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Casago SoCal, a DBA of Acme CA Vacations, Inc. California DRE #02439360. Michael Flannery, Designated Broker.
Los Angeles / Malibu / South Bay · Owner playbook
This county is one destination name over many rulebooks, and several of them have no owner path at all for a home that is not somebody’s primary residence. The playbook works through fit, the operating year, amenities and six local questions, with the official source and the date on each answer. Start with the parcel, not the mailing address.
Existing owner? Access your Owner Portal
Who is this home for
Guests come for distinct versions of a coast-to-city stay: beach time from Malibu through the South Bay, a neighborhood base, a work or production schedule, family visits, or a furnished longer stay. Discover Los Angeles describes 75 miles of coastline and a county best explored neighborhood by neighborhood, so realistic location, access and routine make the strongest guest story. But the stay length you may offer is set by the jurisdiction, not by the guest.
Malibu coastal
A strong fit for a privacy- and coast-led stay where the home has credible beach, canyon or Pacific Coast Highway access. Arrival instructions, parking reality, outdoor upkeep and the City permit path all belong in place before a short-stay promise is made.
Manhattan Beach and Hermosa Beach
A calmer South Bay base with real beach access. Treat them as separate cities. In Manhattan Beach coastal zone status decides the question. Hermosa Beach names the areas where short stays are allowed and requires a City business license.
Torrance and the inland South Bay
Torrance permits short-term rentals in residences in named commercial zones. In residential zones only a home share is permitted, and the code defines that as the host living on site. The zone, not the street, decides it.
Venice, Silver Lake, Hollywood, Palisades, San Pedro
These are compelling guest neighborhoods and it makes no difference. City Planning restricts Home-Sharing to a host’s own primary residence, so an investment home inside city limits cannot be registered at all. The remaining conversation is a furnished stay of 30 nights or more.
Santa Monica and Redondo Beach
Santa Monica prohibits rentals of under 30 days when the host does not live on site. Redondo Beach states plainly that short term and vacation rentals are not allowed. We would rather say so here than after the house is furnished.
Unincorporated county pockets
Marina del Rey, Topanga and other unincorporated pockets run on County rules: registered primary residences, annual registration and a 90-day unhosted limit. A Los Angeles mailing address proves nothing about which of these applies.
Open regulation watchThe operating year
Qualitative planning context, not a demand forecast and not a monthly revenue allocation.
Keep the home inviting for city visits, work and the coast, and let each turnover check drainage, weather exposure and access paths. A quieter stretch for a coastal short-stay home, and a sensible window for exterior repair and for the rule recheck that should precede a new calendar year.
Permits and registrations here run on annual cycles. Use the spring reset to refine length-of-stay and arrival plans, refresh outdoor seating, entry lighting and linens, and make quiet hours and parking easy for a neighborhood guest to follow.
Sand and salt drive the turnover routine. Rinse areas where the home supports one, durable towels, waste handling, airflow checks and precise parking instructions carry the stay. Match the beach message to actual walking and driving conditions rather than to the map.
Service outdoor furnishings, review lighting, weatherproofing and corrosion on coastal hardware, and verify that internet, workspace, kitchen and laundry hold up for a 30-night-plus guest. Recheck private governing documents before changing any minimum stay.
Amenities with a purpose
Gives a longer-stay, workday, production or family-logistics guest a dependable base, and in much of this market the 30-night-plus stay is the only lawful one. It is the amenity that decides whether that booking is possible at all.
Operating trade-off. The benefit comes from tested service, an outage plan, a chair someone can work in and honest photographs of the setup. Budget for the service, not just the router.
Maintained towels, a rinse plan where the home supports one and storage for wet gear make coastal arrivals easier from Malibu through the South Bay, and give the local team a clear reset routine.
Operating trade-off. Salt, sand, loss, laundering and replacement are recurring work. Durable items the team can inventory and reset beat a generous-looking pile that disappears.
