Comprehensive FAQs for Short-Term Rental (STR) Regulations in Big Bear Lake, CA
Investing in short-term rental (STR) properties requires an in-depth understanding of local regulations. Below is a comprehensive list of frequently asked questions (FAQs) for STR operators and investors to help you navigate the rules in Big Bear Lake and stay compliant while maximizing profitability.
1. What is considered a short-term rental in Big Bear Lake?
A short-term rental in Big Bear Lake is defined as a “vacation rental” or “vacation rental property,” which refers to a residential dwelling unit, or any portion thereof, that is rented for a term of 28 or fewer consecutive days. This includes properties where home-sharing occurs, unless explicitly stated otherwise. The definition is outlined in Section 4.01.020(K) of the ordinance no. 2023-518.
2. Do I need a permit to operate a short-term rental in Big Bear Lake?
Yes, to operate a vacation rental in Big Bear Lake, you are required to obtain a current, valid, and active annual license issued by the city. This license is mandatory for each property before it can be advertised, leased, or rented as a vacation rental. The license must also be conspicuously posted within the vacation rental property, and the license number must be included in all advertisements or solicitations. This requirement is outlined in Section 4.01.030(A-B) of the ordinance. The license must be renewed annually.
3. What are the zoning laws for STRs in Big Bear Lake?
The zoning laws for short-term rentals (STRs) in Big Bear Lake are outlined in Ordinance No. 2023-518, Section 4.01.110, which specifies vacation rental eligibility based on zoning districts and property types:
- R-L & R-1 Zones: Single-family units are eligible. Detached guest houses (without kitchens) can only be rented as part of the primary unit, not separately. Properties with Accessory Dwelling Units (ADUs) are not eligible for STR licenses.
- R-3 Zone: Single-family units are eligible. Attached units (2-4 units) are eligible, but properties with more than 4 units under single ownership (apartments) are not eligible.
- Commercial Zones (including Village Commercial): Single-family units are eligible. Mixed-use buildings, detached single-family units, and attached units are not eligible.
- Zoning map is available here: https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/Planning/City_of_Big_Bear_Lake_Zoning_Map.pdf
Note: Properties licensed before January 11, 2021, that do not comply with these zoning rules may continue their licenses unless revoked or expired for more than 30 days.
4. Are there occupancy limits for short-term rentals in Big Bear Lake?
Yes, there are occupancy limits for vacation rentals in Big Bear Lake. The occupancy must not exceed two adults per bedroom plus two additional adults, excluding persons under 18 years of age. Additionally, the total number of occupants must not exceed one person per 200 square feet of living space or a maximum of 16 persons, whichever is less.
5. What taxes are short-term rental hosts required to pay?
Vacation rental hosts in Big Bear Lake are required to pay the Transient Occupancy Tax (TOT) and the Tourism Business Improvement District (TBID) assessment. The TOT is currently set at 7%, and the TBID assessment adds an additional 2% for a combined total of 9% on all rents collected.
Hosts must collect and remit these taxes to the City of Big Bear Lake. Hosting platforms such as Airbnb and Vrbo are responsible for collecting and remitting these taxes directly to the city. However, hosts are still responsible for ensuring compliance if the hosting platform does not automatically collect the taxes on their behalf. For more details, refer to the City of Big Bear Lake’s guidelines on TOT and TBID collection at Transient Occupancy Tax and TBID Information.
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6. What are the safety and health requirements for STR properties in Big Bear Lake?
Vacation rental properties in Big Bear Lake must comply with specific safety and health requirements as outlined in the City of Big Bear Lake Vacation Rental Checklist and Ordinance No. 2023-518.
Key requirements include:
- Smoke and Carbon Monoxide Detectors: Functional smoke detectors are required in each bedroom, outside sleeping areas, and on every floor. Carbon monoxide detectors must be installed in properties with gas appliances or attached garages.
- Fire Extinguishers: A Class 2A:10B fire extinguisher must be mounted in a visible and accessible location.
- Emergency Exits: All bedrooms must have emergency escape routes, such as operable windows or doors.
- Trash Management: Trash and refuse must be stored in proper containers and not left outside for more than 24 hours before or after collection. Alternative disposal sites, like “Clean Big Bear” facilities, may also be used.
- Noise Control: Excessive noise, amplified music, or spa use is prohibited between 10:00 p.m. and 7:00 a.m., and outdoor noise must comply with the Good Neighbor Policy.
- Occupancy and Parking Compliance: Occupancy limits (two adults per bedroom plus two additional guests, not including children under 18) must be adhered to, and parking must be confined to approved off-street spaces as outlined in the license.
For a complete checklist of health and safety standards, consult the Vacation Rental Checklist available at Vacation Rental Checklist PDF.
7. How are noise and nuisance complaints handled in Big Bear Lake?
Noise and nuisance complaints in Big Bear Lake are handled through a structured process outlined in the regulations. Residents can report complaints to the city’s code enforcement team via the designated hotline. Each vacation rental is required to have a responsible local agent who can respond to issues within 30 minutes. This agent must resolve the issue promptly, as failure to do so may result in penalties or license suspension.
