Mountain View Short Term Rental Regulation: A Guide For Airbnb Hosts

What are short term rental (Airbnb, VRBO) regulations in Mountain View, California?

In Mountain View, California, the city has implemented regulations to govern the short-term rental market, which has seen significant growth in recent years. This growth has led to concerns about the impact on the local housing market and community. To address these concerns, the city has established a comprehensive set of rules and regulations for short-term rentals.

Firstly, hosts are required to register with the city and obtain a business license. This registration process involves submitting a business license application, using the NAICS Code 531110 (Lessors of Residential Buildings and Dwellings), and completing the Self-certification Affidavit Form for Short-Term Rentals. Additionally, hosts are required to register for Transient Occupancy Tax (TOT) and remit a 10% fee on all bookings.

The city's Short Term Rental Ordinance sets operating standards for short-term rentals, including a cap of 90 days per year for whole home rentals, no cap for renting only a portion of a home, and requirements for hosts to respond to complaints within 1 hour. This ordinance aims to mitigate potential negative impacts of short-term rentals on the local community, such as noise, overcrowding, and the depletion of the city's housing stock.

Furthermore, the city has introduced regulations to rein in hosts who were converting homes into de facto hotels, impacting the city's housing supply. The regulations aim to address complaints of noise, garbage, and loss of parking caused by certain types of short-term rental operations in Mountain View.

Hosts are required to register their short-term rental properties with the city, pay a $165 annual registration fee, and provide contact information for a local person who can respond to concerns and complaints within 60 minutes. Failure to comply with regulations may result in the revocation of registration.

In addition, the city has restrictions on events that can be held at short-term rental properties. Special events, weddings, parties, and corporate gatherings that could cause disruptions in the neighborhood are not allowed at these properties.

These regulations aim to strike a balance between accommodating the growing demand for short-term rentals and ensuring the well-being of the local community and housing market in Mountain View, California.

Starting a Short Term Rental Business in Mountain View

Here is a detailed guide on how to start a short-term rental business in Mountain View:

• Research and Understand Local Regulations

Before diving into the short-term rental business, it is crucial to thoroughly research and understand the specific regulations and requirements set by the City of Mountain View. Familiarize yourself with the city's ordinances, zoning codes, and any restrictions that may apply to short-term rentals in the area.

• Obtain a Business License

One of the primary requirements for operating a short-term rental in Mountain View is to obtain a business license from the city. Hosts need to submit a business license application, use the NAICS Code 531110 (Lessors of Residential Buildings and Dwellings), and complete the Self-certification Affidavit Form for Short-Term Rentals.

• Register for Transient Occupancy Tax (TOT)

Hosts are required to register for Transient Occupancy Tax (TOT) and pay a 10% fee on all bookings. This tax is collected directly from platforms like Airbnb and is crucial for ensuring compliance with local tax regulations.

• Comply with Operating Standards

Mountain View has established operating standards for short-term rentals to maintain the quality of life in residential neighborhoods. These standards include a cap of 90 days per year for whole home rentals, no cap for renting only a portion of a home, and a requirement for hosts to respond to neighbor complaints within 1 hour. Additionally, events, parties, and weddings are prohibited at short-term rental properties.

• Ensure Liability Insurance Coverage

Depending on the type of short-term rental operation, hosts may be required to provide proof of liability insurance. This is particularly important for hosted home-sharing arrangements to protect both the host and guests in case of any unforeseen incidents.

• Stay Informed and Updated

Regulations and requirements for short-term rentals can evolve over time. It is essential for hosts to stay informed about any changes in regulations, zoning codes, or tax requirements to ensure ongoing compliance with the law.By following these steps and adhering to the regulations set by the City of Mountain View, hosts can establish a successful and legally compliant short-term rental business in the area.

Short Term Rental Licensing Requirement in Mountain View

Based on the search results provided, here are the key details about the short-term rental licensing requirement in Mountain View, California:

• Registration Requirement: By July 1, 2019, properties being used or advertised as short-term rentals (STRs) in Mountain View must register with the city.1
• Registration Fee: A $165 annual registration fee is required to cover the city's costs of regulating short-term rentals.1
• Transient Occupancy Tax (TOT): Similar to hotel guests, short-term rental guests/renters must pay a Transient Occupancy Tax (TOT) equivalent to 10% of the rental cost.12
• Hosted vs Unhosted Rentals: Unlimited hosted rentals (where the operator is present onsite) are allowed, while unhosted rentals (where the operator is not present) are capped at a maximum of 60 nights per year.1
• Contact Information: Short-term rental operators must provide the city and neighbors with contact information for a local person who can respond to concerns and complaints within 60 minutes.1
• Enforcement: The city may revoke the registration, prohibiting a property from being used as a short-term rental, for failure to comply with the regulations, false statements in the application, or violations of other city codes or laws.1

In summary, Mountain View requires short-term rental hosts to register with the city, pay an annual fee, collect and remit the Transient Occupancy Tax, and adhere to specific operating standards, with the threat of registration revocation for non-compliance.

Required Documents for Mountain View Short Term Rentals

Compliance with Mountain View's short-term rental regulations necessitates hosts to provide the following documents:

• Business license application
• NAICS Code 531110
• Self-certification Affidavit Form for Short-Term Rentals
• Transient Occupancy Tax Registration
• Proof of liability insurance (for hosted home-sharing only in Palo Alto)

These documents are essential to ensure hosts are operating within the city's guidelines and contributing their fair share of taxes to the local economy.

