Executive Summary: Are STRs Allowed in Pomona?

Short-term rentals (STRs) are allowed in Pomona but are tightly regulated and only permitted as hosted stays in owner-occupied primary residences. Un-hosted rentals are prohibited. All STR operators must obtain an STR permit, meet strict eligibility requirements, and comply with operating rules on parking, occupancy, safety, and use. STRs must be used solely for overnight lodging; event-oriented uses (e.g., weddings, parties, pool-only rentals) are prohibited. Operators must collect and remit the City’s 10% Transient Occupancy Tax (TOT), register for TOT, and maintain ongoing compliance.

This guide distills the governing rules, the step-by-step path to compliance, and practical considerations for investors considering or currently operating STRs in Pomona.

• Are STRs allowed? Yes, but only as hosted stays in an owner-occupied primary residence; no un-hosted rentals.
• Must I get a permit? Yes; only a fee owner may hold an STR permit, and an STR permit is required before operation.
• Am I eligible? Eligibility includes 60 days of prior residency at the property, owner-occupancy as the primary residence, a Zoning Clearance Letter confirming residential zoning, and only hosted stays are permitted.
• Taxes? A 10% TOT is imposed on the rent charged to guests. You must register for TOT and file monthly remittances.
• Key restrictions? Parking limited to designated on-site spaces; no events or commercial uses; ADUs/JADUs cannot be used as STRs; clear display of the STR permit number in all marketing; 24/7 emergency contact response within 30 minutes; abutting property owner/occupant notification required before activity begins.

For context, Pomona adopted Urgency Ordinance No. 4327 on January 23, 2023, to address quality-of-life and neighborhood impacts linked to STRs. The ordinance is explicitly tied to hosted stays and owner-occupancy standards.

Source: Pomona STR page and Urgency Ordinance No. 4327; Daily Bulletin coverage.

Market and Compliance Context

Before 2023, Pomona relied primarily on business licensing and TOT collection. Enforcement proved challenging; in 2022 the City issued 45 citations, almost all for un-hosted STRs. By late January 2023, only about 43 homes had a business license with 60 additional licensed properties advertising as STRs. The City contracted with HdL Companies to track and capture non-compliant rentals and ensure tax collection. The urgency ordinance replaced a patchwork of prior requirements with a comprehensive STR permitting scheme centered on owner-occupancy and hosted stays.

Source: Daily Bulletin coverage of ordinance adoption and enforcement context.

Eligibility and Eligibility Restrictions

The ordinance creates a narrow path for STR operation:

• Hosted stays only: Un-hosted rentals are prohibited.
• Owner-occupancy requirement: The host must occupy the property as a primary residence.
• Prior residency: The permitee must have lived in the home for at least 60 days before applying.
• Fee ownership: Only the fee owner may hold an STR permit. Lessees/tenants cannot hold a permit or sublet as STRs.
• Zoning clearance: The operator must obtain a Zoning Clearance Letter confirming the property is zoned for residential use.
• ADU/JADU prohibition: No accessory dwelling unit or junior accessory dwelling unit may be used for short-term rental.
• Multi-unit buildings: An STR owner living on-site year-round in one unit of a multi-unit building may lease other units as STRs, provided the STR remains hosted and meets all other requirements.
• Notification: Prior to commencing activity, the host must notify abutting property owners and occupants.

These thresholds are strict by design; the City’s stated objectives are to preserve residential character, reduce nuisance impacts, and ensure accountability through on-site hosts.

Source: Pomona STR page and Ordinance text.

How to Start a Short-Term Rental in Pomona: Step-by-Step

1. Confirm eligibility and zoning

• Verify that the property is your primary residence and you have resided there for at least 60 days prior to applying.
• Obtain a Zoning Clearance Letter confirming residential zoning.

2. Apply for an STR permit

• Submit the application via the City’s STR portal. The City has indicated applications are filed online; complete all requested details (owner identity, contact information, proof of residency, zoning clearance, etc.) and include any required notarized affidavit.

3. Register and remit TOT

• Register with the City for the 10% Transient Occupancy Tax (TOT).
• Implement monthly TOT filing and remittance procedures.

4. Comply with ongoing obligations

• Host at all times; ensure a 24/7 emergency contact is available to respond on-site within 30 minutes.
• Ensure guest parking is limited to designated, legal on-site spaces only.
• Use the STR only for overnight lodging (no events, parties, conferences, or commercial functions).
• List the City-issued STR permit number and expiration date in all marketing and listings.
• Notify abutting owners/occupants prior to operation.

5. Manage renewals and updates

• Track permit expiration, respond to inspections or documentation requests, and keep the City apprised of ownership or contact changes.

Note: The City references “60 days” for prior residency and “hosted-only operation.” If an application asks for different detail, follow the City’s instructions.

Sources: Pomona STR page (registration link and rules); TOT page (tax, registration, forms).

Required Documents, Permits, Licenses, and Guidelines

• STR permit and registration (via the City’s STR portal).
• Zoning Clearance Letter verifying residential zoning.
• Business License context: The City previously required a business license and cited properties lacking one. Under the urgency ordinance, all STRs must obtain an STR permit regardless of any prior business license; new or continuing operators should verify business license applicability with Finance.
• TOT registration and monthly tax remittance (10% TOT).
• STR owner must provide a 24-hour emergency contact capable of responding on-site within 30 minutes.
• Notarized affidavit affirming primary residence status and availability of local contact/management.
• Proof that any accessory structure being rented is legally permitted and habitable (Building Official may require inspection if permit history is insufficient).
• Property insurance and any documents required by the portal.

