A Vacation Rental is the use, by any person, of all or a portion of your Residential Property for a period of 30 calendar days or less.

The County’s Vacation Rental regulations define Residential Property as improved property, used or occupied, or intended to be used or occupied, for residential purposes.

The County’s Vacation Rental regulations allow detached single-family dwellings, including a mobile home or a manufactured dwelling unit on a permanent foundation.

Any dwelling that is not a single family dwelling such as the following structures: duplex dwellings; condominiums; multiple-family dwellings; accessory dwelling units (ADUs); junior accessory dwelling units (JADUs); structures intended for temporary occupancy; agricultural employee housing; and farmworker housing units are prohibited from operating as a Vacation Rental.

If you own a Guesthouse, you are eligible to offer the Guesthouse for rental as a part of your single-family dwelling. The Guesthouse cannot be rented separately from the single-family dwelling. For Homestays, the Guesthouse may be owner-occupied or rented.

Guesthouse cannot be rented separately from the single-family dwelling, meaning there cannot be two separate licenses issued – one for the guesthouse and one for the single-family dwelling.

For Commercial Vacation Rentals, the guesthouse must be included with the single-family dwelling for rent.

If you own a multi-unit building, you are not eligible to offer any units in your property as a Vacation Rental. Vacation Rentals are only allowed in single-family dwellings.

Vacation Rentals are only allowed in single-family dwellings.  If you have a motor home or camping trailer on your property, you are not eligible to offer any of those units as a Vacation Rental.

These regulations apply to the entire unincorporated area of Monterey County.

These regulations do not apply within city limits of Monterey County (such as Carmel-by-the-Sea, Del Rey Oaks, Gonzales, Greenfield, King City, Marina, Monterey, Pacific Grove, Salinas, Sand City, Seaside, and Soledad). Many of these cities have their regulations for short-term vacation rentals. Please inquire with your city about their regulations if you live in one of the incorporated cities.

A Commercial Vacation Rental allows the Owner or Operator to rent their house for an unlimited number of times per year as a Non-hosted Vacation Rental. A Non-hosted rental occurs when you are not present in your house during your guests’ stay. 

A Limited Vacation Rental allows the Owner or Operator to rent their house up to three times per year as a Non-hosted Vacation Rental.

A Homestay rental occurs when the Owner must stay in the house during their guests’ stay. The home must be the Owner’s Primary Residence.

A Homestay occurs when you reside in the home overnight with the guest you are hosting.  A non-hosted rental occurs when you are not present in your home during your guests' stay.

Yes, you will need a permit and approval from the County of Monterey Housing and Community Development Department. To begin to operate a Vacation Rental legally, you must receive the following:

1. A Vacation Rental Operation License from the County of Monterey Housing and Community Development;

1a. For Commercial Vacation Rentals only, a Use Permit or Coastal Development Permit from the County of Monterey Housing and Community Development; and

2. A Business License for your property from the County of Monterey Treasurer-Tax Collector. Applicants can apply for a Business License by following this link. 

To begin to operate a Vacation Rental legally, you must receive the following:

1. A Transient Occupancy Tax (TOT) Certificate from the County of Monterey Treasurer-Tax Collector. Applicants can apply for a TOT Certificate by following this link;

2. A Vacation Rental Operation License from the County of Monterey Housing and Community Development;

2a. For Commercial Vacation Rentals only, a Use Permit or Coastal Development Permit from the County of Monterey Housing and Community Development; and

3. A Business License for your property from the County of Monterey Treasurer-Tax Collector. Applicants can apply for a Business License by following this link. 

Applications for Vacation Rentals in the unincorporated inland area of the Monterey County can be submitted on or after October 14, 2024. Applicants must submit an application no later than April 14, 2024, or cease operating as a Vacation Rental. 

Applications for Vacation Rentals in the unincorporated coastal area of the Monterey County can be submitted on or after October 24, 2025. Applicants must submit an application no later than December 24, 2025, or cease operating as a Vacation Rental. 

