San Bernardino Short Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short Term Rental Business in San Bernardino

Short-term rentals (STRs) are allowed for homes located in the mountain and desert areas of unincorporated San Bernardino County that are rented for 30 days or less23. The city of San Bernardino itself is in the process of crafting regulations for STRs based on those in other cities to address complaints from residents about noise, parking problems, property damage and litter3.

As of January 2023, the city had about 120 active STR listings, down from 200 the previous year, potentially indicating increased enforcement efforts3. Most of these properties are owned by out-of-town investors who currently pay no transient occupancy tax to the city. The city estimates it could have collected $100,000 in transient occupancy tax in 2022 alone from STRs3.

San Bernardino County has seen a boom in STRs in recent years, especially in popular tourist destinations like Joshua Tree, Big Bear and Lake Arrowhead. In 2022, the county had 7,749 permitted STRs, with the most in Big Bear City (1,400), Joshua Tree (over 1,000) and Sugarloaf (428)6. The COVID-19 pandemic accelerated STR growth as people sought to escape cities and work remotely in scenic areas6.

However, the proliferation of STRs has led to backlash from some residents who argue they degrade quality of life and make it harder for locals to find affordable housing. In the first half of 2023, the county received about 1,300 STR-related complaints and issued 51 citations for issues like noise, improper trash disposal, and fire hazards12.

To address these concerns, in June 2021 the county drastically increased fines for STR violations, from $100 to $1000 for a first offense, up to $5000 for a third offense712. Violations are now criminal misdemeanors. The county also launched a 24/7 complaint hotline and expanded enforcement20.

Short Term Rental Licensing Requirement in San Bernardino

STR permits are required for private homes in the mountain and desert areas of unincorporated San Bernardino County that are rented for 30 days or less279. Permits ensure specific standards are met, including:

• Limits on number of occupants and vehicles based on dwelling size, up to a max of 12 guests3
• Owner/manager must provide a 24-hour contact number for complaints and arrive within 1 hour to resolve issues7
• Compliance with relevant fire, building, zoning and health and safety codes27
• Posting permit number on all STR advertisements7

The initial permit application costs $1,135, including a $600 application fee, $285 permit fee, and $250 neighbor notification fee8. Annual renewal costs $885. Permits must be renewed and properties reinspected every 2 years7.

Required Documents for San Bernardino Short Term Rentals

When applying for an STR permit in unincorporated areas, hosts must submit7910:

• Completed permit application
• Application fees
• Proof of ownership
• Property site plan
• Interior self-inspection checklist
• Owner acknowledgement of operational requirements
• Transient occupancy tax registration form

Hosts must maintain records proving compliance with the STR ordinance and provide them to the county upon request210. The owner's grant deed must be submitted to verify any ownership changes within 30 days10.

San Bernardino Short Term Rental Taxes

San Bernardino County imposes a 7% transient occupancy tax (TOT) on stays under 30 days281119. Hosts must register for a TOT certificate to collect the tax2811.

The county mails quarterly tax return forms to certificate holders8. Hosts submit tax statements using the forms but don't need to include payment, as Airbnb collects the taxes on their behalf81319.

Some cities like Big Bear Lake have additional TOT beyond the county rate. Big Bear Lake's TOT is 8% for a total of 15%19.

San Bernardino wide Short Term Rental Rules

The STR regulations outlined above apply to unincorporated mountain and desert areas of San Bernardino County24. Hosts in incorporated cities should contact their local administrator for specific STR rules24.

Key operational requirements for permitted STRs in unincorporated areas include7101217:

• Informing renters they cannot violate noise or parking rules, create a nuisance, or face $1000+ fines
• Properly disposing of trash in secured bins and removing it after each stay
• Notifying the county of any changes to approved occupancy, parking, or contact info
• Transferring the permit to a new owner within 30 days of ownership change

Accessory dwelling units (ADUs) can be used as STRs if they meet the same standards as the primary dwelling7. But apartment units in a multi-family building are ineligible for STR permits9.

Does San Bernardino strictly enforce STR rules? Is San Bernardino Airbnb friendly?

San Bernardino County has taken significant steps recently to more strictly enforce STR regulations:

• In June 2021, the county drastically increased fines for STR violations, from $100 to $1000 for a first offense, up to $5000 for a third offense; violations are now criminal misdemeanors712
• In 2022, the city of San Bernardino saw active STR listings drop from 200 to 120, likely due to increased enforcement3
• The county received about 1,300 STR-related complaints from January to June 2023 and issued 51 citations12
• In August 2023, the county expanded STR enforcement, launching a 24/7 complaint hotline and after-hours response team20

These changes suggest San Bernardino County is becoming less friendly to STRs compared to the past. Fines of $1000+ per day can be levied for unpermitted rentals513. The county is also studying STRs' impact on housing availability4615.

