Short-Term Rental Laws in Big Bear Lake, CA (2026)
Short-term rentals (leases of 28 or fewer consecutive days) are legal in Big Bear Lake, but every property must hold an annual city Vacation Rental License (registration fee $635 as of mid-2026, including a mandatory safety inspection), and no owner may hold more than two licenses. Guests pay a combined 13% lodging tax (10% city TOT + 3% BBLTBID), and the city strictly enforces occupancy, parking, noise, and trash rules with fines from $500 to $5,000 and license revocation; a person cited for operating unlicensed becomes permanently ineligible to operate an STR in the city. Always confirm current requirements with the city before operating.
⏳ Verification in progress — data compiled July 10, 2026, human review pending
Big Bear Lake STR rules at a glance
| Legal status | Allowed with permit |
|---|---|
| Permit required | Yes |
| Permit name | Vacation Rental License (City of Big Bear Lake Vacation Rental Program registration) |
| Permit fee | $635 |
| Renewal | Annual |
| Owner occupancy required | No |
| Primary residence only | No |
| Max units per owner | 2 |
| Total occupancy taxes | ~13% of gross revenue |
| Insurance | Yes - applicants must include proof of current liability insurance coverage for the vacation rental (insurance declaration pages) with each application/renewal. Neither the ordinance nor the city's application pages state a minimum coverage amount; the $1 million minimum cited by some industry sources could not be confirmed in official text. Section 4.01.105 lets the city set insurance requirements by administrative policy. |
| Enforcement | Enforcement is active and inspection-based: a pre-license safety inspection is required (smoke/CO detectors, fire extinguishers, egress, defensible space, no wood-burning fire pits, etc.), and the city may inspect or audit records, tax returns, and the property at any time while licensed. Owner or a designated 24/7 agent must respond in person within 30 minutes of city dispatch (no agent-residency distance requirement appears in any official text; a '15-mile' rule cited by some industry sources is unconfirmed). Exterior sign with the city's code-compliance hotline, agent phone, and occupancy/vehicle limits is mandatory. Hosting platforms must include license numbers in listings, disclose listing data on request, and remove listings on city takedown notice; advertising 'self-check-in' or false license/occupancy info is a citable violation. Licenses can be suspended/revoked after a third violation in 12 months, for failure to obey public-safety orders, and are non-renewable with unpaid taxes/fines or two late TOT submittals in 12 months. Checklist non-compliance can bring revocation plus citations up to $1,000 per day. Licenses expire automatically on sale (except family/trust transfers). |
| Current rules effective | 2024-01-18 |
What will guests pay in taxes on a Big Bear Lake stay?
Itemized occupancy taxes for Big Bear Lake, CA — enter your nightly rate to see the real cost breakdown.
Big Bear Lake occupancy tax calculator
| Gross rent | $450.00 |
| City of Big Bear Lake Transient Occupancy Tax (TOT) (10%)· collection varies | $45.00 |
| Big Bear Lake Tourism Business Improvement District (BBLTBID) assessment (3%)· collection varies | $13.50 |
| Total tax (13%) | $58.50 |
| Guest pays | $508.50 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
Big Bear Lake requires Vacation Rental License (City of Big Bear Lake Vacation Rental Program registration) to operate a short-term rental — the fee is $635, renewed annual.
City registration page (retrieved July 2026) states 'Pay the registration fee of $635 at the end of the online application.' The Master Fee Schedule adopted 8/13/2025 phases the 'Vacation Rental Program' fee (per year, per property) from $550 to $605 (Year 1, effective 10/12/2025), $635 (Year 2), and $731 (Year 3). Fee is non-refundable, set by council resolution per Section 4.01.040, and covers the required pre-license home inspection. Separate fees: transfer of vacation rental $74; home-sharing registration phasing $200/$400/$635. Industry blogs still citing $605 reflect the earlier Year 1 fee.