Mountain View Short Term Rental Taxes

Based on the provided sources, the information regarding Mountain View Short Term Rental Taxes is as follows:

• Transient Occupancy Tax (TOT): Mountain View requires short-term rental guests/renters to pay a Transient Occupancy Tax (TOT) equivalent to 10% of the rental cost. This tax is similar to what hotel guests pay and is collected directly from platforms like Airbnb and other short-term rental services3.
• Revenue Generation: The city of Mountain View is expected to receive at least $1.26 million in hotel taxes from Airbnb and similar services. By enforcing regulations and collecting TOT from short-term rental hosts, the city aims to generate revenue that would otherwise have been waived due to minimal taxes on short-term rentals in the past4.
• Impact on Compliance: The implementation of TOT and other taxes on short-term rentals is part of the city's efforts to regulate the industry and ensure compliance with local regulations. Hosts are now required to pay fees for business licenses, registration, and hotel taxes, contributing to the city's revenue and ensuring that short-term rentals operate within the established guidelines4.

In summary, the Transient Occupancy Tax (TOT) in Mountain View is set at 10% of the rental cost for short-term rental guests, contributing to the city's revenue and regulatory efforts in the short-term rental industry.

Mountain View Wide Short Term Rental Rules

The City of Mountain View has established a comprehensive set of rules and restrictions to govern short-term rentals, including:

• A cap of 90 days per year for whole home rentals
• No cap for renting only a portion of a home
• Requirement for hosts to respond to neighbor complaints within 1 hour
• Prohibition of events, parties, and weddings at short-term rental properties
• Occupancy limits based on the number of bedrooms in the rental property

These regulations aim to mitigate potential negative impacts of short-term rentals on the local community, such as noise, overcrowding, and the depletion of the city's housing stock.

Does Mountain View Strictly Enforce STR Rules? Is Mountain View Airbnb Friendly?

While Mountain View has implemented a comprehensive regulatory framework for short-term rentals, there have been concerns about the city's enforcement of these rules. In 2020, reports indicated that only a small fraction of the city's Airbnb hosts were registered with the local authorities, suggesting a potential lack of enforcement or compliance.

This perceived leniency has led some to view Mountain View as relatively Airbnb-friendly, especially when compared to other cities in the region that have taken a more stringent approach to short-term rental regulations.

However, it's important to note that the level of enforcement can vary over time, and hosts should remain vigilant in ensuring full compliance with all applicable rules and regulations.

How to Start a Short Term Rental Business in Mountain View

To start a short-term rental business in Mountain View, hosts should follow these steps:

• Thoroughly research and understand the city's zoning codes, ordinances, and regulations pertaining to short-term rentals.
• Obtain a business license from the City of Mountain View by completing the necessary application process.
• Register for Transient Occupancy Tax (TOT) and fulfill the 10% fee requirement on all bookings.
• Submit the completed Self-certification Affidavit Form for Short-Term Rentals.
• Ensure compliance with liability insurance requirements, particularly for hosted home-sharing in Palo Alto.
• List the rental property on popular short-term rental platforms like Airbnb, VRBO, and others.

It's crucial for hosts to stay up-to-date with any changes or updates to the city's short-term rental regulations to maintain full compliance and avoid potential penalties or legal issues.

Who to Contact in Mountain View about Short Term Rental Regulations and Zoning?

For detailed information on Mountain View's short-term rental regulations and zoning requirements, hosts can reach out to the City of Mountain View's Finance and Administrative Services Department. The department can be contacted at (650) 903-6310 or via email at finance@mountainview.gov.

What do Airbnb Hosts in Mountain View on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions among Airbnb hosts in Mountain View on platforms like Reddit and Bigger Pockets, there is a range of opinions and experiences regarding the local regulations governing short-term rentals in the city. Here is a more expanded view of what Airbnb hosts in Mountain View are expressing about the local regulations:

Mixed Opinions on Regulations

• Challenges with Income: Some hosts have voiced concerns about the impact of regulations on their income. They highlight that the number of short-term rental operators is increasing rapidly, leading to more competition and potentially lower revenue per host. This situation has caused frustration among hosts who rely on short-term rentals as a source of income.
• Enforcement Issues: There are discussions indicating dissatisfaction with the enforcement of regulations in Mountain View. Despite the city's requirements for hosts to register, obtain business licenses, and pay a 10% fee on bookings, there are reports suggesting that many Airbnb operators in the city are not fully complying with these rules. This lack of widespread compliance raises questions about the effectiveness of enforcement measures.
• Perceived Gaslighting: Some hosts on Bigger Pockets have expressed skepticism about the motivations behind certain landlords' efforts to maintain the Airbnb hype in the U.S. There are mentions of perceived gaslighting, where landlords are seen as downplaying challenges faced by hosts and emphasizing the benefits of short-term rentals without addressing the practical difficulties.
• Compliance Challenges: Hosts have highlighted the complexities and challenges of navigating the regulatory landscape in Mountain View. The requirements for registration, licensing, and tax compliance can be daunting for hosts, especially those who are new to the short-term rental business or operating in a highly regulated environment.

Enforcement and Compliance Concerns

• Lack of Compliance: The discussions suggest that a significant number of Airbnb hosts in Mountain View may not be fully adhering to the city's regulations. This lack of compliance raises questions about the effectiveness of the regulatory framework and the city's ability to ensure that all hosts operate within the established guidelines.
• Impact on Hosts: Hosts' experiences with the regulations vary, with some feeling burdened by the requirements and others expressing frustration with the perceived lack of enforcement. The overall sentiment reflects a mix of challenges, uncertainties, and dissatisfaction with the regulatory environment for short-term rentals in Mountain View.

In conclusion, the discussions among Airbnb hosts in Mountain View on Reddit and Bigger Pockets reveal a complex landscape of opinions and experiences regarding the local regulations governing short-term rentals. Hosts are grappling with challenges related to income, enforcement, compliance, and the overall impact of regulations on their operations in the city.