Chapter 5.65 — REGULATIONS FOR SHORT-TERM RENTALS

Editor's note— Ord. No. 25-005, § 4(Exh. A), adopted Dec. 9, 2025, amended Ch. 5.65 in its entirety to read as herein set out. Former Ch. 565, §§ 5.65.010—5.65.180, pertained to short-term rentals in residential areas, and derived from Ord. No. 18-07, § 1(Att. A), adopted May 15, 2018; and Ord. No. 22-008, § 1(Exh. A), adopted July 19, 2022.

This chapter provides regulations for the local permitting of short-term rentals (see Mono County General Plan Land Use Element Chapter 2) under specified conditions within all land use designations when authorized by a land use permit issued pursuant to Chapter 25 of the Mono County General Plan Land Use Element.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

This chapter applies to any person renting, intending to rent, or advertising for rent, on a short-term basis, a residential structure within the unincorporated area of the county.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

The definitions in the Mono County General Plan, including but not limited to, those contained in Chapter 2 of the Land Use Element, shall apply to this chapter, in addition to the following definitions:

"Application" means the form(s) provided by Mono County in accordance with this chapter for the purpose of seeking a Short-Term Rental Activity permit.

"Approval authority" means the Mono County Board of Supervisors or its authorized designee.

"Department" means the Mono County Community Development Department.

"Director" means the director of the Mono County Community Development Department or an authorized representative.

"Hearing officer" means a person appointed by the approving authority to conduct an administrative hearing under this chapter. The appointed hearing officer shall be an impartial decision-maker selected by a process that eliminates risk of bias, such as:

a.

An administrative law judge provided by the State of California Office of Administrative Hearings to function as the county hearing officer pursuant to Chapter 14 of Part 3 of Division 2 of Title 3 of the California Government Code;

b.

A person selected randomly from a panel of attorneys willing to serve as a hearing officer;

c.

An independent contractor assigned by an organization or entity which provides hearing officers; or

d.

Such other person determined by the approving authority to be capable of serving as an impartial decision- maker.

"Person" means an individual, firm, partnership, joint venture, association, corporation, limited liability company, estate, trust, business trust, receiver, syndicate, or any other group or combination acting as a unit and includes the plural as well as the singular number.

"Primary residence" means a place where an individual resides or lives, including staying and sleeping overnight, for more than one-half of the year.

"Property owner" or "owner" means the natural person or group of natural persons who is the owner of record of the property or premises where short-term rentals are located or proposed to be located or, in the case of an owner which is not a natural person or group of natural persons, the owner's representative (as defined in this chapter).

For any term not defined here, that term shall have the same meaning as given in Chapter 25 of the Mono County General Plan Land Use Element.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

Short-term rentals shall not be allowed in the unincorporated area of Mono County without first securing all permits, licenses and other entitlements required by the Mono County General Plan, the Mono County Code (MCC) and any applicable area plans and specific plans.

A.

It is unlawful for any person to conduct, engage in, or allow to be conducted or engaged in, short-term rentals in any land use designation in the unincorporated portion of Mono County, unless the county has issued such person a short-term rental activity permit (STR activity permit) under this chapter and the permit is in effect. The fact that an owner possesses other types of state or county licenses or permits shall not exempt the owner from obtaining an STR activity permit under this chapter, nor shall the terms and conditions of any other such permit or license modify the requirements of a permit granted under this chapter.

B.

An STR activity permit pursuant to this chapter shall be required for all short-term rentals in any land use designation.

C.

Except as stated in Section 5.65.040(D), only the property owner is eligible to apply for, and be issued, an STR activity permit. Should noncompliance occur, enforcement action will be taken against the property owner(s).

D.

Only natural persons are eligible to apply for, and be issued, an STR activity permit. If the property owner is not a natural person, the natural person who applies on behalf of the property owner (the "owner's representative") must submit a notarized agreement which declares that the owner's representative may lawfully act on behalf of the property-owner entity. Along with the application for an STR activity permit, the owner's representative must submit entity formation documents (e.g., operating agreement for an LLC, articles of incorporation for a corporation) and documentation dated no more than one year prior to the application date confirming the property-owner entity is registered and in good standing with the California Secretary of State (see Section 5.65.070(D)(1)).

E.

STR activity permits shall be limited to one per parcel and one per person regardless of whether the ownership interest is in whole or in part. In other words, an STR activity permit shall not be approved if a person with an ownership interest in the property, whether in whole or in part, has an existing vacation rental property within Mono County.

F.

STR activity permits are prohibited in certain neighborhoods in June Lake, and specific planning areas. See the Mono County General Plan Land Use Element Area Plan policies.

G.

A use permit shall be required for all short-term rentals in all land use designations where they are permittable. The application for a use permit, and for amendments thereto and extensions thereof, shall be processed in accordance with Chapter 32 of the Mono County General Plan Land Use Element. The Planning Commission is the governing body authorized to consider and approve a use permit for short- term rentals and to consider extensions of and amendments to such use permits. Appeals from the decision of the planning commission are set forth in Chapter 47 of the Mono County General Plan Land Use Element.

