City of Santa Barbara

Short Term Rental

 View a map of where Short Term Rental may be permitted. 

(This information provided courtesy of the General Planning Counter of Santa Barbara California.)

If you are interested in converting a single residential unit to a short-term rental, the zone and existing site development will determine the applicable regulations and process.  A short-term rental is a nonresidential use.  It is not unusual for alterations to be required in order to convert a residential use to a nonresidential use (or vice versa) because the standards are not the same.  For example, parking for a nonresidential use cannot back out onto a street, which may require that the parking onsite be reconfigured.

Because the application of nonresidential standards to a residential site can vary greatly based on existing site-specific development, we recommend a Planner Consultation as the first step.  However, it is not a requirement.  If the proposal involves the conversion of more than one residential unit (cumulatively), the first step would be a Pre-Application Review Team (PRT) review.

Pre-Application Submittals for PLANNER CONSULTATION or PRE-APPLICATION REVIEW TEAM (PRT)

If you want to apply for a Planner Consultation to get more detailed information on what you would need for this proposed change of use, OR if you need to apply for PRT, please review the Pre-Application information below.  Please note that complete a dimensioned site plan and floor plans will be required, in addition to the other requirements outlined in the handout.

BEFORE YOU SUBMIT YOUR APPLICATION ONLINE (complete the following)

1. If you are unfamiliar with the City’s Planning Application Process, please refer to the Planning Application Guide and New Planning Application Procedures video for more assistance. 
2. Include a completed Pre-Application.  (Remember to save the Pre-Application form to your desktop first before filling it out; otherwise, it might not save your changes.)
3. The plans submitted should be in accordance with the Project Plan Submittal Guide and should include scaled site plan and floor plans.
4. Remember to submit information on the proposed operation of the short-term rental.  For example, will people be able to rent rooms separately?
5. If you have specific questions, please provide additional information as needed.
6. For required Supplemental Applications, Checklists, and other resources, please go to the Planning Handouts webpage.

GENERAL INFORMATION

What’s my zone?

1. Go to Look Up Property Information in Citizen Access. 
2. Type in the address (less is more).  Example below for “630 Garden Street”

1. Click the parcel hyperlink.  
2. Scroll to “Zoning” at the bottom part of Parcel Details section, right above the Addresses section.

AVAILABLE HANDOUTS

Please note that any handouts provided are meant to identify the main requirements for the conversion of one residential unit on one lot.  It does not address multi-unit residential development, mixed-use development, nonconforming structures or uses, site-specific conditions or alterations, etc.

The table below has a very “big picture” approach to the process.  Changes may be required on a site to meet all of the nonresidential standards, even if no alterations are proposed.

Coastal Zone

Title 28 applies to properties in the coastal zone.  If the Zone has “S-D-3”, the parcel is in the coastal zone.

Please review the Coastal Zone: Vacation Rentals handout for applicable regulations if it is located in the coastal zone.  The handout has not been updated for properties outside of the coastal zone; however, the information is similar.

Inland Zone

Title 30 applies to properties outside of the coastal zone.  Links are provided below for equivalent references in Title 30 where applicable.  You can use the handout and this email as a guide.

Links to some relevant Title 30 Municipal Code Sections:

1. Allowed Zones;

The following zones allow hotels, provided that all the applicable standards are met.

• Coastal Zones:     R-4, C-L, C-P, C-1, C-2, C-M, HRC-1, HRC-2, HRC-2/OC and M-1.
• Inland Zones:     R-MH, C-R, C-G, and M-C.  (Not allowed in the M-I Zone).

For details on zones that allow hotels in historic structures with a Conditional Use Permit:

• Title 28:  See SBMC 28.94.030.BB Uses Permitted in Specific Zones
• Title 30:  See the Land Use Regulations tables in the corresponding zones under Division II: Zone Regulations Part 1: Base Zones and Standards for Specific Uses and Activities, SBMC 30.185.220 Hotels and Similar Uses.