1. What permits and approvals do I need if I have a permit from the County of Monterey Housing and Community Development and am already paying TOT?
   • Continue to operate under your existing permit.
   • You must apply under the new regulations for any of the following:
     • Thirty days before your permit expires; or
     • Within seven years of October 14, 2024 for the unincorporated inland area; or
     • Within seven years of October 24, 2025 for the unincorporated coastal area.

    

2. What permits and approvals do I need if I already am paying TOT?
   • A Vacation Rental Operation License from the County of Monterey Housing and Community Development;
   • For Commercial Vacation Rentals only, a Use Permit or a Coastal Development Permit from the County of Monterey Housing and Community Development; and
   • A Business License from the County of Monterey Treasurer-Tax Collector.

    

3. I am operating but don’t have a permit or pay TOT; how do I become permitted? To apply as a Vacation Rental, applicants must obtain the following:
   • A TOT Certificate from the County of Monterey Treasurer-Tax Collector;
   • A Vacation Rental Operation License from the County of Monterey Housing and Community Development;
   • For Commercial Vacation Rentals only, a Use Permit or Coastal Development Permit from the County of Monterey Housing and Community Development; and
   • A Business License for your property from the County of Monterey Treasurer-Tax Collector.

    

4. I am not operating but want to start operating a Vacation Rental; how do I become permitted? To apply as a Vacation Rental, applicants must obtain the following:
   • A TOT Certificate from the County of Monterey Treasurer-Tax Collector;
   • A Vacation Rental Operation License from the County of Monterey Housing and Community Development;
   • For Commercial Vacation Rentals only, a Use Permit or Coastal Development Permit from the County of Monterey Housing and Community Development; and
   • A Business License for your property from the County of Monterey Treasurer-Tax Collector.

All Vacation Rentals operating in the unincorporated Monterey County must obtain a Vacation Rental Operation License with a fee of $965, plus fees that are charged as a percentage of the overall fees and fees from other County of Monterey departments. The total fee for the Vacation Rental Operation License is $1,152.40, plus if you are on a well or septic system, there may be a County of Monterey Environmental Health Bureau fee of $301. This fee does not include Transient Occupancy Tax, business license fee, and, if applicable, the fee for the land use entitlement if operating a Commercial Vacation Rental. The Vacation Rental Operation License application fee is valid for one year from when the Vacation Rental application is approved. The Vacation Rental Operation License renewal fee has not yet been set, but it will be less than the initial $965 fee.

Fees for a Business License issued by the County of Monterey Treasurer-Tax Collector can be found by visiting the Business License Frequent Asked Questions. 

Review the County of Monterey Housing and Community Development fee schedule.

There are no limitations on the number of Homestays or Limited Vacation Rentals in the unincorporated Monterey County.

There are limitations on the number of Commercial Vacation Rentals by Planning Area in the unincorporated Monterey County.

Please see the table below for detailed information on the Zoning Districts and unit cap on Commercial Vacation Rentals by the County of Monterey Planning Area. The County has an active cap tracker that can be viewed on the mapping application on this webpage; it will become active after October 24, 2025 to incorporate the coastal areas.

Applicants - find your Planning Area using the Parcel Report web application.

All Vacation Rentals must be owned by an Individual, or if the Vacation Rental is held in a trust, the trustee may apply for a Vacation Rental Operation License and operate it on behalf of the trust beneficiaries.

An applicant may only have an ownership interest in one Commercial Vacation Rental within the unincorporated Monterey County.

If you have an application or approved Vacation Rental Operation License, please use your Vacation Rental Operation License number (e.g. VR240027 or PLN230321).

Please note that if you list an incorrect number, your listing can be removed from the hosting platform site, and your pending vacation rental reservations can be canceled.

1. I will be staying in my home during the guests’ rental period.
   1. A Homestay would likely be the appropriate Vacation Rental type. You will need a Vacation Rental Operation License.

       

2. I will be staying in my home during the guests’ rental period, but I would also like to rent my home less than three times per year when I am not present in it.
   1. A Homestay and a Limited Vacation Rental would likely be the appropriate Vacation Rental types. You will need two Vacation Rental Operation Licenses.