H.

Applications for an STR activity permit under this chapter and a use permit or other land use entitlement for the same subject property may be submitted simultaneously, however no permit shall be issued under this chapter unless and until the corresponding land use entitlement has been approved.

I.

An STR activity permit application may not be submitted for the following:

Properties owned by a person that had a vacation home rental (VHR) permit, STR activity permit, visitor rental business license, or visitor rental use permit revoked due to non-compliance within the past two years.

Properties for which the current owner or owners of record have held title to the property for less than one year.

Residential structures that are less than one year past their construction date. For the purposes of this Section 5.65.040, construction date shall be the date the building official issues a certificate of occupancy for the residential structure.

Units that are deed-restricted for affordable housing.

Projects that received a density bonus, pursuant to state density bonus law, unless specified in the use permit.

J.

All short-term rental property owners must obtain a valid business license pursuant to MCC Chapter 5.04.

K.

All owners shall be responsible for obtaining a transient occupancy tax certificate and for complying with MCC Chapter 3.28 "Transient Occupancy Tax." An owner may contract with a management company or property manager to collect, disburse, report, and maintain all records related to transient occupancy tax, but the owner remains responsible for any failure to collect, disburse, or accurately report such tax.

L.

All owners shall conduct short-term rentals in compliance with all required county permits, licenses, and regulations. The owner shall be responsible for the payment of all required inspection fees, permit fees, and taxes.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

The number of STR activity permits issued by the county under this chapter in the Clark Tract of June Lake (excluding Nevada Street and Silver Meadow Lane) shall not exceed eight parcels total (three percent of existing parcels in 2015).

B.

The board of supervisors, in its discretion, may at any time, determine by resolution, that the number of STR activity permits should be established, reduced, or expanded in any area within the unincorporated portion of the county in order to protect neighborhood character, housing options, and reduce adverse impacts. In no case shall the number of STR activity permits issued exceed the number of rentals authorized.

C.

This section is only intended to create a maximum number of STR activity permits that may be issued within the county, if so designated by the board of supervisors. Nothing in this chapter creates a mandate that the county must issue any or all of the permits allowed under this chapter if it is determined that it is in the best interest of the county to issue less than the maximum number, or if the owners or the property do not meet the standards which are established in the application requirements.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

An STR activity permit does not create any property interest in the property, is not transferable, and automatically terminates upon the transfer or sale of the property to a new owner or, in the case of a property not owned by a natural person or group of natural persons, the transfer or sale of the property- owner entity, or a portion or share thereof, or upon revocation of any corresponding use permit.

B.

An STR activity permit shall not be construed as providing a property right or conferring a vested interest or an entitlement to continue operation of a short-term rental.

C.

An STR activity permit is a revocable license which requires annual renewal.

D.

An STR activity permit shall not run with the land.

A.

Prior to submitting an application, an applicant must obtain an inspection on the proposed rental unit to demonstrate that the unit complies with all requirements of this chapter, including but not limited to Section 5.65.110, and the Mono County General Plan. The inspection must be conducted by a county-approved inspection officer, verified by a signed form provided by the county, and paid for by the applicant.

B.

Applications for an STR activity permit may be obtained at the Mono County Community Development Department or online at the Mono County Website. Completed applications shall be submitted to the department and applicants in June Lake should request a date-stamped receipt.

C.

Except as stated in Section 5.65.040(D), an applicant for an STR activity permit must be the owner of record of the subject property.

D.

In all cases, the application for an STR activity permit shall contain, without limitation, the following information, attestations and confirmations:

The full name and contact information for all property owners. If the owner is not a natural person or group of natural persons, information regarding the entity, including but not limited to, entity formation documents (e.g., an operating agreement for an LLC or articles of incorporation for a corporation), a list of owners including the natural person(s) with ownership interest in the property-owner entity, its legal status, and proof of registration with the secretary of state, as applicable;

Verification that the rental unit was acquired or constructed more than two years prior to the application date;

Verification that the rental unit is located on a property with the appropriate land use approvals or, if the approvals are being sought simultaneously, a statement so indicating;

A completed inspection form, in accordance with the requirement in Section 5.65.070(A), above;

Contact information for any management company or property manager responsible for the rental unit who will be available on a twenty-four-hour basis to address any problems that may be associated with the property. For hosted rentals, the resident identified as the host, verified via submittal of applicable documentation, shall serve as the property manager. For non-hosted rentals, a separate duly-licensed management company or property manager shall be required. A property manager or company that is duly licensed shall maintain a California real estate license and certified property manager credentials. The owner shall immediately notify the community development department of any changes to management contact information;

For hosted rentals, the following:

A.

If the owner is the host:

i.

A property tax statement, dated less than one year prior to the application submission date, which shows a homeowner's exemption credit for the subject property;

ii.

A signed STR activity permit applicant's affidavit; and

iii.

