Santa Rosa, CA Short-Term Rentals: Primary-Residence-Only Rule (2026)

Sonoma County's framework distinguishes whole-house vacation rentals from owner-occupied hosted rentals, rather than imposing a primary-residence-only mandate. Sec. 26-88-120(b) states the vacation rental provisions apply to all vacation rentals 'except where there is a primary owner in residence,' meaning a whole-house vacation rental does not need to be the owner's primary home. Conversely, when the property owner lives on-site and rents a room, the use is a 'hosted rental' regulated under Sec. 26-88-118, not Sec. 26-88-120. For hosted rentals, 'primary owner' means an owner who resides in the property for a majority of the year and has no other primary residence; a hosted rental zoning permit expires on sale or transfer, or when the property is no longer occupied by a primary owner. The code clarifies that a whole-house vacation rental is not a hosted rental even if the owner resides in another dwelling unit on the same property. Sec. 26-88-120(b) also excludes timeshares, LLC/corporate ownership, and fractional ownership of six or more interests from the 'primary owner' definition, and bars vacation rentals in second dwelling units and deed-restricted housing.