On Reddit and other forums, residents argue STRs have significantly reduced local housing stock and affordability. One states: "Thousands of properties that would have been available to renters have just vanished."16 Another notes: "Lake Tahoe has been absolutely decimated by the STR market. Resorts have pretty much switched to 75% seasonal visa workers for winter operations because people who want to work there can't find housing."16

STR owners counter that the real issue is inadequate housing supply overall. Some argue the county should allow STR permit fees and TOT revenue to fund new affordable housing10. However, currently there is no provision for reinvesting STR taxes into housing10.

So while permitted STRs are still allowed in certain areas, San Bernardino County seems to be more heavily regulating the industry in response to community backlash. Substantial fines, strict permit requirements, and expanded enforcement create barriers to entry. The region appears to be shifting to a less Airbnb-friendly environment as it grapples with the pros and cons of STRs.

How to Start a Short Term Rental Business in San Bernardino

Here are the key steps to legally establish an STR in permitted areas of unincorporated San Bernardino County91014:

• Register and log into the county's online STR portal
• Create and submit a permit application with all required documents and fees
• Pass an exterior inspection by Code Enforcement to verify compliance
• Complete an interior self-inspection and submit the checklist
• Obtain a TOT certificate from the Tax Collector
• Post the STR permit and Good Neighbor brochure in a visible spot in the unit
• Maintain full compliance with all county STR standards and requirements

Note that the process differs in incorporated cities like San Bernardino proper, so check with the local planning department for details24.

Who to contact in San Bernardino about Short Term Rental Regulations and Zoning?

For STR permit and regulation questions in unincorporated San Bernardino County, contact Land Use Services Code Enforcement291420:

• Email: shorttermrental@lus.sbcounty.gov
• 24/7 Complaint Hotline: 1-833-SBC-STR1 (1-833-722-7871)
• Website: str.sbcounty.gov

For properties in San Bernardino city and other incorporated areas, contact the local administrator, planning department or tax office.

To report unpermitted STRs or nuisance issues in unincorporated areas, use the 24/7 complaint hotline above or file online at str.sbcounty.gov1420. You can also submit complaints to Airbnb for violations of their party and event ban20.

What do Airbnb hosts in San Bernardino on Reddit and Bigger Pockets think about local regulations?

There is limited direct feedback from San Bernardino STR hosts on Reddit and Bigger Pockets. But some relevant discussions were found:

• On the San Bernardino subreddit, one user commented STRs "became visibly apparent when blocks were void of any activity during the lockdown"16
• A Redditor noted "Lake Tahoe has been absolutely decimated by the STR market. Resorts have pretty much switched to 75% seasonal visa workers for winter operations because people who want to work there can't find housing"16
• An Airbnb subreddit thread discussed San Bernardino's move to craft new STR rules, with hosts worried about impacts on their businesses3
• On Bigger Pockets, members debated whether STRs are really to blame for housing shortages or if the core issue is inadequate supply10

Overall, there seems to be growing friction between STR operators and residents in the San Bernardino area. As the county and cities impose stricter regulations, hosts are concerned about rising costs and operational burdens. But many locals feel STRs are degrading neighborhood character and worsening housing unaffordability.

Balancing the economic benefits of STRs with their negative externalities is an ongoing challenge. San Bernardino County's 2023 STR study aims to provide clearer data on the impacts to inform future policy4615. But it's a complex issue with valid concerns on both sides.

In conclusion, San Bernardino County has seen rapid growth in STRs in recent years, especially in popular mountain and desert communities. But a rising volume of resident complaints about noise, trash, and housing impacts has prompted stricter enforcement and higher penalties for violations.

Unpermitted STRs now face criminal misdemeanor charges and fines up to $5000. The county has expanded its STR team, launched a 24/7 complaint hotline, and is studying the effects on local housing stock.Hosts worry the crackdown will hurt their businesses, but many locals argue STRs are eroding quality of life and driving up rents. With the county shifting to a less Airbnb-friendly stance, the future of STRs in the region is uncertain. Clearer data from the county's ongoing study will be key to striking the right balance in STR policy.