Sources: Pomona STR page and Ordinance text.

Operating Regulations and Restrictions

• Hosted stays only: Un-hosted stays are prohibited.
• Owner-occupancy: The host must reside on-site as primary residence throughout guest stays (except daytime or work hours).
• Parking: Guests may only use designated, legal on-site parking; vehicles cannot exceed the number of designated spaces.
• Use limitation: STRs are restricted to overnight lodging. No events or commercial activities (e.g., weddings, receptions, parties, conferences, pool-only rentals).
• Occupancy: Must adhere to occupancy limits established by Building and Safety or the Fire Department.
• Marketing: All advertising and listings must include the City-issued STR permit number and expiration date.
• Emergency response: Host must provide a 24/7 contact who can respond on-site within 30 minutes to complaints.
• Notifications: Notify abutting owners and occupants before beginning STR operations.
• Enforcement: Violations may be enforced as public nuisances and subject to fines; compliance is mandatory.

Sources: Pomona STR page and Ordinance text.

Taxes and Fees

• Transient Occupancy Tax (TOT): 10% of the rent charged to guests.
• Filing and payment: Operators must register with the City and file monthly TOT returns.
• STR permit fee: The City has publicly indicated a $914 annual registration fee. Given fee schedules can change, confirm the current amount at the time of application.
• Penalties: Failure to comply with TOT and STR requirements can result in fines; daily penalties have been referenced publicly for non-compliant operations. Always verify penalty schedules with the City.

Sources: Pomona TOT page (tax rate and registration); Daily Bulletin coverage (permit fee reporting).

City, County, and State Framework

• City of Pomona: Adopted Urgency Ordinance No. 4327 in January 2023, creating a comprehensive STR permitting regime focused on hosted, owner-occupied stays, with explicit prohibitions on un-hosted stays, ADU/JADU use, and commercial/event uses. The City enforces via its STR portal, TOT registration, code enforcement, and monitoring through HdL Companies.
• Los Angeles County: Los Angeles County does not administer Pomona’s STR rules; the City is the primary authority. State-level baseline rules for TOT collection and municipal taxing authority apply.
• State of California: STR operators are subject to standard California requirements for transient occupancy taxation and local business regulation. No statewide ban on STRs exists, but many cities regulate or restrict STRs to address local impacts.

Sources: Pomona STR and TOT pages.

Contact Information

• Finance Department / Revenue (TOT and STR registration): 909-620-2062
• City Hall main line: 909-620-2311
• Address: City of Pomona, 505 South Garey Avenue, Pomona, California 91766
• Mailing address (TOT/Revenue): City of Pomona, Attn: Revenue / UUT, P.O. Box 660, Pomona, CA 91769
• Online STR Registration: Short Term Rental Registration Portal (HdL Companies)
• TOT Page: Transient Occupancy Tax (forms and guidance)

Sources: Pomona TOT page and City directory listings.

Key Links and Source Documents

• Short-Term Rental program and regulations: Pomona STR page (hosted-only rule, eligibility, permit registration)
• Ordinance text: Urgency Ordinance No. 4327 (definitions, eligibility, operating rules, enforcement)
• Background and fee context: Daily Bulletin article on Pomona’s new STR regulations
• Transient Occupancy Tax (TOT): Pomona TOT page (10% tax, registration, forms)
• STR registration portal: Short Term Rental Registration (HdL)
• Downloadable STR resources referenced by the City:
  • Short Term Rental Guidelines (PDF)
  • TOT Registration Form (PDF)
  • TOT Tax Return (PDF)
  • TOT Tax Return Instructions (PDF)
  • TOT Government Exemption Form (PDF)

Risk Management and Compliance Best Practices

• Pre-screen for eligibility: Confirm 60-day prior residency, owner-occupancy status, and residential zoning prior to applying.
• Prepare documentation: Keep proof of residency, zoning clearance, and building/habitability records (including accessory structures) on hand; expect inspection requests if permit history is incomplete.
• Build a compliance culture: Host at all times, provide 24/7 emergency contact, and contractually bind guests to follow parking and occupancy limits.
• Avoid event uses: Strictly prohibit parties, receptions, conferences, pool-only rentals, or any commercial function at the STR.
• Marketing discipline: Display the STR permit number and expiration date in all listings; audit listing content regularly.
• Tax hygiene: File TOT monthly and reconcile with your booking platforms; maintain auditable records and receipts.
• Neighbor relations: Provide proactive notice to abutting owners/occupants; keep a log of complaints and resolutions.
• Track permit lifecycle: Renew promptly; set internal reminders well ahead of expiration.
• Verify current rules: Ordinances and fees can change; confirm any updates with the Finance/Revenue Division before operating.

Sources: Pomona STR page and Ordinance text.

This guide reflects the City’s STR framework as of the current source materials. Regulations evolve; confirm fees, deadlines, and any changes with the City prior to application or renewal.