# Short-term rental rules in Big Bear Lake, CA - Status: **HEAVILY REGULATED** - Last checked: 2026-07-18 (claims cite official sources; items we could not verify are listed below) - Canonical page: https://strwatch.ai/big-bear-lake-ca/ ## Summary Whole-home short-term rentals ('vacation rentals,' formerly called TPHR) are legal in Big Bear Lake but require an annual city license under Municipal Code Chapter 4.01 (Ordinance No. 2021-488, adopted January 11, 2021, as amended by Ordinance No. 2023-518, effective January 18, 2024): a pre-registration home inspection, proof of liability insurance and ownership, a City business license, and annual owner/agent certification (a 25-question exam requiring a 100% score). Registration costs $635/year per property under the fee schedule effective July 1, 2026 (up from $605 the prior fiscal year), and no individual or entity may hold more than two vacation-rental licenses (owners who already held more as of September 16, 2021 are grandfathered). Occupancy is capped at two adults per bedroom plus two additional adults (18+, not counting minors), with a hard ceiling of one person per 200 sq ft of living space or 16 people — counting minors — whichever is less (Muni. Code §4.01.060(C), as amended by Ordinance No. 2023-518, effective January 18, 2024, verbatim); one off-street parking space per bedroom is required, and any grandfathered gravel parking had to be paved by January 1, 2026. Owners must remit a combined 13% of gross rental receipts monthly: 10% Transient Occupancy Tax (increased from 9% effective January 1, 2025, per voter-approved Measure P) plus a 3% Big Bear Lake Tourism Business Improvement District (BBLTBID) assessment. Hosted rentals of up to two bedrooms in an owner-occupied home are permitted under a separate, cheaper 'Home Sharing' license ($400 per the July 2026 fee schedule). Enforcement is aggressive: operating without a license draws escalating fines of $1,500 / $2,500 / $5,000 for a first/second/third citation within 12 months, plus a one-year license ineligibility after an unlicensed-operation citation; other operational violations (noise, over-occupancy, parking, parties) draw $500 / $1,000 / $1,500 fines that escalate within a rolling 12-month period. ## At a glance - Unhosted whole-home rental: Conditional - Hosted rental (host present): Conditional - Primary residence required: No - Guest cap: 16 guests - Rules apply to stays under: 29 days Notes: Whole-home 'vacation rental' licensing under Municipal Code Ch. 4.01 does not require the owner to live on-site; an owner/entity may hold up to two such licenses (grandfathered exception for those holding more as of September 16, 2021). A separate, lower-cost 'Home Sharing' license covers hosted rentals of no more than 2 bedrooms in an owner-occupied home while the owner is present, defined in Ch. 4.01.020(G) (as amended by Ord. 2023-518, read verbatim): 'the rental of no more than two bedrooms in a detached single-family dwelling unit, for compensation, for a term of 28 or fewer consecutive days while the owner of the unit lives on-site and in the home, throughout the visitor's stay.' Vacation rentals are permitted (as an accessory use, 'VR') in the R-L, R-1 and R-3 residential zone districts per Ordinance 2021-488 Exhibit A (amending Development Code Table 17.25.040.A). The vacation-rental license definition covers leases of 'twenty-eight (28) or fewer consecutive days' (Ch. 4.01.020(K) as amended by Ordinance No. 2023-518, effective 2024-01-18, read verbatim from the adopted ordinance PDF — superseding 2021-488's '30 or fewer'), aligning with the TOT code's 28-day threshold. The city's own registration form requires an in-person check-in agent and a 24/7 complaint-response agent who each reside within 15 miles of the rental. ## Requirements ### Vacation Rental License (formerly TPHR) (license) - Authority: City of Big Bear Lake Tourism Management Department - Cost: $635/year per property - Renewal: Annual - Official source: https://bigbearlake.gov/index.php/filelink/fileman-files/FINANCE/MASTER_FEE_SCHEDULE/master-fee-schedule-effective-7-1-2026.pdf - Notes: Fee listed as 'Vacation Rental Program - Per Year Per Property - $635.00' in the fee schedule effective 7/1/2026, up from $605 in the prior schedule effective 10/12/2025. License required under Municipal Code §4.01.030 before advertising or leasing a property as a vacation rental; license number must be posted inside the unit and included in all ads. Max two licenses per owner/entity (§4.01.040(B) per city FAQ), grandfathered for holders as of 9/16/2021. Transfer of Vacation Rental (change of management) is a separate $74/each fee on the same schedule. ### Pre-Registration Home Inspection (inspection) - Authority: City of Big Bear Lake Tourism Management Department - Cost: not verified - Renewal: Required before initial registration is approved; full registration+inspection process takes roughly 2-4 weeks - Official source: https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/Vacationrentalprogram/Vacation_Rental_Registration_Application_Fillable.pdf - Notes: Registration application form states the home must pass an inspection before registration approval is issued by the Tourism Management Department; no separate inspection fee line is shown on the form (amount-paid field left blank, filled in per-property at intake). ### Owner/Agent Annual Certification Exam (other) - Authority: City of Big Bear Lake - Cost: not verified - Renewal: Annual - Official source: https://www.citybigbearlake.com/index.php/en/services-main/transient-private-home-rentals?view=article&id=507:frequently-asked-questions-vacation-rental-program&catid=64 - Notes: All owners (except those who hire a full-service management company and never personally rent the property) and all agents (check-in, 24/7 response, management-company staff) must be certified annually via a 25-question exam requiring a 100% passing score, per the City's official Vacation Rental Program FAQ. ### City Business License (license) - Authority: City of Big Bear Lake - Cost: not verified - Renewal: Annual - Official source: https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/Vacationrentalprogram/Vacation_Rental_Registration_Application_Fillable.pdf - Notes: Vacation Rental Registration Application requires a City Business License Number (or proof of having applied for one). Fee amount not independently verified this session — see needs_review. ### Liability Insurance (insurance) - Authority: City of Big Bear Lake - Cost: not verified - Renewal: Proof required at initial registration and confirmed on renewal - Official source: https://www.citybigbearlake.com/index.php/en/services-main/transient-private-home-rentals?view=article&id=507:frequently-asked-questions-vacation-rental-program&catid=64 - Notes: Applicants must submit proof of current liability insurance coverage (insurance declarations page) with the registration application, per the City's official FAQ. ### Home Sharing License (hosted rental, owner-occupied) (license) - Authority: City of Big Bear Lake Tourism Management Department - Cost: not verified - Renewal: Unconfirmed — fee schedule lists $400 'Each' (up from $200 in the prior schedule) without specifying if this recurs annually - Official source: https://bigbearlake.gov/index.php/filelink/fileman-files/FINANCE/MASTER_FEE_SCHEDULE/master-fee-schedule-effective-7-1-2026.pdf - Notes: A distinct 'Home Sharing' fee line (separate from 'Vacation Rental Program') appears in the City's official fee schedule, confirming a hosted-rental license category exists; the underlying eligibility definition (2-bedroom cap, owner present on-site) is drawn from secondary sources and was not independently confirmed against ordinance text this session — see needs_review. ### Off-Street Parking (paved) Compliance (other) - Authority: City of Big Bear Lake - Cost: not verified - Renewal: One-time compliance deadline, now passed - Official source: https://www.citybigbearlake.com/index.php/en/services-main/transient-private-home-rentals?view=article&id=507:frequently-asked-questions-vacation-rental-program&catid=64 - Notes: One off-street parking space per bedroom is required (garage or legally established driveway, per Ordinance 2021-488 Exhibit A amending §17.25.070(E)). Gravel parking areas approved before January 11, 2021 had to be improved (paved) by January 1, 2026, per the City's official FAQ; that deadline has now passed as of this profile's as-of date. ## Taxes - **Transient Occupancy Tax (TOT)**: 10% of gross rental receipts (increased from 9%, effective January 1, 2025, per voter-approved Measure P, November 2022) — applies to Overnight accommodations rented on a short-term basis (less than 28 consecutive days), including vacation rentals; platform collects: not verified. Source: https://bigbearlake.gov/index.php/en/services-main/tot-tbid-collection - **Big Bear Lake Tourism Business Improvement District (BBLTBID) Assessment**: 3% of gross rental receipts (short-term accommodations); separately, 2% on ski-resort lift tickets and passes — applies to Hotels, lodges, camps, and vacation rentals offering short-term overnight accommodations; platform collects: not verified. Source: https://bigbearlake.gov/index.php/en/services-main/tot-tbid-collection ## Enforcement - Penalties: Operating a vacation rental without a valid license (Municipal Code §4.01.100(A), as amended by Ordinance 2023-518, effective January 18, 2024): $1,500 administrative fine for a first citation, $2,500 for a second citation within 12 months, and $5,000 for a third citation within 12 months; a property cited for unlicensed operation becomes ineligible for a vacation-rental license for one year from the citation, per the original 2021-488 text (this ineligibility provision was not independently reconfirmed post-2023-518 amendment — see needs_review). Other operational violations of Chapter 4.01 (occupancy, parking, noise, party/gathering rules, etc.): a minimum fine of $500 for a first violation, $1,000 for a second, and $1,500 for a third within 12 months, confirmed identically in both the City's official Vacation Rental Program FAQ and its official Good Neighbor Guide brochure. Guests who blatantly disregard the rules may be evicted without a refund, and citations may also be issued to the responsible signer of the Good Neighbor Policy acknowledgment. Each day a violation continues is treated as a separate violation eligible for a separate citation. - Platform liability: Under Municipal Code §4.01.090 (adopted by Urgency Ordinance 2021-488), hosting