Rialto, CA Short-Term Rentals: Extended Home Share (2026)

Under California Revenue and Taxation Code §7280, Transient Occupancy Tax applies only to stays of 30 days or less; a guest who stays 31+ consecutive days is treated as a tenant and is exempt from TOT. Once the relationship is a tenancy, statewide law controls: AB 1482 (Cal. Civ. Code §1947.12) caps annual rent increases on covered units at 5% plus CPI (10% maximum) and requires just-cause for termination of tenancies of 12 months or more (Cal. Civ. Code §1946.2). Standard hirings of residential property are also subject to Civ. Code §§1940-1954 (security deposits, habitability, repairs). Rialto's municipal code does not impose a city-level rent control overlay and does not single out long-stay home shares for a separate permit. Operators offering 30+ day stays through platforms like Airbnb's monthly stays or Furnished Finder are landlords for state-law purposes. They must still hold a Rialto business license under Ch. 5.04 if running rental property as a business, comply with state habitability standards (Civ. Code §1941.1), and observe just-cause/notice rules. Owner-occupied home-share arrangements where the host shares the home with the lodger may fall under different rules (Civ. Code §1946.5 lodger provisions for single-lodger primary-residence arrangements).