Two forms of proof of principal residency which may include any of the following:

• Driver's license or California state identification card;

• Pay-stub from current employer;

• Voter registration card;

• Motor vehicle registration;

• Homeowner's or vehicle insurance policy documents or bill; or

• Utility bill for water or electric/gas services, or bills for other services such as cable television, cell phone, and internet, provided that utility bills may be used as only one form of residency confirmation.

B.

If a long-term lessee is the host:

i.

A signed, current, long-term lease agreement by and between the owner and the host;

ii.

A signed STR activity permit applicant's affidavit; and

iii.

Two forms of proof of principal residency which may include any of the following:

• Driver's license or California state identification card;

• Pay-stub from current employer;

• Voter registration card;

• Motor vehicle registration;

• Renter's vehicle insurance policy documents or bill; or

• Utility bill for water or electric/gas services, or bills for other services such as cable television, cell phone, and internet, provided that utility bills may be used as only one form of residency confirmation.

C.

If an adult relative of the property owner without a long-term lease is the host:

i.

An affidavit signed by the owner describing the long-term tenancy;

ii.

A signed STR activity permit applicant's affidavit; and

iii.

Two forms of proof of principal residency which may include any of the following:

• Driver's license or California state identification card;

• Pay-stub from current employer;

• Voter registration card;

• Motor vehicle registration;

• Renter's vehicle insurance policy documents or bill; or

• Utility bill for water or electric/gas services, or bills for other services such as cable television, cell phone, and internet, provided that utility bills may be used as only one form of residency confirmation.

The owner has obtained, or is in the process of obtaining, a Mono County business license;

The owner has obtained, or is in the process of obtaining, a Mono County transient occupancy tax certificate from the department of finance; and

All required fees have been paid in full.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

All completed applications for an STR activity permit shall be reviewed and processed for consideration. This includes review by all departments having regulatory or enforcement authority over the proposed short-term rental. If the director of the Mono County Community Development Department (director) or any other department having regulatory or enforcement authority determines at any time during this review and processing period that additional information or materials are required, then he or she shall send notice to the applicant pursuant to Section 5.65.150 of the required/missing items or information and the property owner must provide the requested items or information before processing resumes. If any application is inactive for six months, it shall be deemed expired pursuant to Mono County General Plan Land Use Element § 04.350.

B.

Upon completion of staff review, internal processing, and approval of the associated use permit, the director shall set the matter for decision by the approval authority at a duly noticed public hearing during which the approval authority shall receive and consider the input and recommendations of staff, the owner and any interested persons. For purposes of this hearing, notice shall be given to any persons requesting such notice by mail or electronic mail and published in a newspaper of general circulation ten days in advance.

C.

Following the noticed public hearing to consider the approval of an STR activity permit, the approval authority may issue the STR activity permit if all of the following findings can be made:

The short-term rental, as proposed, will comply with the requirements of state law and regulation, the Mono County General Plan, the Mono County Code and this chapter.

The property has all necessary land use entitlements as required by the Mono County General Plan.

The owner has demonstrated to the satisfaction of the approval authority the ability to comply with state law and regulation, the Mono County General Plan, the Mono County Code and this chapter.

The approval authority determines that issuance of the STR activity permit is in the best interests of the community, the county and the citizens of and visitors to Mono County based on the following factors:

a.

Whether there are specific and articulable positive or negative impacts on the surrounding community or adjacent properties from the proposed short-term rental;

b.

Whether the property owner has demonstrated to the satisfaction of the approval authority the ability and capacity to manage the short-term rental in a way that minimizes articulable negative impacts on the surrounding community or adjacent properties, and be responsive to community concerns and complaints; and

c.

The potential for the short-term rental to impact other community needs and issues, such as the availability of community housing units.

D.

The approval authority shall deny an application that meets any of the following criteria:

The owner has willingly or negligently made a false statement of material fact, or has knowingly omitted a material fact, from the application.

A previous STR activity permit issued under this chapter involving the same owner or any person having partial ownership as described in subsection 5.65.070(D)(1), has been revoked by the county within the two years preceding the date of the application and all opportunities for appeal of that determination have been exhausted or the time in which such appeals could have been filed has expired.

The owner, including any person with partial ownership as described in subsection 5.65.070(D)(1), has been determined, by an administrative hearing body or a court of competent jurisdiction, to have engaged in short-term rentals in violation of state or local law within the two years preceding the date of the application and all opportunities for appeal of that determination have been exhausted or the time in which such appeals could have been filed has expired.

The proposed rental unit was constructed less than one year prior to submittal of an STR activity permit application. For the purposes of this Section 5.65.080, the construction date shall be determined to be the date a certificate of occupancy is issued.

The owner, including any person with partial ownership as described in subsection 5.65.070(D)(1), is determined to have purchased or acquired the property less than one year prior to submittal of an STR activity permit application.

A person with an ownership interest in the property, as described in subsection 5.65.070(D)(1), has an existing visitor rental within Mono County.

The property has an outstanding violation or is the subject of a code enforcement case.

