There is no single statewide Airbnb or VRBO law in California. Simi Valley, Thousand Oaks, Camarillo, and unincorporated Ventura County each set their own permits, caps, bans, and Transient Occupancy Tax. Here is how to find and confirm the rules that actually apply to your address before you buy or list.
Short-term rental rules in California vary by city
There is no single statewide short-term rental (STR) law in California governing whether you can run an Airbnb or VRBO. Instead, each city and county sets its own permits, caps, taxes, and bans — and those rules change frequently. The most important step before buying or listing a property is to read the exact local ordinance that applies to your address.
What is allowed in one Ventura County city can be flatly prohibited a few miles away. Treat every jurisdiction as its own rulebook.
Each jurisdiction sets its own rules
- Simi Valley: confirm the city's current short-term rental ordinance, permit requirements, and any caps or zoning limits directly with the City of Simi Valley before listing.
- Thousand Oaks: the City of Thousand Oaks maintains its own regulations and permitting approach — verify what is currently permitted in your zone.
- Camarillo: check the City of Camarillo's municipal code for its STR stance, registration, and tax requirements.
- Unincorporated Ventura County: the County has its own ordinance for properties outside city limits, which differs from the cities — confirm with the County Planning Division.
- Coastal areas: properties in the Coastal Zone can face additional Coastal Commission considerations layered on top of local rules.
Rules range from outright bans, to caps on the number of nights or permits, to primary-residence-only requirements, to straightforward registration. Always confirm the current ordinance for your specific parcel.
Permits, caps, and bans — what to look for
- Permit or license: most jurisdictions that allow STRs require registration and a permit, often renewed annually.
- Caps: some cities limit total permits citywide, cap nights per year, or restrict density by neighborhood.
- Primary-residence rules: some areas only allow STRs in your primary home (hosted) and prohibit whole-home investor rentals.
- Bans and moratoriums: some jurisdictions prohibit new STRs entirely or have paused issuing permits.
- Operational standards: occupancy limits, parking, noise, and good-neighbor rules are common and enforced.
Transient Occupancy Tax (TOT)
If your jurisdiction allows STRs, you will almost certainly owe Transient Occupancy Tax — the local 'bed tax' on stays under a set number of days. Cities and the County set their own TOT rates and require registration and regular remittance.
- You are typically responsible for collecting TOT from guests and remitting it to the city or county on a schedule.
- Some platforms collect and remit TOT on your behalf in certain jurisdictions, but you remain responsible for compliance — confirm who is actually filing.
- Failing to register and remit TOT can trigger penalties and back taxes.
Confirm your TOT rate, registration process, and filing schedule with the specific city or county before you take your first booking.
Before you buy a property to run as an STR
If the entire investment thesis depends on short-term rental income, verify the rules before you write an offer — not after. A property that pencils as an Airbnb is worthless as one if the city bans whole-home STRs.
- Identify the exact jurisdiction (city vs. unincorporated county) for the address.
- Read the current STR ordinance and confirm permit availability and any caps.
- Confirm the TOT rate and registration requirements.
- Have a fallback plan — could the property still work as a long-term rental if STR rules tighten?
For the bigger investment picture, see the Simi Valley investment property guide, and if you are considering a part-time getaway, our vacation and second-home guide covers the lifestyle-plus-income angle.
Frequently Asked Questions
Is there a statewide Airbnb law in California?
No. California does not have a single statewide law that governs whether you can operate a short-term rental. Each city and county sets its own permits, caps, taxes, and bans, and the Coastal Commission can add requirements in the Coastal Zone. You must check the specific ordinance for your property's jurisdiction.
Can I run an Airbnb in Simi Valley or Thousand Oaks?
It depends entirely on the current local ordinance and your property's zoning. Some Ventura County cities allow permitted STRs, some restrict them to primary residences, and some prohibit or cap them. Confirm directly with the City of Simi Valley or City of Thousand Oaks before assuming you can list — and check whether new permits are even being issued.
What is Transient Occupancy Tax (TOT)?
TOT is a local 'bed tax' on short stays, typically under 30 days. Cities and counties set their own rates and require operators to register and remit the tax on a schedule. You are generally responsible for compliance even if a booking platform collects some of it on your behalf, so confirm who is actually filing for your listing.
What happens if STR rules change after I buy?
That is the core risk of an STR-dependent purchase. Cities can tighten rules, cap permits, or impose bans. Before buying, make sure the property would still work financially as a long-term rental so a regulatory change does not strand your investment.