Zoning & location rules
Section 4.01.110 contains a vacation rental eligibility table: single-family homes in R-L, R-1, and R-3 zones are eligible; on lots with multiple detached or attached single-family units in R-L/R-1, only 1 unit is eligible; in R-3, 2-4 attached units are all eligible, apartments (>4 units, single ownership) are not, condominiums (>4 units, multiple ownership) are all eligible; Village Commercial single-family homes are eligible but other commercial zones and mixed-use buildings are not. ADUs themselves are never eligible; after Ord. 2025-524 (12/10/2025) the primary dwelling on a lot with an ADU is 'Eligible for primary residence only, ADU is not eligible' (previously the whole property was ineligible), though a retained footnote still states no property with an ADU is eligible - the codified text is internally inconsistent. Properties licensed as of January 11, 2021 that don't comply with the table may continue renewing. City rules apply only within city limits (zip 92315); San Bernardino County rules govern surrounding Big Bear areas.
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| City of Big Bear Lake Transient Occupancy Tax (TOT)10% as of January 1, 2025 (Measure P, approved Nov. 2022, phased 8%->9% on 1/1/2024, ->10% on 1/1/2025). Municipal Code 4.01.050(B) makes hosting platforms responsible for collecting and remitting TOT/TBID beginning January 1, 2022 (Airbnb and Vrbo remit TOT); hosts remit directly for non-platform bookings, and owners must still file monthly reports of nightly stays and gross receipts even when a platform remits and even for zero income. Two or more late submittals in 12 months bars license renewal. Ordinance 2026-528 (adopted 5/13/2026, effective 6/12/2026, not yet codified) restates the platform obligation using the state-law 'short-term rental facilitator' framework (Gov. Code 50991) without changing the 10% rate, the 3% BBLTBID, or the owner's monthly reporting duty. No California state lodging tax applies; county TOT applies only outside city limits. | 10% | varies |
| Big Bear Lake Tourism Business Improvement District (BBLTBID) assessment3% assessment on gross receipts funding Visit Big Bear; combined with TOT the city requires remitting 13% of gross receipts monthly. Per the city FAQ, Vrbo/HomeAway collect and remit both TOT and TBID, but 'Airbnb has not agreed to collect and remit TBID,' so Airbnb hosts must remit the 3% TBID directly to the city. | 3% | varies |
Enforcement & penalties
Enforcement is active and inspection-based: a pre-license safety inspection is required (smoke/CO detectors, fire extinguishers, egress, defensible space, no wood-burning fire pits, etc.), and the city may inspect or audit records, tax returns, and the property at any time while licensed. Owner or a designated 24/7 agent must respond in person within 30 minutes of city dispatch (no agent-residency distance requirement appears in any official text; a '15-mile' rule cited by some industry sources is unconfirmed). Exterior sign with the city's code-compliance hotline, agent phone, and occupancy/vehicle limits is mandatory. Hosting platforms must include license numbers in listings, disclose listing data on request, and remove listings on city takedown notice; advertising 'self-check-in' or false license/occupancy info is a citable violation. Licenses can be suspended/revoked after a third violation in 12 months, for failure to obey public-safety orders, and are non-renewable with unpaid taxes/fines or two late TOT submittals in 12 months. Checklist non-compliance can bring revocation plus citations up to $1,000 per day. Licenses expire automatically on sale (except family/trust transfers).
Operating or advertising without a current license: $1,500 first citation, $2,500 second, $5,000 each additional within 12 months; the violator becomes permanently ineligible to operate any vacation rental in the city and the property is ineligible for a license for one year. Other ordinance violations (over-occupancy, parking, noise, spa hours 10pm-7am, trash, 30-minute response failure, etc.): $500 first, $1,000 second, $1,500 third+ within 12 months, with suspension/revocation possible upon the third violation. Late TOT/TBID payments incur a 10% penalty plus 1% monthly interest; fraud adds a 100% penalty.
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Recent rule changes in Big Bear Lake
May 13, 2026material
Ordinance 2026-528 modernized TOT and vacation-rental administrative provisions
Adopted May 13, 2026 (effective June 12, 2026; not yet reflected in the codified code, which runs through Ord. 2026-527), Ord. 2026-528 amends Chapters 3.20 (TOT), 5.02 (business licenses), 1.16/1.17 (general penalties/administrative citations), 8.80 (public nuisances) and 4.01 (Vacation Rentals). Verified from the scanned ordinance PDF: it keeps the TOT rate at 10% (plus the 3% BBLTBID), retains the annual license requirement, the 2-license-per-owner cap, and the existing fine schedule ($1,500/$2,500/$5,000 unlicensed; $500/$1,000/$1,500 other violations), but replaces the 'hosting platform' TOT/TBID collection language with the state-law 'short-term rental facilitator' framework (Gov. Code 50991) and makes procedural/technical updates (e.g., 60-day renewal-notice courtesy procedures, email correspondence, appeal provisions under Section 1.17.070).