1. Growth Management Program.  Chapter 30.170 Non-Residential Growth Management Program
2. Parking.  Chapter 30.175 Parking Regulations outlines the standards and requirements related to automobile and bicycle parking spaces.  See 30.175.040 Required Automobile and Bicycle Parking Spaces and SBMC 30.175.040.B.7, Parking for Group Residential, Hotels and Similar Uses for the required parking spaces.
3. Setbacks.  See the Development Standards tables in the corresponding zones under Division II: Zone Regulations Part 1: Base Zones
4. Tenant Displacement.  Chapter 30.190 Tenant Displacement Assistance.  Tenant Displacement Assistance handout applies to both Title 28 and Title 30.
5. Conversion of more than one residential unit. See Chapter 30.155 Conversion of Residential Units to Condominiums, Hotels, or Similar Uses.  The first step is applying for a Pre-Application Review Team (PRT) review.

Title 30 - SBMC 30.01.030 Structure of Zoning Ordinance describes the structure of Title 30 shown below.

30.295.040 Commercial Use Classifications.

1. Hotels and Similar Uses. Establishments providing overnight accommodations to transient patrons for payment. This classification includes establishments that offer accommodations for periods of 30 consecutive calendar days or less. Establishments may provide additional services, such as conference and meeting rooms, restaurants, bars, or recreation facilities available to guests or to the general public. This use classification includes, but is not limited to, auto courts, bed and breakfast inns, hostels, inns, motels, motor lodges, timeshare projects, and tourist courts, but does not include rooming houses, boarding houses, or private residential clubs.

For information on public counter services, please go to: https://www.santabarbaraca.gov/gov/depts/cd/counter_notices.asp

For links to planning information, please go to: https://www.santabarbaraca.gov/services/planning/default.asp

Mandatory Offer of a One-Year Lease

In the City of Santa Barbara, landlords are required to offer residential tenants on-year leases in many circumstances.  There are exemptions such as single-family dwellings and Accessory Dwelling Units (ADU’s).

Brief FAQ

Santa Barbara Housing Initiatives

Rent Cap & Just Cause Eviction Law

Establishes a Rent Cap and Just Cause eviction laws. 

Rent Cap - Rent increases are capped at 5 percent plus inflation, or up to a hard cap of 10 percent, whichever is lower.  All rent increases since March 15, 2019 will count toward the rent cap, and if above the permissible rent cap, will have to be rolled back effective January 1, 2020.

Just Cause Landlords may only evict for “just cause.” There is a list of 15 reasons.  The just cause reasons are divided into two categories:

• “At fault” termination of tenancy is generally based upon a tenant’s breach of the lease, among other reasons, and does not requirethe payment of relocation assistance.
• “At fault” reasons include non-payment of rent, nuisance, criminal activity, refusal to allow entry, and breach of a material term of the lease.
• “No fault” termination of tenancy is allowed when the tenant has not breached the lease and will requirethe landlord to pay one month’s rent in relocation assistance.
• “No fault” reasons include owner occupancy, withdrawal from the rental market, substantial remodeling and compliance with government order to vacate the property,

Just cause eviction only applies to tenants who have been continuously and lawfully occupying the property for 12 months.

Exemptions
Exempts single family properties and condos if:

• Notice of the exemption is provided to the tenants and;
• The owner is not a REIT, a corporation, or an LLC where an owner is a corporation

Other exemptions include:

• Housing that has been issued a certificate of occupancy within previous last 15 years
• Owner occupied duplexes
• Owner occupied single-family properties renting no more than two bedrooms including Accessory Dwelling Units (“ADU”s). (This exemption applies only to just cause but not the rent cap)

C.A.R. Legal Tools (Requires sign-in)

Accessory Dwelling Units

The City of Santa Barbara adopted local development regulations regarding ADU’s.  There are ADU Covenants (Deed restrictions enforcing terms regarding sale, rental, and owner occupancy).

Accessory Dwelling Unit Information

Santa Barbara City records indicate you may have an ADU Covenant that was recorded before January 1, 2020? If so, you can request the existing owner-occupancy provision to be removed! Visit the City’s Planning Handouts webpage at www.SantaBarbaraCA.gov/PlanningHandouts and follow the steps within this link to remove your owner-occupancy covenant on your ADU.