The unit is deed-restricted for affordable housing.

The property was developed, or approved for development, with a density bonus, pursuant to State Density Bonus Law, unless specified in the use permit.

A no-fault eviction has occurred in the proposed short-term rental unit within the last two years, as defined by state law, including the 2019 Tenant Protection Act (AB 1482), as may be amended over time. No-fault evictions may include but not be limited to, owner move-in, intent to remodel or substantially remodel the unit, withdrawal of the unit from the rental market via the Ellis Act, or the owner complying with a government order or local law that requires the tenant to leave.

E.

If the approval authority denies the application, it shall specify the reasons for the denial on the record or by a subsequently issued written decision, which written decision shall be sent to the owner in accordance with Section 5.65.150 and applicable law.

F.

An STR activity permit issued under this chapter is an annual permit and shall expire on August 31 of each year (unless renewed or revoked in accordance with this chapter). Permits granted within three months prior to the expiration date shall skip the first renewal cycle and instead shall expire on August 31 of the following year.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

An STR activity permit may be renewed and/or modified in accordance with this section.

B.

An application for renewal and/or modification shall be filed with the Mono County Community Development Department (department), on the form(s) and in the manner prescribed by the department, at least thirty calendar days before expiration of the permit, accompanied by the required renewal/modification fee. For STR activity permits issued to an entity's owner's representative, an application for renewal and/or modification shall include the following:

Current version of entity formation documents (e.g. operating agreement or articles of incorporation).

Documentation dated no more than one year prior to the date of the application for renewal and/or modification confirming the property-owner entity is registered and in good standing with the California Secretary of State.

C.

If the owner fails to submit the renewal application and all associated fees thirty days before August 31, the STR activity permit may not be timely renewed and operations shall be suspended unless/until the renewal is approved.

D.

If the renewal/modification application is incomplete, or if the director determines that additional information is required, the director will send notice to the owner in accordance with Section 5.65.150 listing the items or information to be provided. The owner shall have fifteen business days from the postmark or, if the applicant consents to email notice, email date of the notice to submit the listed items. If the owner fails to timely provide the items or information listed in a notice, then the renewal application will be denied as incomplete.

E.

Upon the timely filing of a renewal/modification application and timely provision of any missing or supplemental information under subsection D, short-term rentals under the existing permit may continue until the director has made a final determination on the application, unless the permit is otherwise revoked or suspended pursuant to this chapter.

F.

A permit shall be renewed/modified by the director upon determination that the short-term rental meets the standards for grant of the application under this chapter and none of the conditions for denial set forth below are present.

G.

Grounds for denial:

The permittee or short-term rental fails to conform to the criteria set forth in this chapter or the use permit;

The permittee is delinquent in payment of applicable county taxes or fees or charges; or

The permit is suspended or revoked or there is a code enforcement violation or proceeding pending at the time of the application.

There has been a change in ownership or a change in the makeup of the ownership entity.

H.

The director shall specify in writing the reason(s) for any denial of the renewal/modification and shall send the written decision to the permittee in accordance with Section 5.65.150 with an explanation that the decision shall become final in ten calendar days of the postmark or, if the applicant consents to email notice, email date of the decision, unless the owner submits a completed appeal form to the department requesting a hearing. The appeal form may be obtained from the Mono County Community Development Department office. Failure to submit a written request for an appeal hearing within ten calendar days of postmark or, if the applicant consents to email notice, email date of the notice of denial of the renewal/modification shall constitute a waiver of the right to appeal and a failure to exhaust administrative remedies.

I.

Upon timely receipt of a written request for an appeal hearing, the director shall set the matter for hearing before the approval authority. The determination of the director shall be stayed pending appeal, unless the violation poses an immediate threat to public health and safety, as determined by the director and stated in the written denial.

J.

If a renewal/modification application is denied, an owner may file a new application pursuant to this chapter.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

The filing of an application for an STR activity permit, for renewal of an STR activity permit, or a written request for an appeal hearing shall be accompanied by payment of such fees as the board of supervisors may establish from time to time by resolution to recover the cost of administration of this chapter. Property owners are responsible for the costs of inspections, investigations, and any other fee-associated activity established pursuant to this chapter.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

Throughout the term of an STR activity permit, each permittee shall comply with this chapter and all other applicable county regulations, including but not limited to, the following:

A.

Health and Safety Standards.

