Executive Overview

Short-term rentals ARE ALLOWED in Valyermo, California, which is located within Mono County. Mono County has established a comprehensive regulatory framework for short-term rentals through its General Plan, specifically Chapters 25 and 26. The county permits two distinct types of short-term rentals: Type I (owner-occupied properties requiring a Use Permit) and Type II (non-owner-occupied properties requiring land use redesignation). All short-term rentals must comply with strict health and safety standards, obtain multiple permits and licenses, and adhere to transient rental standards and enforcement regulations.

How to Start a Short-Term Rental Business in Valyermo/Mono County

Starting a short-term rental business in Valyermo involves navigating Mono County's established regulatory framework. The process varies depending on whether you plan to operate an owner-occupied or non-owner-occupied rental.

For Type I Short-Term Rentals (Owner-Occupied)

1. Property Qualification: Ensure your property has land use designation of SFR (Single-Family Residential), ER (Estate Residential), RR (Rural Residential), MFR-L (Multi-Family Residential-Low), or RMH (Residential Mobile Home)

2. Use Permit Application: Submit a Conditional Use Permit application to the Mono County Planning Commission, including:

   • Site plan and property details
   • Owner occupancy verification
   • Compliance with parking requirements (one space per sleeping room)
   • Certificate of Occupancy for the rental unit

3. Public Notification: The county will provide notice to all property owners within 500 feet of your parcel 30 days before the public hearing

4. Planning Commission Review: Attend the public hearing where neighbors can voice support or opposition. The commission will make findings based on compatibility and opposition levels

5. Permit Approval: If approved, receive your Use Permit which runs with the owner (not the land) and terminates upon ownership change

For Type II Short-Term Rentals (Non-Owner-Occupied)

1. Land Use Redesignation: Apply for a land use designation change (e.g., SFR-STR) through the General Plan Amendment process (Chapter 48)

2. Extended Process: This involves a more complex process similar to land use redesignation, requiring additional public hearings and environmental review

3. Neighbor Notification: Must demonstrate no reasonable opposition from neighbors within 500 feet

4. Adequate Access: Property must have adequate year-round access

Required Documents, Permits, Licenses, and Guidelines

Essential Permits and Licenses

1. Vacation Home Rental Permit (Chapter 26.020)

   • Application available from Department of Finance or Community Development Department
   • Must be issued before any transient rental activity

2. Mono County Business License

   • Required and must remain active during all rental periods
   • Obtained from Mono County Finance Department

3. Transient Occupancy Certificate

   • Issued simultaneously with Vacation Home Rental Permit upon meeting all conditions
   • Required for TOT compliance

4. Use Permit (Type I) or Land Use Redesignation (Type II)

   • Processing through Mono County Planning Commission
   • Public hearing requirement

Health and Safety Standards (Chapter 26.040)

Fire Safety Requirements:

• Carbon monoxide and smoke detectors in all sleeping areas
• Minimum one 2A:10B:C fire extinguisher per floor (75-foot travel distance maximum)
• Annual Fire Marshal certification for extinguishers
• Spark arresters on fireplace flues (3/8" to 1/2" opening)
• Clear roof and grounds of combustible materials
• Five-gallon metal ash container with tight-fitting lid for fireplaces

Structural and Safety Standards:

• Stable stairs, decks, guards, and handrails
• Operable bedroom windows for emergency escape
• At least one screened window per bedroom for ventilation
• All utilities connected and in good working condition
• Telephone service connected to local carrier and reverse 911 directory
• Locking mechanisms on exterior doors operable from inside without keys

Additional Safety Requirements:

• Hot tubs, pools, and spas must be fenced or equipped with locking covers
• No evidence of pest infestations
• Clear exits at all times
• Tree limbs must be kept 10 feet from chimney openings
• No flammable materials within 54 inches of fireplaces or 30 inches from heaters

Documentation Requirements

Rental Agreement Must Include:

• Copy of Mono County vacation home rental permit
• Maximum occupancy limits (2 persons per bedroom plus 2 additional, max 10 persons)
• Parking requirements and designated locations
• Trash disposal requirements (including bear-proof containers)
• 24-hour contact information for property manager/owner
• Guest list maintenance requirements

Exterior Signage:

• Temporary identification sign not exceeding 8.5" x 11"
• Posted during all rental periods
• Must include manager/owner name, 24-hour contact, maximum occupancy, and parking diagram
• May be illuminated if compliant with County lighting standards

Interior Notices:

• Posted adjacent to front door
• Emergency contact information (911, property manager, fire department, Sheriff)
• Trash disposal instructions including bear-safe requirements
• Proper use instructions for appliances, fireplaces, and other fixtures
• Parking and occupancy violation consequences

