Inyo County has recently updated their permit requirements for short-term rentals.  Short-term rentals are those where the occupants stay for less than 30 days.  You may also be more familiar with the terms vacation homes, Airbnb, VRBOs, etc.

This new regulation outlines conditions under which short-term rentals are permitted in Inyo County, focusing on specific zoning areas and implementing limitations and requirements to ensure responsible operation.

Permitted Zones: Short-term rentals are allowed in properties zoned as Open Space (OS), Rural Residential (RR), and specific residential zones (R-1, R-2), subject to the detailed conditions.

Permit Limitations: The total number of short-term rental permits issued is capped at varying percentages of available dwelling units in each designated area.

The number of permits varies by area, ranging from as few as two in certain areas (e.g., Starlite) to as many as 29 in South/Southeast County. Although an area may have a certain number of permits allowed under the ordinance, it does not mean that is the number of available permits for any given area. It is best to contact the Planning Department to determine if a permit is available in your area before applying.  The attached map shows each of the areas.

Area Breakdown:

Area 1 (North County)

Area 2 (Dixon, Meadow Creek, Early Pond.)

Area 3 (McLaren, Milovich, Desiderata)

Area 4 (Manor Market, Poleta)

Area 5 (South Barlow)

Area 6 (Starlite)

Area 7 (Wilkerson, Chipmunk Canyon Rossi Hill)

Area 8 (Aspendell, Mountain View)

Area 9 (Big Pine, Glacier, Birch Creek)

Area 10 (Independence, Oak Creek)

Area 11 (Lone Pine, Alabama Hills, etc.)

Area 12 (South/South East County)

Permit Conditions:

Hosted Rentals: All rentals must be hosted, with an owner or representative available for any issues. In R2 zones, hosted short-term rentals shall only be permitted in a dwelling unit that is concurrently occupied as a primary residence.

Restrictions: Only two hosted rentals per parcel, except in R-2 zones, where only one is allowed. Owners can maintain permits for rentals on only one parcel.

Occupancy and Parking: No more than two guests per room, with one vehicle per room allowed, and off-street parking must be provided.

Quiet Hours and Safety: Quiet hours are from 9:00 p.m. to 7:00 a.m., and outdoor amplified sound is prohibited. Safety and building compliance is mandatory, and insurance for short-term rental activities must be maintained. Outdoor fires are prohibited except for gas fire stoves and barbecues that have an on/off switch.

Permits, Penalties and Time Periods: Permits are reviewed annually, and unused permits can be revoked. Non-compliance with the rental rules can result in penalties and possible permit revocation.  Permits issued under the new ordinance are limited to three years and upon the end of each three period the applicant must reapply to establish another three-year period.

Non-hosted permits and hosted permits applied for prior to the new ordinance will not be subject to the limitations and will be grandfathered in.

The City of Bishop has similar requirements for short term rentals. They are required to be hosted and require notice to potential affected neighbors, however there is no limit on the number of permits or area requirement within the City of Bishop.

This regulation aims to balance the economic benefits of short-term rentals with the need to maintain neighborhood character and minimize adverse impacts on the community.

For additional real estate articles and local real estate market statistics, please visit www.bishoprealestate.com.

Jake Rasmuson is a 1999 graduate of Bishop Union High School, and has a Master of Science Real Estate degree from the University of San Diego.  He is the Broker at Bishop Real Estate Rasmuson & Associates.