Sebastopol, California
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Sebastopol, CA
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Local STR Agent
STR Regulations for Sebastopol, California
Overview
Yes—short‑term rentals (also called vacation rentals) are allowed in Sebastopol, but under tight operational limits and a permit system that distinguishes between “hosted” and “non‑hosted” rentals. Guest stays are capped at 30 days with a seven‑day gap between stays; overnight occupancy is limited to two persons per sleeping room plus up to two additional persons per property, up to a maximum of ten guests. Non‑hosted, full‑time (year‑round) rentals are effectively constrained: the city discourages non‑hosted STRs and, per the city’s informational handout, is not accepting new Conditional Use Permit (CUP) applications for non‑hosted, full‑time vacation rentals because of impacts on the permanent housing stock. If your property is outside Sebastopol city limits in unincorporated Sonoma County, different county rules apply (see the County section below).
How to Start a Short‑Term Rental Business in Sebastopol
- Decide between hosted vs. non‑hosted
- Hosted vacation rental: you live onsite, sleep there overnight while renting one or two bedrooms. This is the permitted path the city encourages.
- Non‑hosted vacation rental: you (or an authorized agent) do not reside onsite. These are permitted for shorter‑term operations, but the city is currently not accepting CUP applications for non‑hosted, full‑time rentals; verify current status with Planning before proceeding.
- Confirm zoning and eligibility
- Verify your parcel is within Sebastopol city limits; if it is in unincorporated Sonoma County (the 95472 zip code includes areas outside city limits), the County’s PRMD/Permit Sonoma governs STRs, not the City of Sebastopol.
- Select the correct permit path
- Hosted vacation rental: Administrative Permit (city).
- Non‑hosted vacation rental: Administrative Permit for ≤30 days/year; CUP is required for >30 days/year—note that the city is not currently accepting CUPs for non‑hosted rentals per the city’s handout; contact Planning for any change in policy.
- Accessory Dwelling Units (ADUs): ADUs built on/after July 1, 2017 require a CUP; ADUs built ≤840 sq ft and built prior to July 1, 2017 can use an Administrative Permit. County rules for ADUs differ (see below).
- Prepare and submit the application
- For hosted rentals: use the city’s Vacation Rental Administrative Permit Checklist and submit to the Planning Department at City Hall. Include the Vacation Rental Acknowledgment and Agreement Form.
- For non‑hosted CUP: use the city’s CUP materials if accepted; note the city’s current stance per the informational handout.
- Obtain business license and tax compliance
- Business license is required for all vacation rentals in Sebastopol.
- Transient Occupancy Tax (TOT) applies; Airbnb collects TOT for its listings. Owners operating through other platforms must register and remit TOT directly to the city.
- Comply with performance standards and neighbor notification
- Post permit and standards inside the unit; include 24/7 contact for owner/agent. The city will mail notice to neighbors within a 300‑foot radius at the applicant’s expense.
- Operationalize
- Ensure 24/7 responsiveness, on‑site response within one hour when notified, on‑site parking compliance, quiet hours enforcement (10 p.m.–7 a.m.), and complete ad disclosures.
Required Documents, Permits, Licenses, and Guidelines
City of Sebastopol (City Limits)
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Administrative Permit (hosted and non‑hosted ≤30 days/year)
- Vacation Rental Administrative Permit Checklist
- Vacation Rental Acknowledgment and Agreement Form (Updated 12.18)
- Owner/authorized agent contact details for 24/7 responsiveness
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Conditional Use Permit (CUP) (non‑hosted >30 days/year; ADU >840 sq ft or built on/after July 1, 2017)
- Vacation Rental Conditional Use Permit Checklist
- Note: City is not currently accepting new CUP applications for non‑hosted vacation rentals (see informational handout); verify with Planning before proceeding.
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Business License
- Required for vacation rental operations; see City Business Licenses.
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Transient Occupancy Tax (TOT)
- Required under Sebastopol Municipal Code Chapter 3.12.
- Airbnb collects TOT for its clients; other platforms/owners must register and remit TOT directly.
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Performance Standards and Operational Rules
- Site design and parking standards
- Noise limits and quiet hours (10 p.m.–7 a.m.)