The address of the rental unit must be unobstructed at all times and clearly visible by a passerby;

Carbon monoxide and smoke detectors must be installed and maintained in good operating condition in each bedroom, sleeping area, or any room or space that could reasonably be used as a sleeping area, and at a point centrally located in the corridor or area giving access to each separate sleeping room;

All stairs, decks, guards, and handrails shall be stable and structurally sound;

The rental unit shall be equipped with a minimum of one 2A:10B:C type fire extinguisher with no more than seventy-five feet of travel distance to all portions of the structure; there shall be no fewer than one such extinguisher per floor. Fire extinguishers shall be mounted in visible locations with the tops of the fire extinguishers mounted between three and five feet above the floor and shall be accessible to occupants at all times. California State Fire Marshal annual certification tags must be provided and be current on all extinguishers;

If there is a fireplace or solid-fuel barbecue, the rental unit shall be equipped with a minimum five-gallon metal container with a tight-fitting lid for ash removal. This container shall be clearly labeled and constructed to meet the purpose of containing ash. Instructions on the proper disposal of ash shall be stated in the rental agreement and clearly posted in the rental unit. The ash container shall not be placed on or near any furniture or other combustible material; ashes must be wet down thoroughly with water; the ash can must be stored outdoors with a minimum of three feet clearance from building, porch, trees, and other combustible materials; the lid must remain on the ash container when in use;

Wall or baseboard heaters in the rental unit shall be in good working condition, and instructions on the proper use of these units shall be clearly stated in the rental agreement and posted in the rental unit;

Furniture and any other material that may be flammable shall be kept a minimum of fifty-four inches from any fireplace opening and thirty inches from any wall or floor heaters;

Flammable or hazardous liquid or materials, firearms, controlled substances, or any unlawful material shall not be stored in the rental unit or any attached structure;

The roof and grounds of the rental property shall be kept clear of accumulations of pine needles, weeds, and other combustible materials;

Any locking mechanism on exterior doors must be operable from inside the unit without the use of a key or any special knowledge. If the dwelling unit is greater than three thousand square feet in area, two exit doors shall be required, each of which shall conform to this requirement;

All fixtures, appliances, furnaces, water heaters, space heaters, plumbing, wiring, electrical, propane or gas connections, doors, windows, lighting, and all parts of the structure and furnishings (interior and exterior) must be in operable working condition and repair;

Landline telephone service is required. A telephone shall be connected to the local carrier and in working condition for use in the event of an emergency or to contact the owner or property manager. The phone shall be connected to the reverse 911 directory. The rental agreement shall disclose limitations to cell phone coverage and service providers;

Bedroom windows shall be operable and free of obstructions to allow for emergency escape and rescue;

There shall be at least one screened window per bedroom to allow for proper ventilation;

All utilities (electric, gas, water, sewage, etc.) shall be connected, in good operating condition, and connected to approved sources;

Any hot tubs, pools, or spas shall be fenced or equipped with a cover with locking mechanisms, and shall be maintained in a safe and sanitary condition;

There shall be no evidence of pest infestations, and all firewood and other stored items shall be kept in a neat and clean condition;

Exits shall be kept free from storage items, debris or any impediments at all times;

No tree limbs are allowed within ten feet of any chimney or flue openings;

Spark arresters of a minimum opening size of three-eighths-inch and a maximum opening size of one-half- inch shall be required on all fireplace flue openings; and

If any applicable law, rule, or regulation imposes requirements more stringent than those set forth herein, such requirements shall apply.

B.

Sign, Notification and Advertising Requirements.

Exterior Sign and Notice. Each rental unit shall be equipped with one temporary exterior identification sign not to exceed eight and one-half inches by eleven inches in size that shall be posted as long as the unit is being rented on a short-term basis. This identification sign shall be placed in a location that is clearly visible from the front entrance of the unit, and may be illuminated in a manner that does not conflict with any County exterior lighting standards or signage standards. This sign shall clearly state the following information in lettering of sufficient size to be easily read:

a.

The name of the managing agency, agent, property manager, owner, or host of the unit and the telephone number where said person or persons can be reached on a twenty-four-hour basis;

b.

The maximum number of occupants permitted to stay in the unit; and

c.

The maximum number of vehicles allowed to be parked on the property. A diagram fixing the designated parking location shall be included.

Interior Notice. Each rental unit shall have a clearly visible and legible notice posted within the unit adjacent to the front door that shall contain the same information set forth above, and shall additionally include the following:

a.

Notification and instructions about the proper disposal of trash and refuse, including any bear-safe disposal requirements;

b.

Notification and instructions concerning the proper use of any appliances, fireplaces, heaters, spas, or any other fixture or feature within the unit;

c.

Notification that failure to conform to the parking, trash disposal and occupancy requirements for the rental unit shall be a violation of this chapter and may result in immediate removal from the premises and administrative, civil or criminal penalty;

d.

Notification that any violation of rules or regulations set forth in the rental agreement may be a violation of this chapter and may result in immediate removal from the premises and administrative, civil or criminal penalty;

e.

Physical street address of the unit and emergency contact information consisting of 911, the property manager's phone number, and contact information of the local fire department and the Mono County Sheriff's Department; and

f.

An evacuation plan and a statement regarding respect for adjacent property owner's rights, neighborhood character, and trespassing concerns.

The STR activity permit number, which shall be assigned at the time the permit is issued, shall be posted in the title of every short-term rental advertisement, whether online or in other promotional or advertising materials.

Any form of advertising for an unpermitted short-term rental unit is prohibited.

C.

