Frequently Asked Questions

No, there is currently no waitlist to apply for a Vacation Rental permit. Be sure the Vacation Rental property meets all requirements as listed in the Municipal Code before applying. Required Documents for the application process are listed on the City's website.

No, permits do not transfer with the sale of a property. Per city ordinance, there are no new Short-Term Rental permits being issued. For Vacation Rentals in the downtown core, the new property owners would need to apply for a new Vacation Rental permit with the Planning Division. 

A Vacation Rental is a rental permitted within C-1, RR, and R-4 zones that does not require the owner to live in the rental at any point of the year, whereas Short-Term Rentals are rentals for less than 30 consecutive days permitted within R-1, R-2, R-3, OS-1 and OS zones (No new short-term rental permits are being approved. STR regulations apply only to existing permitted short-term rental properties). 

The City requires that all occupants of STRs adhere to the Good Neighbor Policy. The policy is intended to minimize the impacts on STRs on neighborhoods. An outline of the Good Neighbor Policy can be found in Sections 17.113.070 and 17.09.070 of the PBMC. Ordinance 0-2023--006 also includes information defining the Good Neighbor Policy and is available here.

Days are counted in 24-hour periods. STRs are defined as rental of less than thirty (30) consecutive days where the primary residence is not being concurrently occupied by the owner. If advertising a long-term rental, it must be advertised on a listing website (i.e. Airbnb, VRBO) for a minimum of 30 days. 

No. However, legally permitted ADUs occupied by the property owner may be deemed to be the property owner's primary residence; where the primary residence is used as the STR. If the ADU is attached to the primary unit, you must live in the ADU and a homestay license is required (PBMC 17.117.080, 17.38.155). 

Yes. The residence must be proven to be the property owner's primary residence. Documentation / evidence required to demonstrate this is listed on the STR License Application (PBMC 17.113.060, 17.09.060, 5.22.100). The application is available in our permit portal at www.pismobeach.org/permitportal. 

No new STRs are being permitted, only those short-term rentals which were already licensed as of the November 2023 adoption of Ordinance O-2023-006 by City Council.  The list of licensed residential STR addresses are available at www.pismobeach.org/vrstr. 

Probably. Vacation Rental, shall mean any structure, as defined in the Building Code adopted in Section 15.040.010 of the Pismo Beach Municipal Code, which exists, is constructed, or which is maintained or used upon any premises for the purpose of transient lodging which consists of four or fewer separate transient rental units.

The City is responsible for enforcement of the Vacation Rental / Short-Term Rental Ordinance (PBMC Chapter 17.113, Chapter 17.09, Chapter 5.22). A 3rd party contractor is used to help identify unlicensed VR/STRs in operation in the City. 

To report an VR/STR concern or violation, call the City's VR/STR hotline (800) 866-4301. Please make sure you include the full address of the location you are calling about. 

No, the City does not regulate long-term lease of property.

Violations of the VR/STR Ordinance may be punished as administrative violations where initial fines shall be, at a minimum, $1,500 and $3,000 for a second violation within one (1) year, and $5,000 for each subsequent violation of the same provision within one (1) year. Each separate day or rental night in which a violation exists may be considered a separate violation. Soliciting the residence on a listing website (Airbnb, VRBO) is a considered a violation and any attempt to rent an unlicensed residence as a STR or homestay by advertising said property for short-term rental purposed is subject to the same administrative fines. 

Yes. Please visit www.pismobeach.org/finance to complete a Business License application following submittal and approval of a VR permit or renewal of an STR permit through the Planning Division. The Planning Division application portal is available at www.pismobeach.org/permitportal. 

The City will conduct the inspection to confirm the bedroom count, on-site parking, and applicable safety standards. If complaints are received about a Vacation Rental or Short-Term Rental the City shall have the right to re-inspect the property (PBMC 17.113.070, 17.09.070).

No, there is currently no waitlist to apply for a Vacation Rental permit. Be sure the Vacation Rental property meets all requirements as listed in the Municipal Code before applying. Required Documents for the application process are listed on the City's website.