How Bishop Handles Short-Term Rentals: A Practical Guide

Bishop maintains 100 local ordinances across all categories, and 10 of those deal specifically with short-term rentals. Here is a breakdown of what the city actually requires, what is prohibited, and where Bishop falls on the strict-to-permissive spectrum compared to other cities.

Registration Rules

Register by filing a Short-Term Rental application at City Hall with a $150 fee, site plan, proof of primary residency, and any HOA letter. Neighbors within 300 feet get 30 days to comment before approval.

Key details: Where to apply: Bishop City Hall, Planning. Proof required: Primary residency documents. Site plan: Must show on-site parking. Neighbor comment: 300 feet, 30 days. HOA properties: HOA authorization letter needed.

Incomplete or inaccurate applications can be rejected. Operating without completing registration and obtaining the permit exposes the host to enforcement, fines, and denial of future permits.

Primary-Residence-Only Rule

Yes. Bishop allows STRs only at the property owner's primary residence, and applicants must submit proof of residency. Investor whole-home rentals at non-primary properties are not permitted.

Key details: Primary residence: Required. Proof of residency: Must be submitted. Investor STRs: Not permitted. Units per property: One STR unit max. ADU short rentals: Prohibited under 30 days.

Operating a non-primary-residence STR, or misrepresenting residency, violates the ordinance and can result in permit denial, revocation, and fines.

Permit Requirements

Yes. Operating an STR inside Bishop city limits requires a Short-Term Rental Permit under Municipal Code Chapter 17.74, plus a City business license. Permits are valid one year and renew annually.

Key details: Permit required: Yes, under BMC 17.74. Application fee: $150 processing fee. Permit term: One year, renews annually. Business license: Required, renewed annually. Neighbor notice: Within 300 feet, 30-day comment.

Operating without a permit, or violating permit conditions, can trigger fines, permit denial, or revocation. Failing to remit TOT or creating a public nuisance are grounds for revocation.

Occupancy Limits

Bishop caps STR occupancy at two overnight lodgers per bedroom. Minor children accompanied by an adult are not counted, and renting to unaccompanied minors under 18 is prohibited.

Key details: Occupancy cap: 2 overnight lodgers per bedroom. Minor children: Not counted if with adult. Unaccompanied minors: Prohibited under 18. Units per property: Only one may be STR. Sleeping areas: Inside permanent dwelling only.

Exceeding the per-bedroom limit or renting to unaccompanied minors violates permit conditions and can trigger fines and permit revocation as a nuisance or ordinance violation.

Parking Rules

Bishop requires adequate on-site parking for all STR lodgers. On-street parking does not count toward the requirement, and the application site plan must show the off-street spaces.

Key details: On-site parking: Required for all lodgers. Street parking: Does not count. Site plan: Must identify parking. City conditions: May add parking conditions. Code chapter: BMC 17.74.

Inadequate parking or guests overflowing onto the street can be treated as a nuisance and grounds for added permit conditions, fines, or revocation.

Taxes & Fees

Hosts collect and remit Bishop's 12% Transient Occupancy Tax monthly under Municipal Code Chapter 3.20, plus monthly Bishop Tourism Improvement District (BTID) fees, a business-license tax, and the $150 permit fee.

Key details: TOT rate: 12% of rent. TOT code: Municipal Code Chapter 3.20. Remittance: Monthly. Tourism fee: Monthly BTID assessment. Permit fee: $150 application.

Neglecting to remit TOT can lead to permit revocation. Unpaid taxes accrue penalties and interest under Chapter 3.20's collection provisions, and the City can pursue back taxes.

Noise Rules

Bishop's STR ordinance does not set STR-specific quiet hours. Hosts must ensure the property does not become a nuisance, and the general Municipal Code noise/nuisance rules apply to guests.

Key details: STR quiet hours: None STR-specific in 17.74. Nuisance duty: Host must prevent nuisance. General noise code: Applies to all guests. Emergency contact: Must be provided. Repeat complaints: Can revoke permit.

A property generating noise complaints can be declared a public nuisance, which is an express ground for permit revocation, in addition to citations under the general noise code.

Host Presence Rule

Bishop ties STRs to the owner's primary residence and requires the application to name the owner, host, and a 24-hour emergency contact so a responsible person can respond to problems.

Key details: Owner occupancy: Primary-residence STRs only. Emergency contact: Name and phone required. Host contact: Listed on application. On-site host rule: Not explicitly stated. Purpose: Respond to guest problems.

Failing to maintain a reachable emergency contact, or letting the property become a nuisance because no one responds, can lead to added permit conditions or revocation.

Night Caps

Bishop's STR ordinance does not impose an annual cap on rental nights. STRs are stays of 30 days or less at the owner's primary residence; there is no published limit on total nights per year.

Key details: Annual night cap: None published. STR definition: Stays of 30 days or less. Real limits: Primary residence, occupancy. Code chapter: BMC 17.74. Verify: Bishop Planning Department.

There is no night-cap violation because no cap exists, but exceeding occupancy limits, skipping TOT, or creating a nuisance remain enforceable grounds for fines and revocation.

Insurance Requirements

The City of Bishop's STR ordinance does not require hosts to carry a specific liability-insurance policy. It does require working smoke alarms, carbon-monoxide detectors, and compliance with all safety codes.

Key details: City insurance mandate: None in the ordinance. County note: Inyo County does require it. Smoke/CO detectors: Required, working order. Safety codes: Must be certified met. Verify: Bishop Planning Department.

Because the City sets no insurance mandate, there is no insurance-specific penalty, but failing smoke/CO-detector or building-safety certifications can lead to permit denial or revocation.

The Bottom Line

Bishop's short-term rentals rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Bishop is broadly strict or permissive.

All of the above reflects Bishop's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.