       

3. I would like to rent my home less than three times per year when I am not present in it.
   1. A Limited Vacation Rental would likely be the appropriate Vacation Rental type. You will need a Vacation Rental Operation License.

       

4. I will be staying in my home during the guests’ rental period, but I would also like to rent my home more than three times per year when I am not present in it.
   1. A Commercial Vacation Rental would likely be the appropriate Vacation Rental type. You will need a Vacation Rental Operation License and a Use Permit or Coastal Development Permit.

       

5. I would like to rent my home more than three times per year when I am not present in it.
   1. A Commercial Vacation Rental would likely be the appropriate Vacation Rental type. You will need a Vacation Rental Operation License and a Use Permit or Coastal Development Permit.

In the Inland Area of Monterey County, previously issued permits or entitlements for short-term vacation rentals pursuant to Monterey County Code, Section 21.64.280 will be allowed to continue operating as long as they comply with their original permit requirements and do not pose an immediate or imminent threat to life, public health, or safety. Operators must apply for a Business License with the Treasurer-Tax Collector. Applications may be submitted online by clicking the link here.

Applicants must comply with the new regulatory requirements for Vacation Rentals, pursuant to Monterey County Code Section 21.64.290.H. This requires an application to be made upon expiration of their existing permit or within seven years of October 14, 2024, for permits without expiration dates.

If you conduct both Homestays and Non-hosted rentals, you are required to obtain a separate Vacation Rental Operation License for each. Additionally, you must create separate listings for each Vacation Rental offering and obtain a Vacation Rental Operation License for each Vacation Rental type.

No, the County can not assist you with any issues you experience with your hosting platform.

The County cannot require a hosting platform to activate a listing.  Please note the County can only provide a Vacation Rental Operation License number (e.g., VR2400586) to identify your application and listing. 

The County cannot and will not enforce the prohibitions or obligations within a private agreement, including landlord/tenant leases, deed restrictions, and homeowners association covenants, conditions, and restrictions (CC&Rs). It is the applicant’s responsibility at the outset to ensure that use of the property as a Vacation Rental does not violate any restrictions on title that govern uses on the property.  The applicant understands that they proceed at their own risk by pursuing County of Monterey permits/licenses for a Vacation Rental.  If a vacation rental violates applicable restrictions on title, the applicant may face civil liability regardless of receiving a valid permit and/or license from the County.  The applicant is required to send all property owners within a 300 foot radius a mailed notice indicating that an application to conduct a Vacation Rental has been approved.

Yes. Vacation Rentals may be permitted in specific zoning districts within the Del Monte Forest area subject to County of Monterey policies and regulations. However, in the Del Monte Forest, there are certain conditions, covenants and restrictions (CCRs) or the like, including language within specific property deeds and subsequent agreements and private access restrictions (see “My Vacation Rental is on a private road or shared driveway…”), that may be enforced by the Pebble Beach Company (PBC). Del Monte Forest is not the only area where a homeowners association (HOA) rules may conflict with the Monterey County Code (See “What if my Homeowners Association prohibits Vacation Rentals” below). 

The Pebble Beach Company has issued a blanket objection to vacation rental operations in Del Monte Forest. Again, this is not a County regulation or policy, and this objection does not preclude the County from considering  permits pursuant to the County Code and potentially approving those permits. However, PBC’s blanket objection means that a property owner who operates a vacation rental in Del Monte Forest may be subject to enforcement of CCRs by the PBC separate from and notwithstanding County permitting.  Specifically, the applicant proceeds at their own risk by pursuing County permits/licenses for a vacation rental.  If the vacation rental violates applicable CC&Rs or deed restrictions, the applicant may face civil liability regardless of receiving a valid permit and/or license from the County.

The County cannot give legal advice or speak on behalf of the Pebble Beach Company.  The County is committed to providing information for applicants to make an informed decision. We recommend that you consult an attorney and/or reach out directly to the Pebble Beach Company in advance of applying for permits from the County.  In the Del Monte Forest, please contact PBC’s Architectural Review Office at (831) 625-8455.