Makes a coastal setting immediately usable and gives guests somewhere to enjoy the home rather than a distant attraction list. On this coast the outdoor room is often the reason for the booking.
Operating trade-off. Coastal wind and salt are hard on furniture. Anchoring, secure storage, weather review and a replacement budget are part of the amenity.
On beach-city blocks the parking sentence in the listing prevents more problems than any upgrade. Count the real spaces, note the permit rules, and write it down before a guest arrives towing expectations.
Operating trade-off. It costs nothing to write and everything to get wrong. Recheck it whenever street rules or a private community’s guest parking policy changes.
Six local questions
Each answer leads with the plain version, then the detail, then where it came from and when it was checked. None of it is legal advice, and none of it settles a specific parcel.
Permitted use
That answer does not soften with the neighborhood. Venice, Silver Lake, Hollywood, Westchester, San Pedro and Pacific Palisades are all inside the City of Los Angeles, and all of them sit under the same eligibility rule. A host registers online, displays the registration number on every advertisement and listing, and renews every 12 months. A tenant hosting in a rented home needs a notarized landlord affidavit or property owner authorization. None of that is available to an owner who lives elsewhere.
The City’s own comparison chart, published with the updated Administrative Guidelines, puts Regular Home-Sharing at up to 120 days per calendar year and Extended Home-Sharing at up to 365, with Extended requiring an active Regular registration plus six months of ownership or 60 nights hosted, and excluding homes under the Rent Stabilization Ordinance, the Ellis Act, a low-income restriction or an affordable housing covenant. City Planning labels that chart as published with guidelines that take effect alongside a new Home-Sharing Application and Registration Portal on September 28, 2026. Either way, the primary residence condition is the gate, and a furnished stay of 30 nights or more is a different question under different law.
Where the path is open
Malibu is the clearest path. The City requires a permit for any home rented for 30 days or less, and since January 15, 2021 a short-term rental may only be conducted under a valid STR Rental Permit. Its Hosted Ordinance No. 472, which would add an onsite-host and primary-residence requirement, cannot take effect until the associated Local Coastal Program amendment is certified, and the California Coastal Commission voted to deny that amendment on August 12, 2022. So the hosted requirement is not in force today, and that is worth rechecking before any listing goes live.
In the South Bay the test is geographic rather than personal. Manhattan Beach bans short-term rentals in residential zones but states that an April 4, 2022 Court of Appeal opinion held the ban does not apply inside the Coastal Zone. Hermosa Beach says that in response to a recent legal decision short-term rentals are now allowed in the coastal zone and in the commercial zones its pilot established. Torrance permits them in residences in named commercial zones, and in residential zones only as a home share with the host living on site. Each of those needs a parcel-level check, a business licence and transient occupancy tax registration before anything is advertised.
Coastal zone
In guidance to coastal planning and development directors, the Commission states that regulating short-term and vacation rentals represents a change in the intensity of use and of access to the shoreline, and so constitutes development to which the Coastal Act and Local Coastal Programs must apply. It adds that it has found blanket prohibitions inconsistent with the Act because they unduly limit public recreational access, while noting that restrictions may be appropriate where a community already has ample accommodation supply and further growth would impair community character.
Two local outcomes follow from that reasoning, and both are on City pages. Malibu’s hosted ordinance is still not in effect because the Commission denied the amendment it depends on, reasoning that the onsite-host requirement would reduce the availability of short-term rentals in a city without enough other accommodation to make up the loss. Manhattan Beach’s ban was held not to reach its Coastal Zone. None of this is a permit, none of it overrides a certified local program, and none of it tells you whether your parcel is inside the coastal zone. That comes from the city zoning or GIS map.