Occupancy. The maximum number of persons who may occupy the property as transient renters or their overnight guests shall be limited to two persons per bedroom plus two additional persons. In no event shall the maximum occupancy exceed ten persons in any rental unit unless the unit is certified and approved by the Mono County Building Official as meeting all applicable building standards for such occupancy. Additionally, occupancy may be further restricted by the limitation of the septic system serving the dwelling as determined by Mono County Environmental Health.

D.

Parking. Parking requirements shall be based on the parking requirements set forth in the Mono County General Plan, and the number of vehicles shall not exceed the number of parking spaces. Parking requirements for the rental unit shall be noticed in the rental agreement and posted on and in the unit. There shall be no off-site or on-street parking allowed, and parking on property owned by other persons shall be considered a trespass. A violation of this section may subject any person to administrative, civil and criminal penalty, including fines and towing of any vehicle, as authorized by state and local law.

E.

Trash and Solid Waste Removal. A sufficient number of trash receptacles shall be available. Trash and other solid waste shall not be allowed to accumulate in or around the property and shall be removed promptly to a designated landfill, transfer station or other designated site. For purposes of this paragraph, promptly shall mean at least one time per week during any week that the unit is occupied, regardless of the number of days it is occupied. Any trash receptacles located outside a unit shall be in bear-proof containers (in areas with bears) and comply with county standards. Trash removal requirements for each rental unit shall be included in the rental agreement and posted on and in the property. Property management shall be responsible for the cleanup if the tenants do not properly dispose of trash in bear-proof containers.

F.

Snow Removal. The property owner or manager shall ensure that snow removal from driveways, walkways, stairs, decks, and all exits and entrances shall be performed prior to each occupancy period, and during any occupancy period as needed to maintain the functionality of these areas. Snow removal from driveways, pathways, exits and entrances, and removal of snow, ice, and ice dams from roofs, decks, and stairs shall be performed in a timely manner as necessary to protect any person who may be using or visiting the rental unit.

G.

Other Requirements. In addition to the foregoing, the following requirements shall be met:

Except for short-term rentals operating north of Mountain Gate, exterior lighting fixtures shall comply with Chapter 23, Dark Sky Regulations, which shall require existing fixtures to be replaced or retrofitted, if necessary, to comply;

Owner or property manager must be able to respond within a reasonable timeframe, preferably within an hour;

Quiet hours from ten p.m. to seven a.m., and outdoor amplified sound is prohibited at all times;

If applicable, the owner shall notify lender of change in use to short-term rental and provide verification to the county upon request; and

A "hideaway" key or other access shall be available at all times in the event a guest is locked out. All guests shall be made aware of any such key or alternative access.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

General Exemption. If no other exemption applies, then an exemption from any standard and/or regulation may be granted as part of the STR activity permit approval provided the following findings can be made:

Review of the proposed short-term rental does not identify any articulable negative neighborhood impacts, safety problems, or potential nuisance issues related to the standard or regulation to be waived.

The proposed short-term rental is consistent with or not contrary to the following housing protection goals of Mono County's STR regulations (e.g., the 2025 update):

a.

The project prioritizes personal residential use in residential units, regardless of land use designation (LUD), whether for the owner or long-term renters.

b.

The project continues to support a "sharing" model whereby a resident property owner with excess capacity may supplement his/her income, which is different from a model based on purchasing assets with the intention or need to generate income.

c.

The project prevents the loss of residential housing to a visitor lodging business model.

d.

The project prevents commodification of residential housing due to the inclusion of an income-generating use like visitor rentals, however indirectly, in the sales price.

B.

An exemption from the one-year waiting period after the sale of a unit or completion of construction (see Sections 5.65.040(H)(2), (3), 5.65.070(D)(2), and 5.65.080(D)(4), (5)) shall be provided for the following circumstances:

The short-term rental has been properly permitted and continuously operating for a minimum of the past two years; or

A housing unit deed restricted to occupants earning less than one hundred twenty percent area median income (AMI) or less is on the same property and owned by the applicant; or

Properties with an ADU rented long term or other a long-term rental by the same owner applying for the permit.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

Rental Agreement. The temporary rental or use of each rental unit shall be made pursuant to a rental agreement. The rental agreement shall include, as attachments, a copy of this chapter and the STR activity permit for the unit. Each rental agreement shall contain all required notices and shall specify the number of persons who may occupy the unit, parking requirements and number of allowed vehicles, trash disposal requirements, and include the telephone number of the person or persons to be notified in the event of any

problem that arises with the rental. The agreement shall include the phone number, address, and contact information for the property manager, and any other information required by the county. The rental agreement shall notify the renters that they may be financially responsible and personally liable for any damage or loss that occurs as a result of their use of the unit, including the use by any guest or invitee. The owner, managing agency and/or property manager shall keep a list of the names and contact information of the adult guests staying in the unit.

Within the Clark Tract in June Lake, to ensure prepared visitors, the following must be disclosed in advertisements and the rental agreement: A description of rough road conditions; and the potential need for chains in winter conditions. Contact information for the property manager and host shall be included in the rental agreement in case road assistance is needed.

