Thinking about offering short stays at your Los Alamos property but unsure where to start? You are not alone. County rules can feel technical, and missing a step can delay bookings. In this guide, you will learn which permit you need, how to apply through the county’s online system, the taxes you must collect, and smart ways to stay compliant. Let’s dive in.
STR vs. homestay in Los Alamos
Los Alamos sits in unincorporated Santa Barbara County, so county rules apply. The county treats two uses differently: a homestay is hosted, which means you live on the property during guest stays. An unhosted short‑term rental (STR) is only allowed where transient lodging is a permitted land use by zoning. Start by reviewing the county’s program overview and local guidance on where STRs are allowed and how homestays work in the unincorporated area. See the county’s Short‑Term Rental Ordinance page and the county’s recent guidance summarized by local press for context (Short‑Term Rental Ordinance, county guidance recap).
Step‑by‑step: Get your permit
1) Confirm jurisdiction and zoning
Verify your parcel is inside unincorporated Santa Barbara County and check its zoning. Your zoning determines whether a homestay is allowed and whether an unhosted STR is even possible. The county’s recent guidance explains how to verify parcels and where different rules apply (county guidance recap).
2) Choose the correct permit
- Homestay permit. Use this when you or a qualifying long‑term tenant will live on the property during guest stays. Review the county’s Homestays FAQ for definitions and expectations (Homestays FAQ).
- STR land‑use permit. Required for unhosted rentals, but only if your zoning allows transient lodging. Start with the county’s Short‑Term Rental Ordinance overview for the inland area (Short‑Term Rental Ordinance).
3) Gather your documents
Prepare a complete package before you apply. Typical items include:
- Floor plan that identifies bedrooms, smoke and carbon‑monoxide detectors, and exits.
- Site plan showing off‑street guest parking and access.
- Proof of ownership or proof that a long‑term tenant host resides there.
- A nuisance and complaint response plan, plus a designated 24/7 local contact.
- Safety compliance details for building and fire standards. These items align with the county’s homestay materials and permit conditions summarized in county guidance (Homestays FAQ).
4) Apply online through the county portal
Santa Barbara County Planning & Development accepts applications via its Accela Citizen Access system. You will register, complete the planning application, upload your documents, and pay fees. The county announced this system as the official submission route (online permitting system update).
5) Track review, notices, and inspections
Expect county review, possible neighbor notification, and a comment or appeal window. Timelines vary with workload and completeness, so monitor your Accela record for dates and requests. The county may require inspections and final condition checks before issuing the permit (Short‑Term Rental Ordinance).
6) Register for Transient Occupancy Tax (TOT)
If you operate a homestay or STR in the unincorporated area, you must register with the County Treasurer‑Tax Collector and collect TOT from guests. Voters increased the unincorporated county rate to 14 percent in 2024 (Measure H coverage). Apply for a Transient Occupancy Registration Certificate and follow the county’s remittance schedule (County TOT information).
Operating legally after approval
Post your permit number and the county’s Good Neighbor information inside the unit and include your permit number in public listings. Keep your 24/7 local contact current, and respond promptly to any complaints. For homestays, the host must reside on the property during guest stays. County materials and local summaries also describe a cap on the number of bedrooms you can offer under a homestay, commonly referenced as up to three bedrooms. Check the county’s forms for the exact occupancy limit before you publish your listing (Homestays FAQ, county guidance recap, 2017 ordinance coverage).
Enforcement and risk reduction
The county enforces permits, conditions, and tax collection in unincorporated areas. Regionally, enforcement resources have expanded, and operators have faced back‑tax collection and citations. The City of Santa Barbara is a separate jurisdiction with an active enforcement program, which illustrates how visible noncompliance has become in the area (City enforcement program, regional enforcement coverage).
Practical tips to stay on track:
- Verify jurisdiction and zoning first, then choose your path as homestay or STR.
- Upload complete, clear plans and your nuisance response plan to reduce back‑and‑forth.
- Register for TOT as soon as you intend to operate and before your first booking.
- If anything is unclear, request a pre‑application discussion and use your Accela record to track deadlines (online permitting system update).
Ready to explore a homestay, evaluate an STR‑capable property, or position a Los Alamos home for the market? You deserve clear guidance and a disciplined process. For confidential, boutique support with valuation, rental‑to‑market readiness, and strategy, connect with Wade Koch.
FAQs
Can you advertise a Los Alamos STR without a county permit?
- No. You must have the correct county permit before you advertise or host. Review the county’s program overview to determine whether you need a homestay or an STR land‑use permit (Short‑Term Rental Ordinance).
What is the current TOT rate for unincorporated Santa Barbara County?
- The TOT rate is 14 percent following voter approval of Measure H. Register with the County Treasurer‑Tax Collector and follow the county’s filing schedule (Measure H coverage, County TOT information).
How many bedrooms can you rent under a homestay permit in Los Alamos?
- County homestay rules include a limit on bedrooms, commonly referenced as up to three. Confirm the exact cap on the county’s current forms or ordinance materials before you publish your listing (2017 ordinance coverage).
How long does the county permitting process take for a homestay or STR?
- Timing depends on completeness, workload, and neighbor notification or appeal windows. Submit through the Accela portal and monitor your application record for dates and requests (online permitting system update).
Do you need a 24/7 local contact for a Los Alamos homestay or STR?
- Yes. County permit conditions require a local 24/7 contact and a nuisance response plan, and you should include the contact in your listing and inside the home (Homestays FAQ).