Jurisdiction
Unincorporated County areas are governed by the County’s own ordinance. County Planning states that Title 7 limits short-term rentals to registered primary residences, requires annual registration, limits the number of days to 90 in a calendar year in a primary residence rented without a host present overnight, and limits the number of guests. Title 22 allows short-term rentals only as an accessory use to an existing dwelling unit in zones that permit residential uses. The Treasurer and Tax Collector requires a Short-Term Rental Registration Certificate before renting, and hosts collect and pay transient occupancy tax within 30 days after the rental start date.
The County also says its registration requirements do not apply to properties in coastal zones, where it describes short-term rentals as currently unregulated. Read that carefully: it is a County statement about County registration, not a clearance under the Coastal Act and not permission from anybody else. And a County row never applies to an address inside an incorporated city. Establish the city or unincorporated status first, then coastal zone status, then everything else.
Taxes
Malibu levies transient occupancy tax under Municipal Code 3.24 and its residential tax page states that all homes or other structures rented or leased for 30 days or less require a City permit; the same page records a rate increase from 12% to 15% effective January 1, 2021. Manhattan Beach requires every short-term rental to hold a business licence from Revenue Services and to levy, collect and remit the tax. Hermosa Beach requires a business licence and payment of transient occupancy tax, along with a 24-hour maintenance and management contact.
In unincorporated Los Angeles County the tax is paid to the County within 30 days after the rental start date, and the registration certificate has to exist before the home is rented. Inside the City of Los Angeles a registered Home-Sharing host remits to the City and a per-night fee applies. We do not quote fee amounts on this site; the figures above are the ones the cited pages state, and rates change. Confirm the current number with the taxing authority itself.
Private documents
No public source can answer this one. The governing documents decide whether the intended rental use is permitted at all, and they also decide guest parking, amenity access, key and fob issuance, minimum lease terms and whether advertising is allowed. A board can enforce a restriction that the city has no view on, and a permit obtained in good faith does not travel into a private community.
Get the current documents, in writing, and any determination you need from the board or manager before the home is marketed. In Malibu, add the onsite wastewater treatment system requirement to that list: the City requires a valid OWTS operating permit or a compliance agreement, and says a short-term rental permit becomes invalid without it. Private and property-specific obligations are where an otherwise lawful plan tends to come apart.
One destination. Specific jurisdictions.
A marketing area is not a permit boundary. Match the parcel to its city or to unincorporated county first, establish whether it sits inside the coastal zone, then check use, taxes and private restrictions separately.
| Property area / authority | What to check | Official source |
|---|---|---|
| Inside the City of Los Angeles — including Venice, Silver Lake, Hollywood, Westchester, San Pedro and Pacific PalisadesNo investment path | The City permits only Home-Sharing, and City Planning states the program “restricts eligibility to Angelenos’ primary residences in order to prevent the wholesale conversion of homes into guest accommodations.” A host registers online, displays the registration number on every advertisement and listing, and renews every 12 months. A home that is not the host’s own primary residence does not qualify, so a non-owner-occupied investment property inside city limits has no short-term-rental path at all. The City’s own comparison chart puts Regular Home-Sharing at up to 120 days per calendar year and Extended Home-Sharing at up to 365, with Extended requiring an active Regular registration first. Homes under the Rent Stabilization Ordinance, the Ellis Act, a low-income restriction or an affordable housing covenant are excluded. City Planning has announced that updated Administrative Guidelines and a new Home-Sharing Application and Registration Portal take effect on September 28, 2026. | Home-Sharing, Los Angeles City Planning Checked 2026-09-20 |