Removal Postcard

Property Assessed Clean Energy Financing

This program is a financing mechanism to allow property owners to make energy efficiency, seismic improvements and water conservation upgrades to real property. Under this model, property owners can borrow up to 100 percent of the project cost and repayments are added to the annual property tax bill issued by the County. PACE is just one of many options to consider when looking for financing for home projects.

We caution any who use this program to review all documents closely and investigate any potential provider. 

More from the State of California

Sign Ordinance

Putting up an “Open House” sign or “For Sale” sign?  Here is a friendly reminder of the rules within the South County.  Remember… it’s always important to be a respectful neighbor!  Place your signs in a way that does not obstruct visibility, pedestrian or vehicular traffic.

“Open House” Signs

• Five (5) off-site open house signs allowed
• Each sign may be up to three (3) square feet
• The height of each sign cannot exceed three (3) feet (includes supporting structure)
• Off-site open house signs may be erected within the public right-of-way (parkway) if the signs:
  • Do not obstruct or create a hazard to pedestrians or vehicular traffic
  • Are not placed on vehicles
  • Are not placed in street medians
  • Do not have decorative attachments (i.e. balloons, streamers, etc.)

“For Sale” Signs

One (1) for sale sign allowed on each street frontage

• Each sign may be up to four(4) square feet
• The height of each sign cannot exceed six (6) feet from the ground
• Signs are not permitted in the right-of-way (parkway) unless there is NO other location on the property.  If a sign is posted in the right-of-way it is subject to all the rules and regulations of the City of Santa Barbara which states signs in the right-of-way are prohibited. 

Sign Ordinances

Just Cause & Relocation Ordinance Information

The following information is based on the Just Cause for Residential Evictions, and Resolution Establishing Relocation Assistance Payments for No-Fault Just Cause Eviction Ordinance passed by the City Council on December 8, 2020. Under AB 1482 (Tenant Protection Act of 2019), the City can enact a more protective local ordinance. 

Exemptions

1) Hotel occupancy
2) Housing accommodations for: a. Nonprofit hospital b. Religious facility c. Extended care facility d. Licensed residential care facility for the elderly e. Adult residential facility
3) Dormitories
4) Shared housing (bathroom or kitchen) with the owner (must be principle residence)
5) Single-family homes: a. Cannot be a REIT, corporation, LLC b. Tenants provided written notice of the exemption
6) ADU & JADU
7) Duplex – owner must occupy one of the units (must be principle residence) at the beginning of tenancy
8) Housing built within the past 15 years
9) Restricted by deed for very low, low, or moderate income affordable housing

Reasons to Evict

Just Cause (No relocation payment)

1) Default of rent payment
2) Breach of lease
3) Nuisance
4) Committing waste
5) Tenant has refused to extend lease
6) Criminal activity
7) Subletting
8) Tenant’s refusal to allow entry to rental unit (per law)
9) Using the premises for unlawful purpose
10) Failure to vacate after termination as an employee, agent or licensee
11) Failure to deliver possession of the rental unit

No Fault (YES relocation payment, 3x monthly rent)

1) Intent to occupy unit
(owner, spouse, domestic partner, children, grandchildren, parents, grandparents)
2) Withdrawal of the unit from the rental market
3) Owner complying with an order from a court or government agency
4) Intent to totally demolish or to substantially remodel the rental unit

Relocation

Normal Notice- Entire payment due upfront

• Relocation payment given to the tenant  within 15 calendar days after service of  notice 

Additional Written Notice- 50/50 payment

Remedies

Tenants- Can seek legal remedies for the following (in addition to any state laws)

1) Failure to provide each of the notices required by this Ordinance
2) Failure to include all required information in the notices required by this Ordinance
3) Failure to make a relocation assistance payment in a timely manner

Landlords- Can seek legal remedies for the following (in addition to any state laws)

1) Failure to vacate after the expiration of the notice to terminate the tenancy
2) A tenant is not entitled to relocation assistance if any government agency or court determines that the tenant is at fault for the condition or conditions triggering an eviction order or need to vacate