The County of Monterey cannot and will not enforce the prohibitions or obligations within a private agreement, including landlord/tenant leases, deed restrictions, and homeowners association covenants, conditions, and restrictions . It is the applicant’s responsibility at the outset to ensure that use of the property as a Vacation Rental does not violate any restrictions on title that govern uses on the property. The applicant is required to send all property owners within a 300 foot radius a mailed notice indicating that an application to conduct a vacation rental has been approved. The County will base its application review on the regulations in the Monterey County Code.

Vacation rental operators may be subject to enforcement of CCRs by an HOA separate from and notwithstanding County permitting. The County cannot give legal advice or speak on behalf of HOAs.  The County is committed to providing information for applicants to make an informed decision. We recommend that you consult an attorney and/or reach out directly to your HOA in advance of applying for a permit from the County to know your risks and options. 

Applications for Homestays and Limited Vacation Rentals do not have any additional requirements if on a private road or shared driveway. 

Applications for Commercial Vacation Rentals must comply with the Monterey County Code Chapter 16.80 (Regulations Relating to Applications Involving Use of Private Roads). This means the applicant for a Commercial Vacation Rental must provide easement documentation and a maintenance agreement if these documents are available. If there is documentation of a recorded access easement and a road maintenance agreement, and there is no clear prohibition in these documents prohibiting the use of the private road or driveway for a vacation rental, the County will rely on the plain language of these documents as evidence of the right to access and no additional restrictions or requirements apply. If there is a substantive dispute about the ability to access a property on a private easement (no recorded easement document, no maintenance agreement, or language in the easement or maintenance document that precludes such use), the County may apply a condition that requires the applicant to demonstrate “proof of access” prior to commencing the commercial vacation rental use.  Proof of access is either a written agreement from all parties to the private road or a judgment in favor of the applicant. 

If rentals are offered for more than 30 nights per guest stay (for those dwelling units not authorized to offer vacation rentals by the County of Monterey Housing and Community Development), ensure that booking calendars and advertisements for all online listings clearly indicate a 31-day minimum stay. 

The California Constitution Article XI, section 7 gives the County of Monterey the ability to adopt and enforce ordinances and regulations not in conflict with general laws to protect and promote the public health, safety, and welfare of its citizens.

Yes, the County has new regulations for Vacation Rentals (aka. short-term rentals).

In the Inland Area before October 14, 2024, all short-term residential rentals were regulated pursuant to Section 21.64.280 in the Monterey County Code. This included rentals for the entire home or just a portion (e.g., private room listings). Effective October 14, 2024, all Vacation Rentals (aka. short-term rentals) are regulated pursuant to Section 21.64.290 of the Monterey County Code.

In the Coastal Zone before October 24, 2025, all short-term residential rentals are regulated pursuant to Sections 20.10.050.W, 20.12.050.U, 20.14.050.Z, and 20.16.050.NN (similar use as determined by the Planning Commission); 20.64.100 (Regulations for Bed and Breakfast Facilities). Effective October 24, 2025, all Vacation Rentals (aka. short-term rentals) are regulated pursuant to Section 20.64.290 of the Monterey County Code.

If the application is rejected, you may remedy the issues that caused your application to be rejected and resubmit a new application. Hosts must cancel any pending reservations (for stays of less than 30 days) and remove any online listings (offering stays of less than 30 days) if an application is rejected.

If your Vacation Rental Operation License (License) is suspended or if a previously issued License has been suspended or revoked by the County of Monterey, you may file a written appeal within ten calendar days from the date of the notice of suspension or revocation. Hosts must cancel any pending reservations (for stays of less than 30 days) and remove any online listings (offering stays of less than 30 days) if a License is suspended or revoked (even if an appeal is filed).

Applicants who are unable to pay the fees associated with a Vacation Rental application may submit a fee waiver as part of their application. Find directions to submit a Fee Waiver here.

