California Government Code §65852.2(a)(6) prohibits using ADUs and JADUs as short-term rentals of fewer than 30 days. Fresno's FMC 15-2754 incorporates this minimum 30-day lease requirement, and a deed restriction is recorded against the property to make it enforceable against future owners. Long-term rentals of 30+ days are permitted with no additional Fresno license requirement.
Under California AB 587 (Gov. Code §65852.2(a)(6)), any ADU or JADU permitted on or after January 1, 2020 may not be rented for periods shorter than 30 days. Fresno records a covenant against the property at the time of ADU permit issuance referencing FMC 15-2754, and the restriction runs with the land. Fresno does not have a general short-term rental ordinance prohibiting STRs in primary dwellings, but for ADUs the state statute is dispositive — Airbnb, Vrbo, and other vacation rental use is prohibited. Long-term rentals (30+ days) require no special city license; the unit must comply with California Civil Code tenant-landlord rules including security deposit limits (Civ. Code §1950.5) and just-cause eviction protections under the Tenant Protection Act of 2019 (Civ. Code §1946.2) if the property is 15+ years old and not a single-family rental owned by a natural person. ADUs cannot be sold separately from the primary dwelling because Fresno has not opted in to AB 1033 condo-ization.
Renting an ADU for less than 30 days is enforced through Code Enforcement under FMC Chapter 10 with administrative citations starting at $100 and escalating, plus injunctive relief to enforce the recorded deed restriction. Operating without paying transient occupancy tax may also trigger Finance Department collection.
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See how Fresno's adu rental restrictions rules stack up against other locations.
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