Primary-Residence-Only Rule: Fontana vs Hesperia
How do primary-residence-only rule rules compare between Fontana, CA and Hesperia, CA?
Fontana and Hesperia have similar restriction levels.
Fontana, CA
San Bernardino County
Unincorporated San Bernardino County does not limit short-term rentals to a host's primary residence. Investor-owned vacation homes are explicitly allowed across desert and mountain zones, subject to standard permit conditions.
View full Fontana rules →Hesperia, CA
San Bernardino County
Hesperia has no primary-residence requirement for short-term rentals. The Hesperia Municipal Code does not restrict STR operation to owner-occupied or primary-residence homes, and non-owner-occupied (whole-house) rentals are not specifically prohibited. Statewide California law does not impose a primary-residence mandate either; that rule is a coastal-city overlay (e.g., Santa Monica Muni. Code §6.20). Operators still must comply with HMC Ch. 3.10 TOT and Title 5 business licensing.
View full Hesperia rules →Key Facts Comparison
| Fact | Fontana | Hesperia |
|---|---|---|
| Primary residence | Not required | - |
| Investor STRs | Permitted | - |
| Second homes | Allowed | - |
| Verify jurisdiction | Unincorporated only | - |
| Primary-Residence Required | - | No |
| Non-Owner-Occupied STRs | - | Allowed (subject to TOT and business license) |
| Owner Occupancy | - | Not required by Hesperia code |
| State Preemption | - | AB 1482 does not apply to stays under 30 days |
| Underlying Zoning | - | Title 16 (Development Code) controls land-use legality |
Highlighted rows indicate differences between cities.
Fontana FAQ
Can I run an STR if I live in Los Angeles?
Yes, unincorporated SBC permits non-resident owners. Confirm your parcel is unincorporated, then apply for the STR permit and pay transient occupancy tax.
Does Big Bear Lake follow this rule?
No. Big Bear Lake is an incorporated city with its own STR ordinance. Check the city code rather than county rules for that area.
Hesperia FAQ
Can I run a Hesperia STR on a property I do not live in?
Yes. Hesperia's municipal code does not require STR operators to be primary-residence occupants. Non-owner-occupied (whole-house) STRs are permitted subject to TOT registration (HMC §3.10.040) and a Title 5 business license.
Does California state law require my STR to be a primary residence?
No. California has no statewide primary-residence rule for STRs. That requirement exists only in select coastal cities (e.g., Santa Monica, San Francisco), not Hesperia.
Do HOA rules override the city's silence?
Yes — private HOA CC&Rs may bar STRs even where the city permits them. The city does not enforce HOA covenants.
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