A notice of violation can be issued with escalating penalties of $1,000 per day or more. Even if you plan to file an appeal, you must cease rental activity. Most hosting platforms (websites) can cancel stays for you and re-book guests if you call and let them know of the extenuating circumstances.

No, the County of Monterey Housing and Community Development Department does not regulate longer rentals.

On average, Homestays and Limited Vacation Rentals can take one month for Housing and Community Development staff to review after all the required documents have been submitted. If the Homestay and Limited Vacation Rental require review by the County of Monterey Health Department Environmental Health Bureau, an additional month can be added to the application review.

Commercial Vacation Rentals, on average, can take four – five months for Housing and Community Development staff to review after all of the required documents have been submitted. If the Commercial Vacation Rental requires review by the County of Monterey Health Department Environmental Health Bureau, an additional month can be added to the application review.

All Vacation Rental types must be reviewed by the County of Monterey Treasurer-Tax Collector, which, on average, can take an additional two weeks to review.

Please review the table below to determine which type of Vacation Rental you would like to apply as. Note: if you would like to operate a Homestay and a Limited Vacation Rental, you will need two Vacation Rental Operation Licenses.

Applicants can find their Planning Area and Zoning District using the Parcel Report web application here and typing in their address or APN and locating their County Planning Area and Zoning associated with their parcel.

Applicants for Vacation Rental operations in the unincorporated Monterey County must register with the County of Monterey Treasurer-Tax Collector to pay Transient Occupancy Tax (TOT).  Applicants can registerer here. 

Applicants must prepare the following documentation before applying for a Vacation Rental Operation License to the County of Monterey Housing and Community Development. Applications for Commercial Vacation Rental must also obtain a Use Permit. The required documents can be found below:

• Vacation Rental Site and Floor Plan Examples
• Vacation Rental Home Inspection Checklist
• Evacuation maps;
• Most recent bill for waste services;
• Most recent bill for sewer services; and
• Most recent water bill or proof that you meet water quality standards. Please find the directions on water quality standards testing requirements here. 
• Homestays must also submit at least two of the following:
  • Motor Vehicle Registration, Voter Registration, Property Tax Bill with the Homeowner’s Exemption, or a utility bill.
• Commercial Vacation Rentals must also submit the following:
  • If you are on a Private Road, you must comply with Monterey County Code Chapter 16.80;
  • If your property has a septic tank, you must provide proof your septic tank is in good working order and comply with EHB requirements; and
  • Distance to the nearest fire station and distance to the nearest emergency room and 24-hour clinic.

Time to submit your Vacation Rental Operation License application to HCD Permit Center for review! To submit the application and required forms, please visit the Online Permit Information page and apply via Accela Citizen’s Access or visit our permit counter at 1441 Schilling Place, 2nd Floor, Salinas. 

If you are applying as a Commercial Vacation Rental, please note you are applying for a Commercial Vacation Rental operation in your application.

Applicants for Vacation Rental operations in the unincorporated Monterey County must submit an application for a business license with the County of Monterey Treasurer-Tax Collector.  Applicants can apply for a Business License by following this link. 

Once you receive approval, you can begin operating. You must continue to pay TOT. Your Vacation Rental Operation License and Business License must be renewed every year.

Please see our Frequently Asked Questions.

If there is a fire, medical emergency, suspicious activity, or other immediate threat to life and safety please call 911.

To file a complaint regarding excessive noise or a loud party, too many overnight guests, or any other disruptive behavior at a Vacation Rental, please move to Step 2 below.

Contact the Property Manager listed for the Vacation Rental that is on the County’s Vacation Rental mapping application by clicking here. If the Property Manager responds, please describe your compliant and ask that your compliant be resolved immediately or within 30 minutes of your request as required by Monterey County Code Sub-Section 7.120.040.I. You may choose to provide your name and contact information to the Property Manager. If your complaint is resolved within 30 minutes from the time you notified the Property Manager, you may also notify the County of Monterey Housing and Community Development of the compliant per the below.

If the Property Manager does not respond within 30 minutes, you can submit an online Code Compliance complaint here or by calling (831) 796-3674. Instructions to file a Compliant can be found here.