B.

Owner Responsibility.

The owner shall be responsible for compliance with all applicable codes regarding fire, building and safety, health and safety, other relevant laws, and the provisions of this chapter.

An owner, managing agency, and/or property manager shall be personally available by telephone on a twenty-four-hour basis to respond to calls regarding the conditions and/or operation of the unit. Failure to timely respond in an appropriate manner may result in revocation of the STR activity permit and business license.

The owner shall require, as a term of a written agreement with a management company or agent, that said agent comply with this chapter. The owner shall identify the management company or agent, including all contact and license information in the application for an STR activity permit, and shall keep this information current. Such agreement shall not relieve owner of the obligation to comply with this chapter.

The owner shall maintain property insurance coverage specific to short-term rentals that covers, but is not limited to, fire and liability, including injury and damage to hosts, guests, and others, in an appropriate amount and shall provide proof of such insurance to the county upon reasonable request. Additionally, the owner shall defend, indemnify, and hold the county harmless from any and all claims, judgments, liabilities, or other costs associated with the property or the rental unit, or the rental thereof.

The owner, managing agency, property manager and guest(s) shall comply with all lawful direction from any law enforcement officer, fire official, building official, or code compliance officer.

The owner shall be responsible for assuring that the occupants and/or guests of the rental property do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any law. If an owner, host, managing agency and/or property manager, or other agent of the owner is informed about any violation of this chapter, the owner, host, managing agency and/or property manager, or owner's agent shall promptly take action and use best efforts to stop or prevent a recurrence of such conduct, including, when appropriate, calling law enforcement.

C.

Host Responsibility.

The host must be physically and personally present at the time of the short-term rental. Such physical presence must include sleeping overnight. A host will not be considered to live at the property used for a short-term rental if they are away from the property overnight during a rental, including on vacation.

The host must be a long-term and verified full-time resident on the property of a hosted rental.

The host shall be available to short-term renters during the rental period.

The host shall be personally available by telephone on a twenty-four-hour basis to respond to calls regarding the conditions and/or operation of the unit. Failure to respond in a timely, appropriate manner may result in revocation of the STR activity permit and business license.

The host and guest(s) shall comply with all lawful direction from any law enforcement officer, fire official, building official, or code compliance officer.

The host shall be responsible for assuring that the occupants and/or guests of the rental property do not create unreasonable noise or disturbances, engage in disorderly conduct, or violate any law. If a host is informed about any violation of this chapter, the host shall promptly take action and use best efforts to stop or prevent a recurrence of such conduct, including, when appropriate, calling law enforcement.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

Any of the following shall be grounds for suspension or revocation of an STR activity permit, following the procedures in Section 5.65.140 of this chapter.

A.

Failure to comply with one or more of the terms and conditions of the STR activity permit, this chapter, the Mono County General Plan or any other applicable law or regulation.

B.

The STR activity permit was granted on the basis of false material information, written or oral, given willfully or negligently by the owner.

C.

Any revocation of the conditional use permit issued under the Mono County General Plan.

D.

Failure to pay applicable state or county taxes or fees related to the short-term rental.

E.

Conduct of the short-term rental in a manner that constitutes a nuisance, where the permittee has failed to comply with reasonable conditions to abate the nuisance as directed by the county.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

A.

If the Director determines that grounds for suspension or revocation of the STR activity permit exist, he or she shall issue a written notice of intention to suspend or revoke the permit, as applicable. The notice of intention shall be served in accordance with Section 5.65.150 on the property owner, as reported on the permit. The notice of intention shall describe the property, the intention to revoke or suspend the permit, the grounds for suspension or revocation, the action necessary to correct or abate the violation and a reasonable time limit for compliance.

B.

If the violation has not been corrected within the period specified in the notice of intention, the director may issue a notice of suspension or revocation, as applicable. The notice of suspension or revocation shall be served in the same manner and upon the same persons as described above for service of the notice of intention and shall be effective ten calendar days from the date it is postmarked or, if the owner has consented in the permit application to email notice, emailed, unless a request for hearing is submitted as described in subsection C.

C.

The owner shall have ten calendar days from postmark or, if the applicant consents to email notice, email date of the notice of revocation or suspension to submit a completed appeal form to the department requesting a hearing. The appeal form may be obtained from the Mono County Community Development Department office or online. Failure to submit the requisite form within ten calendar days of postmark or email date, if consent to email notice was given in the application, of the notice of revocation or suspension, shall be deemed a waiver of the right to challenge the suspension or revocation and a failure to exhaust administrative remedies.

D.

Upon receipt of a timely written request for a hearing, the director shall set a date for a hearing to be held as soon as reasonably practicable before the approval authority or a hearing officer designated by the board ("hearing body"). Notice of the hearing, including the time, date, and location of the hearing, shall be served in the same manner and upon the same persons as described above for service of the notice of intention. The revocation or suspension shall be stayed until the hearing body decision is final.

E.

Hearing Procedures.