Official source →January 1, 2026material
Grandfathered gravel/no-off-street-parking allowances expired
Under Section 4.01.060(E), gravel parking spaces approved for vacation rentals licensed before January 11, 2021 (built after 1/1/2004), and licensed properties without off-street parking, were 'allowed until January 1, 2026.' As of that date all licensed vacation rentals must provide legal off-street parking (driveway/garage) for all guest vehicles.
Official source →December 10, 2025material
Ordinance 2025-524 amended the vacation rental eligibility table (ADU properties)
Ord. 2025-524 (adopted 12/10/2025) amended Section 4.01.110. Under the prior 2023-518 table, a lot with a single-family unit and an ADU was flatly 'Not eligible'; the amended table makes such lots 'Eligible for primary residence only, ADU is not eligible' in R-L, R-1 and R-3 zones. Note the codified table still retains a footnote stating no property with an ADU is eligible regardless of zone, creating an internal inconsistency.
Official source →October 12, 2025material
New Master Fee Schedule raises vacation rental fees in three phases
A citywide Master Fee Schedule adopted 8/13/2025 (Year 1 effective 10/12/2025) raises the annual Vacation Rental Program fee from $550 to $605 (Yr 1), $635 (Yr 2), and $731 (Yr 3); the city's registration page listed $635 as of July 2026. It also sets a $72-$76 license transfer fee and phases the home-sharing fee from $100 to $635.
Official source →January 1, 2025material
TOT increased from 9% to 10% (final Measure P step)
Per Municipal Code 3.20.030 (voter-approved Measure P, Nov. 2022), the city's transient occupancy tax rose to 10% on January 1, 2025, bringing the combined guest tax to 13% with the 3% BBLTBID assessment.
Official source →January 18, 2024material
Ordinance 2023-518 overhauled the Vacation Rental chapter
Adopted 12/19/2023 and effective 1/18/2024, Ord. 2023-518 repealed and re-enacted Chapter 4.01: raised unlicensed-operation fines to $1,500/$2,500/$5,000 with permanent operator ineligibility and 1-year property ineligibility, made advertising self-check-in or false license info citable, added a 60-day renewal warning system, required beneficial-owner disclosure for LLC/trust owners, mandated email correspondence, and codified the fine schedule and eligibility table. It retained the 2-license-per-owner cap and 2-adults-per-bedroom-plus-2 (max 16 persons or 1/200 sq ft) occupancy limits from the 2021 ordinances.
Official source →January 1, 2024material
TOT increased from 8% to 9% (first Measure P step); nightly-stay reporting began
The first phase of the Measure P TOT increase took effect January 1, 2024 (8% to 9%). Also effective January 1, 2024, the city began requiring owners to report nightly stays on monthly TOT forms even when a platform (Airbnb/Vrbo) remits the tax.
Official source →
Frequently asked questions
›Is Airbnb legal in Big Bear Lake?
Yes — Airbnb and other short-term rentals are legal in Big Bear Lake, CA, but you must obtain a Vacation Rental License (City of Big Bear Lake Vacation Rental Program registration) before operating. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in Big Bear Lake?
Yes. Big Bear Lake requires a Vacation Rental License (City of Big Bear Lake Vacation Rental Program registration) to operate a short-term rental, which costs $635 and must be renewed every year. Always confirm current requirements with the city before operating.
›How much does a Big Bear Lake short-term rental permit cost?
