Joshua Tree, CA – Rental Regulations FAQ January 2025

Last updated: January 2025

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1. What is considered a short-term rental in Joshua Tree?

A short-term rental (STR) in Joshua Tree is defined as a residential property or portion thereof that is rented out for a period of 30 consecutive days or fewer. Structures that can qualify as short-term rentals include single-family dwellings, duplexes, rooms within a dwelling, guest houses, condominiums, and some accessory dwelling units (ADUs) as permitted under the local zoning laws. However, structures such as multi-family units (apartments), yurts, travel trailers, and recreational vehicles (RVs) are explicitly prohibited from being used as short-term rentals. These restrictions aim to ensure compliance with San Bernardino County’s zoning and land-use ordinances.

2. Do I need a permit to operate a short-term rental in Joshua Tree?

Yes, you need a permit to operate a short-term rental in Joshua Tree. The San Bernardino County ordinance requires all short-term rental operators to obtain a Short-Term Rental (STR) Permit issued by the county. This applies to all eligible properties intended for short-term rental use. The permit process involves completing an application, adhering to specific zoning and operational requirements, and paying the applicable fees. The permit must be renewed annually.

3. What are the zoning laws for STRs in Joshua Tree?

In Joshua Tree, short-term rentals (STRs) are regulated based on strict zoning laws specific to San Bernardino County. These include residential and rural residential zones, as well as commercial zones where residential uses are permitted. STRs are not allowed in areas where zoning explicitly prohibits transient use, including certain commercial or industrial zones. Additionally, specific homeowner association (HOA) restrictions or private covenants may also apply.

To view whether a property has a current Short-Term Rental permit issued by San Bernardino County visit: https://str.sbcounty.gov/permitted-str-properties/

4. Are there occupancy limits for short-term rentals in Joshua Tree?

Yes, there are occupancy limits for short-term rentals in Joshua Tree, established to ensure safety and compliance with local regulations. These limits are determined by the International Property Maintenance Code adopted by San Bernardino County. Specifically, occupancy limits are based on the number of bedrooms in the rental property. Each bedroom must meet minimum size, accessibility, and safety standards. For example, sleeping areas must provide at least 70 square feet for one person and 50 square feet per person if occupied by more than one person. Kitchens and uninhabitable spaces cannot be used as sleeping areas, and bedrooms must not serve as the only means of access to other habitable spaces or as the sole exit from other rooms. Additionally, properties with fewer than 800 square feet are limited to six occupants, while those between 800 and 1,199 square feet can accommodate up to eight occupants. Properties exceeding 1,199 square feet can allow up to 10 occupants.

5. What taxes are short-term rental hosts required to pay?

Short-term rental hosts in Joshua Tree must pay a 7% Transient Occupancy Tax (TOT) and a 2% Tourism Business Improvement District (TBID) fee. Some platforms like Airbnb automatically collect and remit these taxes for bookings made through the platform. Hosts are responsible for ensuring compliance for bookings made outside of Airbnb. For example, Vrbo does not collect the 2% TBID fee. Hosts are responsible for collecting and remitting the TBID fee directly to the county.

6. What are the safety and health requirements for STR properties in Joshua Tree?

Short-term rental properties in Joshua Tree must adhere to safety and health requirements established by San Bernardino County.

• Fire Safety Compliance: Properties must have functioning smoke detectors in every bedroom, hallways outside sleeping areas, and on each floor. Carbon monoxide detectors are required if the property has gas appliances or an attached garage. A Class 2A:10B fire extinguisher must be mounted in a visible and unobstructed location.
• Emergency Escape (Egress): Bedrooms must have direct egress to the outside through a door or window to meet emergency escape requirements.
• Property Maintenance: The property must be clean, well-maintained, and free from structural hazards, pest infestations, or other health concerns.
• Septic System Functionality: For properties using septic systems, the system must be properly maintained and capable of handling the intended guest occupancy.
• Spacing and Setback Compliance: Properties must adhere to local zoning requirements for adequate spacing and setbacks, ensuring neighborhood safety and compliance.
• Noise Restrictions: Outdoor noise must not disturb surrounding areas. Noise monitoring systems may be required for properties prone to complaints.
• Occupancy Limits: Each property must comply with occupancy standards determined by the number of bedrooms and square footage.

• Parking: Adequate parking spaces must be provided to accommodate all guests without disrupting the neighborhood.

7. How are noise and nuisance complaints handled in Joshua Tree?

Noise and nuisance complaints in Joshua Tree are addressed through a comprehensive system managed by San Bernardino County. Residents can report complaints via the 24/7 STR Complaint Hotline at 1-800-205-9417. Each STR must designate a local contact person who is available 24/7 to respond within 30 minutes of a complaint being lodged. This local contact is required to resolve the issue promptly to avoid further disturbances. Additionally, STR operators are encouraged or required to install outdoor noise monitoring systems to track noise levels in real time. Verified complaints can lead to enforcement actions to ensure compliance with the Good Neighbor Policy, preventing disturbances to surrounding properties.

