Short-Term Rentals
Big Bear Lake Short-Term Rental Licensing Guide
6,500+
STRs in Big Bear
2
Different Jurisdictions
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About
Big Bear Lake remains one of California’s most rewarding short-term rental markets, offering true four-season demand and strong ROI potential. By understanding the difference between city and county regulations and treating compliance as a core investment strategy, owners can create sustainable, high-performing rentals that stand out in this competitive mountain destination.
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Short-Term Rentals
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“Big Bear Lake offers some of the strongest year-round occupancy potential in Southern California. When investors take the time to understand the city and county’s distinct licensing rules, they unlock a level of stability and profitability few mountain markets can match.”
Kailen Wilkerson
Realtor
Big Bear STR Licensing Guide
Big Bear Lake Short-Term Rental Licensing Guide
Big Bear Lake stands as one of Southern California's most lucrative short-term rental markets. With skiing in winter and lake activities in summer, this mountain destination offers year-round income potential for property investors. However, success requires navigating complex local regulations that vary significantly depending on your property's exact location.
Understanding these licensing requirements isn't just about compliance—it's about protecting your investment. Operating without proper permits can result in fines ranging from $1,500 to $5,000, while following the rules opens doors to a thriving vacation rental business in one of California's most sought-after destinations.
This comprehensive guide breaks down everything you need to know about Big Bear vacation rental licensing, from application processes to operational requirements, helping you turn regulatory complexity into competitive advantage.
Disclaimer: This information is provided for general guidance only - regulations and licensing details may change, so always verify current requirements directly with San Bernardino County before making any decisions.
Two Different Jurisdictions, Two Different Rule Sets
The first critical step in Big Bear vacation rental licensing involves determining which jurisdiction governs your property. This distinction affects everything from application processes to ongoing operational requirements.
City of Big Bear Lake (ZIP Code 92315)
Properties within the city limits of Big Bear Lake fall under Ordinance 2023-518, which established the city's comprehensive Vacation Rental Program. The city maintains strict oversight through its own licensing system, with specific requirements for inspections, certifications, and ongoing compliance monitoring.
The city's approach emphasizes community protection through occupancy limits, noise restrictions, and parking requirements. Property owners can hold a maximum of two active licenses, with some grandfathered exceptions for existing operators.
Unincorporated San Bernardino County Areas
Properties in Big Bear City, Fawnskin, Sugarloaf, Baldwin Lake, and other unincorporated areas must comply with San Bernardino County's Short-Term Rental Ordinance. These properties use the County's EZOP (Electronic Zoning Online Permits) system for permitting and oversight.
County regulations focus heavily on operational standards, with detailed requirements for parking, trash management, and fire safety. The county also maintains strict event restrictions, prohibiting weddings, retreats, and large gatherings without special permits.
City of Big Bear Lake
City of Big Bear Lake Licensing Requirements
Application Process and Documentation
The city requires all vacation rental applications to be submitted online through their dedicated portal. The digital application system streamlines the process but demands complete documentation from the start.
Required documents include proof of ownership through recorded deeds or final closing statements from escrow. Properties owned through trusts, LLCs, or corporations must provide additional documentation showing all involved parties, including operating agreements and trust documents.
Current liability insurance coverage is mandatory, with applicants required to submit insurance declaration pages as part of their application. All documents must be uploaded in PDF format during the online application process—incomplete applications face automatic denial.
Fees and Financial Obligations
The city charges a registration fee of $550 for new applications, though this amount is subject to change based on annual fee schedules. This fee covers the initial application processing, inspection coordination, and first-year license issuance.
Beyond the registration fee, vacation rental operators must collect and remit Transient Occupancy Tax (TOT) totaling 13% of gross receipts. This breaks down into 10% TOT plus a 3% Tourism Business Improvement District (TBID) assessment, both collected monthly regardless of booking platform arrangements.
Monthly reporting is required even during periods with zero bookings. The city maintains strict deadlines for tax remittance, with payments due by the last day of the month following each reporting period.
Inspection Requirements
Every new vacation rental must pass a city inspection before receiving license approval. The inspection process typically takes 2-4 weeks to complete, during which property owners cannot rent their homes on a short-term basis.
The city provides a detailed vacation rental checklist covering safety requirements, signage compliance, and operational standards. Properties must meet all inspection criteria before final license issuance, ensuring both guest safety and neighborhood compatibility.
Owner and Agent Certification
The city requires annual certification for all owners and agents involved in vacation rental operations. This includes check-in agents, 24/7 response contacts, and management company staff. The only exception applies to owners who hire full-service management companies and never rent properties independently.
Certification involves completing a 25-question exam with a required 100% passing score. Exam questions are based on the vacation rental ordinance, making thorough knowledge of local regulations essential for ongoing compliance.
Key Operational Regulations in Big Bear Lake
Occupancy and Guest Limits
The city enforces strict occupancy limits calculated at one person per 200 square feet of living space, with an absolute maximum of 16 guests regardless of property size. This formula ensures properties don't exceed reasonable capacity while maintaining neighborhood character.
Property owners must clearly post occupancy limits in their vacation rentals and communicate these restrictions to guests during booking. Violations of occupancy limits can result in significant fines and potential license suspension.
Parking Restrictions
Street parking is strictly prohibited for vacation rental guests. All vehicles associated with a rental stay must fit entirely on the property, whether in driveways, garages, or designated parking areas.