The Vacation Rental License (City of Big Bear Lake Vacation Rental Program registration) costs $635 (annual renewal). City registration page (retrieved July 2026) states 'Pay the registration fee of $635 at the end of the online application.' The Master Fee Schedule adopted 8/13/2025 phases the 'Vacation Rental Program' fee (per year, per property) from $550 to $605 (Year 1, effective 10/12/2025), $635 (Year 2), and $731 (Year 3). Fee is non-refundable, set by council resolution per Section 4.01.040, and covers the required pre-license home inspection. Separate fees: transfer of vacation rental $74; home-sharing registration phasing $200/$400/$635. Industry blogs still citing $605 reflect the earlier Year 1 fee.
›Can I Airbnb a non-primary residence in Big Bear Lake?
Yes — Big Bear Lake does not limit short-term rentals to primary residences, although each owner is capped at 2 units. Zoning and other restrictions may still apply. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in Big Bear Lake?
Hosts in Big Bear Lake are subject to: City of Big Bear Lake Transient Occupancy Tax (TOT) (10%), Big Bear Lake Tourism Business Improvement District (BBLTBID) assessment (3%) — roughly 13% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›What happens if I operate a short-term rental illegally in Big Bear Lake?
Operating or advertising without a current license: $1,500 first citation, $2,500 second, $5,000 each additional within 12 months; the violator becomes permanently ineligible to operate any vacation rental in the city and the property is ineligible for a license for one year. Other ordinance violations (over-occupancy, parking, noise, spa hours 10pm-7am, trash, 30-minute response failure, etc.): $500 first, $1,000 second, $1,500 third+ within 12 months, with suspension/revocation possible upon the third violation. Late TOT/TBID payments incur a 10% penalty plus 1% monthly interest; fraud adds a 100% penalty. Enforcement is active and inspection-based: a pre-license safety inspection is required (smoke/CO detectors, fire extinguishers, egress, defensible space, no wood-burning fire pits, etc.), and the city may inspect or audit records, tax returns, and the property at any time while licensed. Owner or a designated 24/7 agent must respond in person within 30 minutes of city dispatch (no agent-residency distance requirement appears in any official text; a '15-mile' rule cited by some industry sources is unconfirmed). Exterior sign with the city's code-compliance hotline, agent phone, and occupancy/vehicle limits is mandatory. Hosting platforms must include license numbers in listings, disclose listing data on request, and remove listings on city takedown notice; advertising 'self-check-in' or false license/occupancy info is a citable violation. Licenses can be suspended/revoked after a third violation in 12 months, for failure to obey public-safety orders, and are non-renewable with unpaid taxes/fines or two late TOT submittals in 12 months. Checklist non-compliance can bring revocation plus citations up to $1,000 per day. Licenses expire automatically on sale (except family/trust transfers).
Big Bear Lake's STR rules changed 5 times recently.
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Related
Nearby covered cities
- Yucca Valley, CAPermit required
- Palm Springs, CARestricted
- Los Angeles, CAPrimary residence only
- San Diego, CAPermit required
- Las Vegas, NVPrimary residence only
Sources
- Big Bear Lake Municipal Code, Chapter 4.01 - Vacation Rentals (codified through Ord. 2026-527, Supp. 26)retrieved July 10, 2026
- Big Bear Lake Municipal Code, Chapter 3.20 - Transient Occupancy Taxretrieved July 10, 2026
- City of Big Bear Lake - Vacation Rental Program (registration requirements and fees)retrieved July 10, 2026
- City of Big Bear Lake - Frequently Asked Questions - Vacation Rental Programretrieved July 10, 2026
- City of Big Bear Lake Master Fee Schedule - Three-Year Implementation (adopted 8/13/2025)retrieved July 10, 2026
- City of Big Bear Lake - Vacation Rental Checklist (inspection requirements)retrieved July 10, 2026
- City of Big Bear Lake - Ordinance 2023-518 (Vacation Rental Regulations)retrieved July 10, 2026
- San Bernardino County ROV - Big Bear Lake Measure P TOT Impartial Analysis (Nov. 2022)retrieved July 10, 2026
- City of Big Bear Lake - City Ordinance page (Ordinance 2026-528, adopted 5/13/2026, amending Chs. 3.20, 5.02, 1.16, 1.17, 8.80 and 4.01)retrieved July 10, 2026
This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with Big Bear Lake and a qualified professional before operating.