| City of MalibuPermit program | Malibu requires a permit for any home rented for 30 days or less, and since January 15, 2021 a short-term rental may only be conducted under a valid STR Rental Permit. The City states that advertising or operating without a permit violates Ordinance No. 468, with penalties of $1,000 per day or violation, or twice the advertised daily rental rate per day, whichever is higher. The City’s Hosted Ordinance No. 472, which would add an onsite-host requirement, primary residency requirements and multifamily restrictions, cannot take effect until the associated Local Coastal Program amendment is certified by the California Coastal Commission — and the Commission voted to deny that amendment on August 12, 2022. So the hosted and primary-residence requirements are not in force today. Transient occupancy tax applies under Municipal Code 3.24; the City page puts the rate at 15% effective January 1, 2021. Owners must also hold a valid onsite wastewater treatment system operating permit or a compliance agreement, without which the City says the STR permit becomes invalid. Guests must be given the City’s Short-Term Rental Code of Conduct, posted inside the main entrance door. | Short-Term Rental Program, City of Malibu Checked 2026-09-20 STR Ordinances In Progress, City of Malibu Checked 2026-09-20 Transient Occupancy Tax: Residential, City of Malibu Checked 2026-09-20 |
| City of Santa MonicaHost must live on site | Santa Monica’s Homesharing and Vacation Rentals Ordinance prohibits short-term vacation rentals, which the City defines as rentals of less than 30 days when a host does not live on site, and permits homesharing, rentals of less than 30 days when a host does live on site, subject to regulation. A non-owner-occupied home has no short-stay path here. The City’s separate minimum-lease requirements are a further consideration for longer residential leasing. | Housing Protection, City of Santa Monica Checked 2026-09-20 |
| City of Manhattan BeachCoastal Zone only | Short-term rentals are banned in residential zones. Ordinance No. 19-0007, adopted April 16, 2019, left the prohibition on renting in residential zones for less than 30 days intact, extended it to renters and lessees, and prohibited maintaining advertisements. The City also states that on April 4, 2022 the Court of Appeal held the ban does not apply to properties within the Coastal Zone, and that short-term rentals remain banned outside it. Coastal Zone status is determined from the City’s zoning map or interactive GIS map, parcel by parcel. Every short-term rental needs a City business license and must levy, collect and remit transient occupancy tax. The City page also describes a temporary allowance outside the Coastal Zone for the 2026 FIFA World Cup as a Council item; it is a consideration on the page, not confirmed policy. | Short-Term Rentals, City of Manhattan Beach Checked 2026-09-20 |
| City of Hermosa BeachNamed zones | The City says that in response to a recent legal decision short-term rentals are now allowed in the coastal zone and in commercial zones previously established by the pilot program, specifically properties zoned C-2, C-3, SPA 7 or SPA 8 outside the coastal zone. A short-term rental is defined in HBMC 17.04 as under 30 consecutive days. A City business license is required, operators pay transient occupancy tax, and a 24-hour maintenance and management contact must be provided. Good Neighbor Guidelines apply, with quiet after 10:00 p.m. The City page states no primary-residence requirement. Confirm the parcel’s zone and coastal status with the City before marketing. | Short-Term Rentals, City of Hermosa Beach Checked 2026-09-20 |
| City of Redondo BeachProhibited | The City’s Code Enforcement page lists, among the violations it acts on, that short term and vacation rentals are not allowed, naming rentals of less than 30 days. There is no owner path here to present for a short-stay plan. A furnished stay of 30 nights or more is a different question and a different body of law; confirm it with the City and against the home’s private governing documents. | Code Enforcement, City of Redondo Beach Checked 2026-09-20 |
| City of TorranceCommercial zones only | Torrance Municipal Code 92.43.020 requires a Planning Administrative Action for any short-term rental advertised, operated or located in the City. In commercial zones — C-1 through C-5, C-R, R-P, the commercial sector of the Downtown Torrance District and the Hawthorne Boulevard Corridor sub-districts — short-term rentals are permitted in residences. In residential zones such as R-1, R-2, R-3, R-4, R-5, R-TH, R-MF and P-D, short-term rentals “solely operated as a home share” are permitted, and 92.43.010 defines a home share as lodging provided “while the host lives on site.” An unpermitted short-term rental is unlawful and a declared public nuisance, with each day a separate offense. | Torrance Municipal Code, Division 9 (92.43) Checked 2026-09-20 |