The hearing body is authorized to conduct hearings, issue subpoenas, receive evidence, administer oaths, rule on questions of law and the admissibility of evidence, prepare a record of the proceedings, and render decisions on the suspension or revocation of the STR activity permit.

In any proceeding before a hearing body, oral testimony offered as evidence shall be taken only on oath or affirmation, and the hearing officer, his/her clerk, or other designee shall have the power to administer oaths and affirmations and to certify to official acts.

All parties to the hearing shall have the opportunity to testify, introduce exhibits, call and examine witnesses, and cross examine opposing witnesses on any matter relevant to the issues.

The hearing body may postpone the hearing date upon good cause shown, continue the hearing during the course of the hearing, and make such other procedural orders and rulings as he or she deems appropriate during the course of the hearing.

The hearing shall follow the procedures set forth in subsections 1.12.050(E)—(L) of the Mono County Code, except that the notice of intention issued under this chapter shall be treated as the notice of violation under those subsections and the notice of suspension or revocation issued under this chapter shall be treated as the administrative citation.

Within thirty calendar days after the close of the hearing, the hearing body shall issue a written decision, including a statement of the basis for the decision. The hearing body's written decision shall constitute the final administrative decision of the county.

If neither the owner, nor their authorized representatives, appear at the noticed hearing, such failure to appear shall constitute an abandonment of the hearing request and a failure to exhaust administrative remedies.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

Wherever this chapter requires the county to serve notice on a property owner, such notice shall be given in writing, and shall be delivered either by personal delivery, electronic mail (email) if the applicant consents to receipt of email notice in the application, or by U.S. Mail with a filed affidavit. In addition, any such notice may be posted at the physical address of the premises on the date of personal delivery, mailing, or emailing of notice. Service shall be deemed complete upon mailing or emailing.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

The remedies provided by this chapter are cumulative and in addition to any other remedies available at law or in equity.

A.

Any violation of a short-term rental ordinance of the county, including but not limited to, this chapter and Chapters 25 and 26 of the Mono County General Plan, may be enforced through administrative citation and fines as provided in MCC Chapter 1.12, except that the amount of the administrative fines shall be one thousand five hundred dollars for a first violation, three thousand dollars for a second violation within one year of the first violation and five thousand dollars for each additional violation within one year of the first violation. The fines set forth in this section shall not apply to a first-time offense of failure to register or pay the business license fee, which shall instead be subject to the fines set forth in MCC Section 1.12.030.

B.

Any condition caused or allowed to exist in violation of any of the provisions of this chapter, the Mono County General Plan, use permit, or applicable state law or regulation is a public nuisance which shall, at the discretion of the county, be subject to abatement or other relief pursuant to Chapter 7.20 of the Mono County Code.

C.

Each and every violation of this chapter, the Mono County General Plan, or applicable state law or regulation shall constitute a separate violation per day and shall be subject to all remedies and enforcement measures authorized by the Mono County Code or otherwise authorized by law. Additionally, any violation shall be subject to injunctive relief, disgorgement to the county of any and all monies unlawfully obtained, costs of abatement, costs of restoration, costs of investigation, restitution, and any other relief or remedy available at law or in equity. The county, including the office of the district attorney and the office of the county counsel, may pursue any and all remedies and actions available and applicable under state and local laws for any violations.

D.

Hardship Waiver for Administrative Fines Under Section 5.65.160(A). Any party fined under Section 5.65.160(A) may be granted a hardship waiver reducing the amount of the administrative fines if:

The party has made a bona fide effort to comply after the first violation; and

Payment of the full amount of the administrative fines would impose an undue financial burden on the party.

A hardship waiver request shall be filed on a hardship waiver application form made available upon request by the office of code compliance and filed within ten business days after service of the administrative citation levying the fines. The completed application shall be filed with the code compliance office together with a sworn affidavit, and any other supporting documents or materials, demonstrating why the requirements of Section 5.65.160(D)(1) and (D)(2) are satisfied. If the request and supporting materials demonstrate to the satisfaction of the code compliance officer or his or her designee that the requirements of section 5.65.160(D)(1) and (D)(2) are satisfied, the fine shall be reduced to the amounts set forth in MCC Section 1.12.030 or such other amount as the code compliance officer or his or her designee deems appropriate. Any hardship waiver request not timely submitted shall be rejected, and the applicant shall be deemed to have waived his or her right to request a hardship waiver. The time for appeal of an administrative citation pursuant to MCC Section 1.12 shall not be extended due to any fine reduction request pursuant to this paragraph.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

Any lawful use of property as a short-term rental permitted under a prior regulatory framework that was not subject to this chapter remains exempt from this chapter as long as all conditions and requirements of the previous approval are met.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)

If any section, subsection, sentence, clause or phrase of this chapter is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this chapter. The board of supervisors

hereby declares that it would have passed this chapter and each section, subsection, sentence, clause, and phrase thereof, irrespective of the fact that any one or more sections are held invalid.

(Ord. No. 25-005, § 4(Exh. A), 12-9-2025)