state standards (see regulations).
• Publish clear house rules; consider a welcome packet and a 24/7 guest support line.

5. Insurance and legal posture

• Secure short-term rental or landlord liability coverage appropriate for transient lodging.
• Avoid bookings via platforms that might contravene local rules (e.g., ADU STRs; see regulations below).
• Monitor local code updates; the Town may adopt STR policies in the future.

6. Listing and guest vetting

• Use reputable platforms and enforce minimum stays to ensure compliance (e.g., avoid <30-day stays for SB 9 units).
• Validate occupancy caps and verify IDs/payment information where feasible.

Required Documents, Permits, Licenses, and Guidelines

• No Moraga STR permit or registration is required as of the date of this guide.
• Building and fire: Obtained via Contra Costa County Building Department and MOFD when work is performed; the rental itself does not require a building permit.
• TOT registration and remittance: Contra Costa County (register and file TOT returns).
• Hosting documentation:
  • Guest roster and booking records; proof of TOT remittance.
  • Safety compliance record (smoke/CO detectors, extinguisher service dates).
  • House rules and emergency contact information.
• Legal posture:
  • HOA/CC&R approval if applicable.
  • Deed restriction review for rental limitations.
  • ADA readiness and local/state health/safety code compliance.

Regulations: City, County, and State (What Actually Applies)

Moraga has no dedicated STR ordinance in the provided materials; state law controls in several areas, and county tax administration is required.

• City level (Moraga): No STR registration or permitting program identified. All residential uses must remain consistent with underlying zoning and general health/safety codes.
• SB 9 restriction: Units created under SB 9 may not be rented for fewer than 30 days; short-term rentals of such units are prohibited by state law.
• State restrictions for certain ADUs: Streamlined ADUs approved after January 1, 2020 may not be used as STRs. This is a statewide limitation and applies in Moraga.
• County-level (Contra Costa): TOT registration and tax remittance are required for short-term rentals; contact the County for program specifics and current rates.
• Operational considerations: Comply with local noise, parking, and occupancy norms; ensure fire and safety equipment are present and maintained.

For context only (not Moraga policy): Neighboring Orinda requires hosted STRs, annual registration, occupancy caps, and quarterly TOT. Do not assume Moraga adopts similar rules; Moraga currently lacks such an ordinance.

Contact Information (Phone, Email, Website)

• Town of Moraga, Planning Department
  • Address: 329 Rheem Boulevard, Moraga, CA 94556
  • Phone: (925) 888-7040
  • Email: planning@moraga.ca.us
  • Website: www.moraga.ca.us
• Moraga–Orinda Fire District (MOFD)
  • Plan review and fire code compliance: submit plans per MOFD requirements (MOFD, “Submitting Plans”)
• Contra Costa County (TOT)
  • Phone: (925) 335-1050
  • Website: Contra Costa County – Transient Occupancy Tax

Source Pages (Direct Links)

• Moraga Municipal Code (Municode), Short-term Rental: library.municode.com/ca/moraga/codes/municipal_code?nodeId=MOCA_TIT8PLZO_CH8.114SHRMRE
• Town of Moraga SB-9 FAQs: www.moraga.ca.us/DocumentCenter/View/7278/SB-9-FAQs-PDF
• SB-9 Urban Housing Development Eligibility Checklist and Submittal Requirements (Moraga): www.moraga.ca.us/DocumentCenter/View/9075/SB-9-Urban-Housing-Development-Moraga-Application-PDF
• Contra Costa County – Applying for a Building or Grading Permit: www.contracosta.ca.gov/7863/Applying-for-a-Building-or-Grading-Permi
• MOFD – Submitting Plans: www.mofd.org/business/submitting-plans
• East Bay Municipal Utility District (EBMUD): www.ebmud.com/
• Central Contra Costa Sanitary District: www.centralsan.org/
• City of Orinda – Short-Term Rentals (for contextual comparison only): www.cityoforinda.org/365/Short-Term-Rentals
• California HCD – SB 9 Fact Sheet: www.hcd.ca.gov/docs/planning-and-community-development/SB9FactSheet.pdf
• California Legislative Information – SB 9: leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202120220SB9

Investor takeaway: Moraga currently permits STRs without a dedicated registration program. Your core obligations are state-law compliance (especially SB 9 unit restrictions), safety/fire readiness, HOA/deed verification, and county TOT registration and remittance. Keep meticulous records and monitor for future local STR policy changes.