- Occupancy (two persons per sleeping room plus up to two more, max 10 total)
- Max stay: 30 days; seven‑day gap between stays
- Owner/authorized agent availability and on‑site response within one hour
- Advertisement disclosures (max occupancy, max vehicles, quiet hours, no outdoor amplified sound, TOT certificate number)
- Posting of permit and standards inside the unit
- Neighbor notification (300‑foot radius mailing)
Permit Summary (City of Sebastopol)
- Hosted VR — Always Administrative Permit
- Non‑hosted VR — ≤30 days/year: Administrative Permit; >30 days/year: CUP (not currently accepted per city handout; verify with Planning)
- ADU (≤840 sq ft; built before July 1, 2017): Administrative Permit
- ADU (built on/after July 1, 2017; any size >840 sq ft): CUP
County of Sonoma (Unincorporated Areas)
- Vacation Rental Permit (Zoning Permit) — administered by PRMD/Permit Sonoma
- Vacation Rental License — required in addition to the permit
- Certified Vacation Property Manager — required for all vacation rentals
- TOT — County Transient Occupancy Tax registration and remittance (Airbnb collects and remits for its listings; others must do so directly)
- Performance Standards — compliance with county standards for compatibility with surrounding uses
County STR Zones and Restrictions
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Allowed (with permit):
- Coastal Zone
- Certain Agriculture Residential (AR), Rural Residential (RR), and Planned Community Rural Residential (PCRR)
- Existing single‑family residences in C2, LC, K zoning districts
- Certain Agricultural and Resource zones: Land Extensive Agriculture (LEA), Diverse Agriculture (DA), Resource and Rural Development (RRD)
- Vacation Rental Cap Zone Combining Districts (where concentrations are below caps)
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Not Allowed:
- Low‑Density Residential (R1)
- Higher‑density districts (R2, R3)
- Agricultural Preserve lands under a Williamson Act contract
- Land Intensive Agriculture (LIA)
- Accessory Dwelling Units (ADUs) (County excludes ADUs from vacation rentals)
- Temporary structures (yurts, tiny homes on wheels, etc.)
- Non‑habitable structures
- Areas within Vacation Rental Exclusion (X) Combining Districts or over‑concentration zones within Cap areas
Specific Regulations
City of Sebastopol (Municipal Code references in brackets)
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Unit Types and Permitting
- Hosted VR: Administrative Permit always required
- Non‑hosted VR: Administrative Permit if ≤30 days/year; CUP if >30 days/year (city currently not accepting new non‑hosted CUPs per handout)
- ADUs: Administrative Permit if ≤840 sq ft and built before July 1, 2017; CUP for larger or newer ADUs [SMC 17.260.060]
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Parking
- Hosted: one additional on‑site parking space beyond SMC 17.110 requirements
- Non‑hosted: one on‑site space per sleeping/guest bedroom; if a garage is used, it must be accessible to guests [SMC 17.260.060]
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Noise and Quiet Hours
- Outdoor amplified sound prohibited
- Quiet hours: 10 p.m.–7 a.m.; include in rental agreements and all online ads [SMC 17.260.060; SMC 8.25]
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Occupancy
- Max overnight occupancy: two persons per sleeping room plus up to two additional persons per property; maximum total 10 [SMC 17.260.060]
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Stay Limits
- Max stay: 30 days
- Required gap: seven days between stays [SMC 17.260.060]
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Availability and Response
- Owner/authorized agent must be available by phone 24/7 when rented
- Must be on premises within one hour of notification by renter, Planning Director, or law enforcement [SMC 17.260.060]
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Business License and TOT
- Business license required
- TOT applies; Airbnb remits for its clients; others register and remit directly [SMC 3.12]
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Posting and Neighbor Notification
- Post permit and standards inside the unit, within six feet of the front door
- City mails notice to neighbors within 300 feet at applicant’s expense [SMC 17.260.060]
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Advertisement Requirements
- Include: maximum occupancy, maximum vehicles, quiet hours (10 p.m.–7 a.m.), no outdoor amplified sound, and TOT certificate number [SMC 17.260.060]
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Enforcement
- Initial complaints go to the owner/agent; must respond within 60 minutes and document within 72 hours
- Operating without a permit subjects the unit to a penalty of three times the normal application fee
- Three administrative citations or Planning Director determinations of violation within two years can result in summary permit revocation (minimum two‑year ban on reapplication) [SMC 17.260.060; SMC 1.04]
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Findings for Permit Approval
- Consistency with standards; no detrimental health/safety/welfare impacts
- No over‑concentration of STRs
- Adequate parking
- Preservation of residential design/scale and neighborhood character
- Architectural/historic appropriateness
- For ADUs: permit does not reduce the city’s affordable housing stock [SMC 17.260.060]
County of Sonoma (Unincorporated STRs)
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Required Components
- Vacation Rental Permit (Zoning Permit) and Vacation Rental License
- Certified Vacation Property Manager
- Compliance with performance standards and TOT
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Allowed/Not Allowed Zoning
- See “County STR Zones and Restrictions” above for a concise view of allowed and prohibited zones and areas.
