Primary-Residence-Only Rule: Simi Valley vs Thousand Oaks
How do primary-residence-only rule rules compare between Simi Valley, CA and Thousand Oaks, CA?
Thousand Oaks has fewer restrictions than Simi Valley.
Simi Valley, CA
Ventura County
Ventura County does not require all short-term rentals to be a primary residence; whole-home STRs with the owner absent are permitted. The primary-residence rule applies to homeshares, defined as the owner's primary residence with at least a 20% ownership interest. In the Ojai Valley overlay, whole-home STRs are restricted.
View full Simi Valley rules →Thousand Oaks, CA
Ventura County
Thousand Oaks does not limit short-term rentals to primary residences. Both owner-occupied and non-owner-occupied properties may operate as STRs in eligible zones provided permits and TOT compliance are maintained under TOMC Title 5.
View full Thousand Oaks rules →Key Facts Comparison
| Fact | Simi Valley | Thousand Oaks |
|---|---|---|
| Countywide rule | Whole-home STRs allowed (owner not required to reside) | - |
| Homeshare requirement | Must be owner's primary residence | - |
| Ownership threshold | At least 20% ownership interest (homeshare) | - |
| Primary residence proof | Title, tax returns, voter reg, or tax bill | - |
| Ojai Valley overlay | STRs prohibited except landmark properties; homeshares allowed | - |
| Code reference | Section 8109-4.6 (homeshare definition) | - |
| Primary-residence required? | - | No |
| Investor STRs allowed | - | Yes |
| Second homes eligible | - | Yes |
| Permit required | - | Always |
Highlighted rows indicate differences between cities.
Simi Valley FAQ
Does my Ventura County short-term rental have to be my primary residence?
Not necessarily. The County allows whole-home short-term rentals where the owner is not present, subject to permitting and eligibility limits. The primary-residence requirement applies specifically to homeshares, which must be the owner's primary residence with at least a 20% ownership interest.
Are there areas where only owner-occupied rentals are allowed?
Yes. In the Ojai Valley overlay, the RMA states that short-term rentals are prohibited except on designated historic landmark properties, while homeshares (owner present in the same dwelling) remain permitted. Confirm your parcel's overlay status with the County before applying.
Thousand Oaks FAQ
Can investors operate STRs in Thousand Oaks?
Yes. The city does not require the host to live at the property as their primary residence. Investor-owned STRs are permitted with a valid STR permit and TOT registration.
Could a primary-residence rule be added later?
Possibly. Council periodically reviews STR rules. Future amendments could impose primary-residence limits or caps if neighborhood-impact complaints rise.
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