8. Can I manage multiple short-term rental properties in Joshua Tree?

Yes, you can manage multiple short-term rental properties in Joshua Tree, but each property must have its own valid STR permit issued by San Bernardino County. Each property must also designate a local contact person who is available 24/7 to respond to complaints or emergencies within 30 minutes.

9. What are the penalties for non-compliance with STR regulations in Joshua Tree?

Non-compliance with San Bernardino County’s STR regulations, including violations related to permits, noise, or operational requirements, can result in significant penalties. Penalties for verified violations include:

• First Violation: A fine of $1,000.
• Second Violation: A fine of $2,000.
• Third Violation: A fine of $3,000, and the potential suspension or revocation of the STR permit.
• Repeat Offenses: Properties with recurring violations may face extended permit suspensions or permanent bans on operating as a short-term rental.

Additionally, failure to address verified complaints or comply with other operational regulations may lead to legal action or further administrative penalties.

10. Are there any updates or changes to Joshua Tree’s STR regulations I should be aware of?

San Bernardino County has implemented significant updates to its short-term rental (STR) regulations in Joshua Tree as of 2024. Key changes include stricter noise monitoring requirements, mandatory permit renewals, and density and spacing limitations to preserve neighborhood character. The county now requires outdoor noise monitoring systems for all STR properties and has established a 24/7 complaint hotline to address nuisance issues swiftly. Recent updates also emphasize stricter compliance with property standards and renewed focus on safety.

The Housing Element Program 4 – Short-Term Rental Study (June 2024) provided a comprehensive analysis of STR impacts in Joshua Tree, concluding that stricter regulations are necessary to balance tourism demand with community preservation. The study highlighted issues such as housing stock depletion and increased neighborhood disturbances, which informed many of the recent ordinance updates.

11. Can I self-manage my short-term rental, or do I need a property management company in Joshua Tree?

Yes, you can self-manage your short-term rental in Joshua Tree. 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.

12. What are the insurance requirements for short-term rentals in Joshua Tree?

Short-term rental operators in Joshua Tree are required to maintain liability insurance for their properties. According to San Bernardino County’s short-term rental regulations, owners must provide evidence of liability insurance coverage with minimum limits of $500,000 per occurrence. This requirement ensures protection against potential claims and liability associated with operating a short-term rental.

13. Are there any local rules regarding hosting platforms (e.g., Airbnb, Vrbo) in Joshua Tree?

Yes, Joshua Tree, under the jurisdiction of San Bernardino County, has local rules that apply to hosting platforms such as Airbnb, Vrbo, and others. These rules are primarily focused on ensuring compliance with the County’s short-term rental regulations and include: displaying of permit numbers, compliance with local tax collection, and adherence to noise and nuisance guidelines.

14. What are the inspection requirements for STRs in Joshua Tree?

Inspections are required to ensure compliance with county safety, health, and zoning standards. Inspections confirm adherence to building codes, fire safety requirements, occupancy limits, and structural maintenance. For detailed safety requirements, refer to the response to Question 6: What are the safety and health requirements for STR properties in Joshua Tree?

15. Are there any neighborhood-specific restrictions for STRs in Joshua Tree?

Yes, neighborhood-specific restrictions for short-term rentals in Joshua Tree exist. Certain areas may have zoning and homeowner association (HOA) rules that impose additional limitations on STR operations, including restrictions on parking, noise levels, or the total number of STRs allowed within a given neighborhood. Additionally, areas near the Joshua Tree National park may have additional considerations due to increased visitor activity and environmental preservation requirements.

16. Is there a cap on the number of STR permits issued in Joshua Tree?

San Bernardino County established a cap of 1,200 active short-term rental (STR) permits for unincorporated areas, including Joshua Tree, to manage the impact of STRs on housing availability and community character. This cap was implemented in 2022 as part of the county’s efforts to regulate STR operations outlined in San Bernardino County Ordinance No. 4487.

17. What parking requirements exist for STRs in Joshua Tree?

The parking requirements for short-term rentals (STRs) in Joshua Tree are governed by San Bernardino County’s zoning laws. STR properties must provide adequate off-street parking spaces to accommodate all guests. The exact number of spaces required depends on the size and type of property, but each rental unit must ensure that parking does not disrupt the neighborhood or cause obstructions.

For example, one parking space is typically required per bedroom. Additionally, parking must be on-site and cannot be obstructive to public roads or neighboring properties. Specific parking rules may vary depending on the zoning district and the property’s location.