platforms must, on the City's written request, disclose each Big Bear Lake vacation-rental listing (host ID, listing ID, responsible person, address, length of stay, and price paid), and must promptly remove any listing upon receipt of a City take-down notice indicating a legal violation. - Notes: Administrative citations under Chapter 4.01 may be levied against the owner, the owner's agent, a hosting platform, and/or the responsible party (guest), and the City may initiate license revocation after a single violation. Enforcement intensified after a 2021 surge in complaints about noise, over-occupancy and parking during the COVID-era rental boom, which prompted the original January 2021 urgency ordinance; a 2023 summer public-workshop review (facilitated by consultant Tripepi Smith) preceded the current Ordinance 2023-518 fine structure. ## Unresolved research items - The advertising-without-posted-license-number fine ($2,500, or a reduced $5,000 fine + 6-month license suspension for a first offense at the city manager's discretion) is sourced only to the original 2021-488 ordinance text and was not reconfirmed against the current 2023-518 amendment, so it was omitted from the main enforcement.penalties narrative as a precaution and is flagged here instead. - The 'Home Sharing' license FEE ($400 effective 7/1/2026, up from $200 in the 10/2024 schedule) is confirmed only from the City's fee-schedule line items; the eligibility definition itself is now ordinance-confirmed (Ch. 4.01.020(G) per Ord. 2023-518) — only the fee figure still rests on the fee schedule alone. - Whether the City Business License required on the vacation-rental registration application is waived when the property is rented exclusively through a licensed management agency (a claim that appeared in secondary sources) was not confirmed against an official source; the fee amount for this business license was also not found. - Whether short-term rental platforms (Airbnb, VRBO/HomeAway, Evolve, etc.) collect and remit the TOT and/or BBLTBID on the owner's behalf varies by platform per an AI-summarized reading of the official FAQ page (e.g., Airbnb allegedly collects TOT only, while VRBO/Evolve allegedly collect both) — this nuance was not independently re-verified by directly reading the FAQ's raw text, so both tax entries' collectedByPlatform field is left null rather than asserting a specific true/false split. ## Sources - City of Big Bear Lake - Frequently Asked Questions - Vacation Rental Program (official, accessed 2026-07-18): https://www.citybigbearlake.com/index.php/en/services-main/transient-private-home-rentals?view=article&id=507:frequently-asked-questions-vacation-rental-program&catid=64 - City of Big Bear Lake - Transient Occupancy Tax (TOT) & BBLTBID (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/en/services-main/tot-tbid-collection - City of Big Bear Lake - Good Neighbor Guide (brochure, incl. Vacation Rental Good Neighbor Policy) (official, accessed 2026-07-18): https://bigbearlake.gov/images/DOWNLOADS/SERVICES/VACATION_RENTAL_PROGRAM/GOOD_NEIGHBOR_POLICY_BROCHURE/2025/good-neighbor-policy-full-version-rev.12-3-2025_compressed.pdf - Urgency Ordinance No. 2021-488 (Vacation Rental Program - Licensing and Regulatory Program, Municipal Code Title 4 Ch. 4.01) (official, accessed 2026-07-18): https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/CODE_COMPLIANCE/Urgency_Ordinance_No._2021-488_Vacation_Rental_Program_Enforcement__Operations.pdf - City of Big Bear Lake Master Fee Schedule, effective 7/1/2026 (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/filelink/fileman-files/FINANCE/MASTER_FEE_SCHEDULE/master-fee-schedule-effective-7-1-2026.pdf - City of Big Bear Lake Master Fee Schedule, effective 10/12/2025 (prior year, used for cost comparison) (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/filelink/fileman-files/FINANCE/MASTER_FEE_SCHEDULE/master-fee-schedule-year-1-effective_10-12-2025.pdf - City of Big Bear Lake - Vacation Rental Registration Application (fillable form) (official, accessed 2026-07-18): https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/Vacationrentalprogram/Vacation_Rental_Registration_Application_Fillable.pdf - City of Big Bear Lake - Vacation Rental 101 (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/en/vacation-rental-101 - City of Big Bear Lake - Vacation Rental Ordinance (VRO) Informational Workshops (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/en/vro-review - City of Big Bear Lake - Vacation Rental Program Reports and Data (official, accessed 2026-07-18): https://bigbearlake.gov/index.php/en/services-main/transient-private-home-rentals?view=article&id=511:reports-and-data&catid=2 - Ordinance No. 2023-518 — Vacation Rental Regulations (adopted 2023-12-19, effective 2024-01-18; city PDF via Wayback Machine capture 2023-12-29, digest-identical capture 2024-01-30 spans the effective date; city-site original currently 404) (official, accessed 2026-07-20): https://web.archive.org/web/20231229062622/https://www.citybigbearlake.com/images/DOWNLOADS/CITY_DEPARTMENTS/CITY_CLERK/CITY_ORDINANCE/Ordinance%20No.%202023-518%20-%20Vacation%20Rental%20Regulations%20%7C%20Updated%2012-28-23.pdf --- Educational information, not legal advice. Published by STRWatch (Laniakea Technologies LLC).