Specific Regulations for Short-Term Rentals

County-Level Regulations (Mono County)

Occupancy Limits:

• Maximum 2 persons per bedroom plus 2 additional persons
• Absolute maximum of 10 persons unless building official certifies higher occupancy
• May be restricted by septic system limitations per Environmental Health

Parking Requirements:

• Based on Mono County General Plan parking standards
• No off-site or on-street parking allowed
• Violations subject to fines and vehicle towing
• Parking diagram must be included in all materials

Trash and Waste Management:

• Bear-proof containers required in bear areas
• Weekly trash removal during any occupancy period
• Property management responsible for cleanup if tenants fail to comply
• Clear posting of disposal requirements required

Snow Removal:

• Driveways, walkways, stairs, and all exits must be cleared before each occupancy
• Continuous snow removal during occupancy as needed
• Includes snow and ice removal from roofs, decks, and stairs

Manager/Owner Availability:

• 24-hour telephone availability required
• Failure to respond may result in permit revocation
• Written agreement with management companies must ensure compliance
• Personal liability and fire insurance required

State-Level Regulations (California)

Transient Occupancy Tax (TOT):

• Must comply with Mono County Code Chapter 3.28
• Owner remains responsible even if using management company
• Registration certificate required
• Accurate reporting and remittance mandatory

Conditional Development Zones:

• No short-term rentals permitted during avalanche season (November 1 - April 15)
• Applies to parcels within avalanche zones

Enforcement and Penalties

Administrative Fines:

• First violation: $1,000
• Second or subsequent violation within three years: $2,000
• Additional penalties include permit suspension/revocation and business license suspension

Revocation Process:

• 10-business-day notice of proposed revocation hearing
• Hearing officer (Planning Commissioner) conducts hearing
• 5-year ban on new permits after revocation
• Immediate suspension possible for public health/safety threats

Compliance Requirements:

• No code violations, stop-work orders, or other violations outstanding
• Regular inspections and audits permitted
• Must comply with all fire, building, safety, and health codes

Contact Information for Local Authority

Mono County Community Development Department

Main Office - Mammoth Lakes:

• Address: PO Box 347, Mammoth Lakes, CA 93546
• Phone: 760.924.1800
• Fax: 924.1801
• Email: commdev@mono.ca.gov

Bridgeport Office:

• Address: PO Box 8, Bridgeport, CA 93517
• Phone: 760.932.5420
• Fax: 932.5431

Website: www.monocounty.ca.gov

Planning Commission

Commission Secretary: CD Ritter Hearing Scheduling: Contact Commission secretary for meeting dates and agendas

Board of Supervisors (Appeal Authority)

Address: Same as Community Development Department For Appeals: Submit written appeals within 10 days of Planning Commission decision

Source Documentation Links

Primary Regulatory Documents:

• Mono County General Plan Chapter 25 - Short-Term Rental - Establishment of Type I and Type II short-term rental frameworks
• Mono County General Plan Chapter 26 - Transient Rental Standards & Enforcement - Comprehensive health, safety, and operational standards

Planning Commission Documents:

• October 19, 2017 Planning Commission Agenda Packet - Contains CUP 17-013/Overton case study and public comments
• Conditional Use Permit 17-013/Overton Staff Report - Type I STR approval process example

Cannabis Policy Context:

• General Plan Amendment 17-03 Cannabis Policies - Related land use policy development

Meeting Records:

• September 21, 2017 Planning Commission Minutes - Meeting procedures and public participation guidelines

Mono County Websites:

• Mono County Official Website
• [Planning Commission Agendas and Minutes](http://www.monocounty.ca.gov/boards & commissions/planning commission)
• [Community Development Department](http://www.monocounty.ca.gov/departments/community development)

Video Records:

• Board of Supervisors Cannabis Workshop Video
• Cannabis Overview Presentation Video

Important Investment Considerations:

1. Valyermo-specific Status: Valyermo falls under Mono County jurisdiction, and no separate municipal regulations were found in the provided documents

2. Public Opposition Factor: Neighbor opposition within 500 feet can result in permit denial, making community relations crucial

3. Permit Transferability: Type I Use Permits terminate upon ownership change, affecting property resale value

4. Seasonal Restrictions: Avalanche zone properties cannot operate November 1 through April 15

5. Compliance Burden: Extensive health and safety requirements require ongoing management and potential professional services

6. Enforcement Intensity: Significant penalties and inspection authority indicate active enforcement expectations

This regulatory framework represents a mature, comprehensive approach to short-term rental management that prioritizes community character and guest safety while providing clear pathways for legitimate operators.