| Unincorporated Los Angeles CountyPrimary residence | County Planning states that Title 7 “limits STRs to registered primary residences, requires annual registration, limits the number of days to 90 in a calendar year in the primary residence rented without a host present overnight, and limits the number of guests allowed.” Title 22 allows short-term rentals only as an accessory use to an existing dwelling unit in zones that permit residential uses. The Treasurer and Tax Collector requires a Short-Term Rental Registration Certificate before renting, and hosts collect and pay transient occupancy tax within 30 days of the rental start date. The same County page says its registration requirements do not apply to properties in coastal zones, where it describes short-term rentals as currently unregulated — which is a County statement about County registration, not a clearance under the Coastal Act. This row never applies to an address inside an incorporated city. | Short-Term Rentals Ordinance, LA County Planning Checked 2026-09-20 Short-Term Rentals, LA County Treasurer and Tax Collector Checked 2026-09-20 |
| California Coastal Commission — coastal zoneCoastal Act | Much of this market sits inside the coastal zone, and that changes what a city can do. In guidance to coastal planning and development directors the Commission states that regulating short-term rentals is a change in the intensity of use and of access to the shoreline and so constitutes development to which the Coastal Act and Local Coastal Programs must apply, and that it has not historically supported blanket vacation rental bans, having found such programs inconsistent with the Coastal Act because prohibitions unduly limit public recreational access. The Commission also notes restrictions may be appropriate where supply is already ample and further growth would impair community character. Two local outcomes follow from this: Malibu’s hosted ordinance is still not in effect, and Manhattan Beach’s ban was held not to reach its coastal zone. None of this is a permit, and it does not override a city’s certified program. | Short-Term/Vacation Rentals in the California Coastal Zone, California Coastal Commission Checked 2026-09-20 |
| Transient occupancy taxCity or county | Transient occupancy tax in California is imposed by the city or the county, not by the state tax agency, so the rate and the filing route change with the jurisdiction. Malibu levies it under Municipal Code 3.24, Manhattan Beach and Hermosa Beach both require operators to collect and remit it, hosts in unincorporated Los Angeles County pay the County within 30 days of the rental start date, and hosts in the City of Los Angeles remit to the City alongside a per-night fee. Register in the right place before the first booking. | Transient Occupancy Tax: Residential, City of Malibu Checked 2026-09-20 Short-Term Rentals, LA County Treasurer and Tax Collector Checked 2026-09-20 |
| HOA, condominium, CC&Rs, deeds, leases and building rulesPrivate governing documents | No city or county source decides whether a private community permits the intended rental use, guest parking or amenity access. Coastal condominium and townhome buildings across this market are governed by documents that can be stricter than any municipal rule, and a City permit is not private permission. Read the current documents and obtain any written determination before the home is marketed. | Further verification needed |
No. City Planning's Home-Sharing page, checked 2026-09-20, restricts eligibility to a host's own primary residence. An owner who lives elsewhere cannot register, and registration is what makes a short stay lawful in the City. Stays of 30 nights or more sit under different law.
The City of Los Angeles through its primary-residence eligibility rule, the City of Santa Monica, unincorporated Los Angeles County, and Torrance in its residential zones, where the code permits only a home share and defines that as the host living on site. Redondo Beach does not allow short-term rentals at all. All checked 2026-09-20.
From the city itself. Manhattan Beach directs owners to its zoning map or interactive GIS map to determine Coastal Zone status, and the answer decides whether its ban reaches the property. A beach-city address is not proof of coastal zone status, and neither is proximity to the water.
The parcel's jurisdiction and coastal status, the permit or registration that jurisdiction requires, the business licence, the transient occupancy tax registration with the city or county that levies it, any posted notice or code of conduct the city requires, and the private governing documents. In Malibu add the onsite wastewater treatment system permit or compliance agreement.
Next step
Continue to the Owner Portal for a property-specific conversation. Prospective owners choose I'm considering the program. Existing owners sign in as an owner. Nothing about your home is sent from this page.