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Distinctions
- County defines “vacation rental” as rental of an entire private residence for ≤30 days, excluding Bed & Breakfasts and hosted rentals, which are separately regulated.
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Occupancy, Parking, Stay Limits, Enforcement
- County standards govern occupancy, parking, stay lengths, and enforcement through PRMD/Permit Sonoma’s program materials and ordinances.
Contact Information
City of Sebastopol — Planning Department
- Address: 7120 Bodega Avenue, Sebastopol, CA 95472
- Phone: (707) 823‑6167
- Fax: (707) 823‑1135
- Email: planning@cityofsebastopol.gov
- Hours: Mon–Thu: 7:30 a.m.–12:00 p.m.; 12:30 p.m.–5:00 p.m.; Closed Fridays
County of Sonoma — Permit Sonoma (PRMD)
- Address: 2550 Ventura Avenue, Santa Rosa, CA 95403
- Phone Operator: (707) 565‑1932
- Vacation Rental Email: PRMD‑VacationRentals@sonomacounty.gov
- Vacation Rental Phone Hours: Mon 9:00 a.m.–1:00 p.m.; Tue–Wed 12:00 p.m.–4:00 p.m.; Thu–Fri 9:00 a.m.–1:00 p.m.
Links to Source Pages (Important)
- City of Sebastopol — Vacation Rentals Overview and Links to Forms
- Sebastopol Municipal Code — Vacation Rentals (17.260.060)
- City of Sebastopol — Vacation Rental Information Handout (Aug 7, 2019)
- City of Sebastopol — Vacation Rental Administrative Permit Checklist
- City of Sebastopol — Vacation Rental Acknowledgment and Agreement Form (Updated 12.18)
- Permit Sonoma — Vacation Rentals & Hosted Rentals Overview
- Modern Living Sonoma — Guide to STR Rules in Sonoma County (contextual market
Sebastopol
Market Saturation Score
Photos of Sebastopol
Overview of Sebastopol
Sebastopol, California, is a charming small city located in Sonoma County, in the heart of Northern California's wine country. With a population of approximately 7,500 residents, Sebastopol offers a quaint, community-focused environment. It is situated about 52 miles north of San Francisco, making it a convenient escape from the hustle and bustle of the major city.
Sebastopol is renowned for its serene landscapes, rich history, and a vibrant arts scene. One of the key attractions includes The Barlow, a 12-acre outdoor market district featuring local food, wine, beer, spirits, and crafts. More information about The Barlow can be found on their official website.
For nature enthusiasts, the nearby Armstrong Redwoods State Natural Reserve offers breathtaking views of ancient redwood trees. To learn more, visit the official page.
Additionally, Sebastopol is only a short drive from several renowned vineyards and wineries, making it an attractive destination for wine lovers. The city also features the Luther Burbank’s Experiment Farm, an agriculture experiment station created by the famed horticulturist Luther Burbank, which provides unique historical context and picturesque views (Luther Burbank Experiment Farm).
Overall, Sebastopol's proximity to San Francisco, coupled with its unique offerings and picturesque setting, make it a compelling location for short-term rentals.
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