This requirement addresses neighborhood concerns about parking congestion while ensuring emergency vehicle access. Property owners should clearly communicate parking limitations during booking and provide specific instructions about on-site parking arrangements.
Noise and Spa Curfews
The city implements a spa curfew from 10 PM to 7 AM, prohibiting use of hot tubs, spas, and other water features during these hours. Additionally, amplified sound beyond property lines is prohibited at all times.
These restrictions protect residential neighborhood tranquility while allowing vacation rental operations. Property owners should install appropriate signage near spa areas and include curfew information in guest welcome materials.
Penalties and Enforcement
Operating without a proper license carries escalating fines: $1,500 for first violations, $2,500 for second violations, and $5,000 for third and subsequent violations. The city actively enforces these regulations through complaint response and proactive monitoring.
Other violations include noise complaints, occupancy overages, parking infractions, and unresponsive local contacts. Each violation category carries specific penalty structures designed to encourage compliance while protecting community interests.
“The key to Big Bear’s STR success is compliance as strategy. Operators who treat licensing as part of their business plan and not a hurdle, build stronger, longer-lasting returns and avoid costly disruptions.”
Joshua Guerra
Realtor
San Bernardino Unincorporated STR Requirements
San Bernardino County Requirements for Unincorporated Areas
EZOP Permitting System
Properties in unincorporated areas must obtain permits through San Bernardino County's Electronic Zoning Online Permits (EZOP) system. This digital platform manages applications, fee collection, and ongoing permit maintenance for short-term rentals throughout unincorporated county areas.
The EZOP system requires detailed property information, ownership documentation, and compliance with county operational standards. Application processing times vary based on property complexity and documentation completeness.
Permit Fees and Costs
The county charges $1,144 for new short-term rental permit applications in 2025, significantly higher than city licensing fees. This fee reflects the county's comprehensive review process and ongoing operational oversight responsibilities.
County permits also require compliance with detailed operational standard guides covering parking requirements, trash management, fire safety protocols, and emergency access provisions. Property owners must demonstrate adherence to these standards throughout the permit application process.
Event Restrictions and Special Requirements
The county maintains strict prohibitions on events such as weddings, corporate retreats, and large gatherings at short-term rental properties. Property owners seeking to host such events must obtain separate special event permits with additional requirements and fees.
The county operates a 24/7 complaint hotline (1-833-SBC-STR1) for community members to report violations or concerns. This system enables rapid response to operational issues while maintaining accountability for permit holders.
The Results
Best Practices for Regulatory Compliance
Staying Current with Changing Regulations
Both city and county regulations evolve regularly, with updates affecting fees, operational requirements, and enforcement procedures. Successful vacation rental operators establish systems for tracking regulatory changes and implementing necessary updates.
Subscribe to official government notifications, join local vacation rental operator groups, and maintain regular communication with licensing authorities. Proactive compliance prevents costly violations while ensuring smooth operations throughout changing regulatory environments.
Documentation and Record Keeping
Maintain comprehensive records of all licensing documents, inspection reports, tax remittances, and compliance certifications. Digital storage systems with regular backups protect critical documentation while enabling quick access during renewal processes or enforcement inquiries.
Organize files by property and year, with separate folders for licensing, taxes, inspections, and correspondence. This systematic approach streamlines renewal applications and demonstrates professional management practices to regulatory authorities.
Guest Communication and Property Management
Clear guest communication prevents many common violations while enhancing the overall rental experience. Develop standardized messaging that covers occupancy limits, parking restrictions, noise policies, and spa curfews.
Install appropriate signage as required by local regulations, ensuring visibility and durability through seasonal weather changes. Regular property inspections identify maintenance needs while verifying ongoing compliance with operational standards.
Working with Specialized Real Estate Professionals
Navigating Big Bear's complex vacation rental regulations requires expertise that extends beyond traditional real estate knowledge. Specialized agents understand the nuances of market dynamics specific to short-term rental properties.
Kailen and Josh bring specialized expertise in Big Bear vacation rental properties, helping buyers identify opportunities while guiding sellers through disclosure requirements and market positioning. Their deep understanding of local market, ensures smooth transactions.
Working with specialists eliminates costly mistakes while maximizing investment potential. Whether purchasing your first vacation rental or expanding an existing portfolio, professional guidance is essential while identifying opportunities others might miss.
Maximizing Your Big Bear Vacation Rental Success
Big Bear Lake's vacation rental market offers substantial returns for property owners who understand and follow local regulations. The key lies in treating compliance as a competitive advantage rather than a regulatory burden.
Properties with proper licensing, clear operational procedures, and proactive compliance management consistently outperform those operating in regulatory gray areas. Guests appreciate professionally managed properties that meet all safety and operational standards, leading to better reviews, higher occupancy rates, and increased revenue potential.
The investment in proper licensing, ongoing compliance, and professional guidance pays dividends through reduced risk, enhanced property values, and sustainable income streams. As Big Bear continues evolving as a premier vacation destination, properly licensed and managed properties will capture the greatest share of this growing market.
Ready to navigate Big Bear's real estate market with confidence? Contact Kailen and Josh, specialized short-term rental real estate agents who understand the complexities of the Big Bear market and can guide you toward a potentially successful investment. Their expertise ensures you start strong in one of California's most rewarding short-term vacation rental markets.
“Between summer lake stays and winter ski weekends, Big Bear delivers dependable cash flow for disciplined investors. The market rewards those who blend great guest experiences with meticulous compliance.”
Joshua Guerra
Realtor