Excessive noise, amplified music, or the use of outdoor spas is prohibited between 10:00 p.m. and 7:00 a.m., as specified in the Good Neighbor Policy. Verified violations of noise or nuisance rules can result in warnings, fines, or other penalties, as outlined in Ordinance No. 2023-518 and the Vacation Rental Checklist.
8. Can I manage multiple short-term rental properties in Big Bear Lake?
Yes, you can manage multiple vacation rental properties in Big Bear Lake. However, an owner may not hold more than two active licenses at any given time. Those who held more than two licenses as of September 16, 2021, are allowed to retain and renew those licenses unless they are revoked or not renewed.
9. What are the penalties for non-compliance with STR regulations in Big Bear Lake?
Penalties for non-compliance with vacation rental regulations in Big Bear Lake are outlined in the fine schedule provided by the city.
For violations such as operating without a valid license or misrepresenting license information, fines start at $1,500 for the first offense, $2,500 for the second offense, and $5,000 for subsequent violations.
Other violations, including issues with trash management, failure to provide proof of Good Neighbor Policy signatures, over-occupancy, excessive noise, improper parking, or failure to respond within 30 minutes to city requests, may result in warnings and fines ranging from $500 to $1,500 depending on the severity and frequency of the violation.
Repeated non-compliance or failure to adhere to city regulations can lead to license suspension, revocation, or additional legal actions.
10. Are there any updates or changes to Big Bear Lake STR regulations I should be aware of?
Most recent updates to vacation rental regulations in Big Bear Lake, as outlined in Ordinance No. 2023-518 (effective December 19, 2023), include enhanced penalties for violations, stricter requirements for compliance with the Good Neighbor Policy, and clear enforcement of occupancy, parking, and noise restrictions.
11. Can I self-manage my short-term rental, or do I need a property management company in Big Bear Lake?
Yes, you can self-manage your short-term rental in Big Bear Lake. However, if you choose to self-manage, you must comply with all applicable regulations, including providing 24/7 contact information for a local responsible party who can respond to complaints and issues within one hour. This local contact must reside within 30 miles of the property. A property management company is not required if you fulfill these obligations.
12. What are the insurance requirements for short-term rentals in Big Bear Lake?
Vacation rental operators in Big Bear Lake must maintain liability insurance with a minimum coverage of $500,000 per occurrence. This ensures financial protection for potential claims or liabilities related to operating a vacation rental property.
13. Are there any local rules regarding hosting platforms (e.g., Airbnb, Vrbo) in Big Bear Lake?
Yes, hosting platforms such as Airbnb and Vrbo in Big Bear Lake are required to comply with local regulations. This includes ensuring that all vacation rental listings display a valid license number, collecting and remitting Transient Occupancy Tax (TOT) and Tourism Business Improvement District (TBID) fees on behalf of hosts, and promptly removing non-compliant listings upon the city’s request. Hosting platforms are also responsible for providing detailed listing information to the city upon request.
14. What are the inspection requirements for STRs in Big Bear Lake?
Vacation rentals in Big Bear Lake are subject to inspections to ensure compliance with all applicable safety, health, and zoning standards. Inspections may include verifying the presence of required smoke and carbon monoxide detectors, fire extinguishers, proper emergency exits, and compliance with Good Neighbor Policy requirements.
Additionally, the city may conduct inspections or audits of property records, tax filings, and other relevant documents to confirm adherence to vacation rental regulations. Regular inspections may also occur during the license application or renewal process. For more details, refer to the Vacation Rental Checklist.
15. Are there any neighborhood-specific restrictions for STRs in Big Bear Lake?
Yes, neighborhood-specific restrictions apply to vacation rentals in Big Bear Lake. Properties must comply with zoning designations that determine whether they are eligible for use as vacation rentals. For example, certain zones, such as R-L and R-1, allow single-family units as vacation rentals, but other zoning areas or property configurations may have different eligibility criteria. Additionally, homeowner association (HOA) rules or private covenants may impose further restrictions on vacation rental operations within specific neighborhoods.
16. Is there a cap on the number of STR permits issued in Big Bear Lake?
Yes, Big Bear Lake imposes a cap on the number of vacation rental permits issued. As of the latest regulations outlined in Ordinance No. 2023-518, the city limits the total number of active vacation rental licenses to 1,500. This cap is part of the city’s effort to balance tourism with maintaining community character and housing availability.
17. What parking requirements exist for STRs in Big Bear Lake?
Parking requirements for vacation rentals in Big Bear Lake mandate that all parking must be off-street and confined to designated areas as outlined in the vacation rental license. The number of vehicles allowed must not exceed the approved number of parking spaces listed on the license.
For older properties with gravel parking spaces that were approved before January 11, 2021, these spaces may continue to be used until January 1, 2026. Additionally, property owners must ensure that snow is cleared from parking areas to maintain access during the winter months.
