Thinking of renting your Mammoth Lakes condo on Airbnb or VRBO? Before your first guest checks in, you’ll need to navigate the Town’s layered compliance system — from zoning eligibility and Transient Occupancy Tax certificates to a physical property inspection. This guide walks you through every requirement in plain English.
Need hands-on help? Mammoth Five Star’s TOT compliance service handles the paperwork for you.
The Transient Occupancy Tax (TOT) is a tax charged to guests on short-term stays (under 31 nights) at any lodging facility in Mammoth Lakes. It is not optional, and it is not something Airbnb automatically handles on your behalf in every scenario.
TOT is the single largest revenue source for the Town, accounting for roughly 60% of the General Fund. Those dollars pay for snow removal, road maintenance, and recreational programming — the very things that make Mammoth an attractive destination for your guests.
2025–2026 Rate Update
Gross rents are broadly defined. The Town taxes not just the nightly rate, but all non-refundable charges the guest pays at the time of booking — including cleaning fees, pet fees, and platform service fees billed through to the operator. See the full breakdown in the TOT Frequently Asked Questions.
Before investing any time in compliance paperwork, confirm that your property is in a zone that permits transient (short-term) rentals. Mammoth Lakes has strict zoning rules, and voter-approved Measure Z (2015) permanently prohibited short-term rentals in single-family residential zones — a restriction that can only be reversed by another public vote.
| Permitted Zones | Prohibited Zones |
|---|---|
| Commercial (D) | Rural Residential (RR) |
| Old Mammoth Road (OMR) | Residential Single Family (RSF) |
| Mixed Lodging/Residential (MLR) | Residential Multi-Family 1 (RMF-1) |
| Resort (R) | Affordable Housing Overlay (AH) |
| Specific Plan (SP) | Mobile Home Park (MHP) |
| Airport (A) | |
| Residential Multi-Family 2 (RMF-2) |
Important Note
Use the Town’s official TOT Property Search Tool or the Zoning Compliance Guide on the Town of Mammoth Lakes website to confirm your address before proceeding.
In April 2024, the Town lifted a temporary moratorium on new short-term rental permits and replaced it with the Certified Properties Program. This is now the official pathway for all new and continuing short-term rental operators.
Under this framework, a property receives a Certified Property Authorization — a permanent identifier tied to the unit (not the owner). If you sell the property, the authorization may transfer to the new owner under specific conditions, preserving the unit’s rental eligibility.
| What The Certification Covers |
|---|
| Zoning eligibility confirmation |
| Business Tax Certificate (BTC) issuance |
| TOT Certificate issuance |
| Physical property inspection sign-off |
| Online remittance account setup via xpressbillpay.com |
Jump To: Increase Your Visibility (Get More Eyes on Your Listing)..
Inspection Frequency
This is the most hands-on part of the process. A Town-approved inspector will physically visit your property and evaluate it against a standardized checklist.
Do you need a licensed home inspection service to review your home for these items? Feel free to contact us at (760) 965-3203 for a free quote. Click here for the list of items needed (outlined below) to use for yourself.
1. Exterior Signage
You must post one exterior sign no larger than 2 square feet containing: the operator’s name and 24-hour phone number, and the maximum permitted overnight occupancy.
2. Smoke Alarms & CO Detectors
Working smoke alarms and carbon monoxide sensors are required throughout the unit. These must meet current California code. This is a hard-fail item — no exceptions.
3. Fire Safety & Fireplace Clearances
Furniture and combustible materials must maintain at least 54 inches of clearance from fireplace openings, and 30 inches from the front of wall or floor heaters. Baseboard heaters require a minimum 6-inch clearance. Open fireplaces without glass doors must have a spark screen.
4. Fireplace & BBQ Ash Containers
If there is a fireplace or solid-fuel barbecue, the property must have a minimum 5-gallon metal container with a tight-fitting lid, labeled with ash disposal instructions.
5. Flammable Liquid Storage
No more than 5 gallons of flammable liquids may be stored on the premises, in approved containers only, for maintenance purposes.
6. Chimney Clearance
No tree limbs may overhang within 10 feet of chimney stack openings. If the inspector finds a violation, the Mammoth Lakes Fire Protection District is notified, but this alone does not cause the inspection to fail.
7. Structural Safety
All steps, stairways, decks, and railings must be stable and structurally sound. Appliances, furnaces, and water heaters must be operational, and water heaters must have earthquake straps compliant with current code. No combustible materials may be stored near furnace or water heater compartments.
8. Hot Tubs, Pools & Spas
Any private hot tub, pool, or spa must be fenced or equipped with a state-law-compliant lockable cover and be in a safe, sanitary condition. Inspectors do not evaluate common-area facilities.
9. Loft Areas
Lofts and attic conversions must have code-compliant exit routes and adequate head clearance. Stair access must be structurally sound; ladders are not permitted as the sole means of access.
10. Trash Management
The property must have adequate garbage receptacles and a clear mechanism for guest trash disposal.
From guest communication to TOT compliance and maintenance coordination, we help owners maximize revenue while staying fully compliant.
One of the more nuanced areas of Mammoth Lakes compliance involves loft spaces — a common feature in the area’s older condo stock. Many of these buildings predate the Town’s incorporation and were constructed before modern safety codes applied to sleeping areas.
When the Town began conducting formal TOT inspections, many lofts didn’t meet egress and headroom requirements. Rather than forcing a blanket removal of loft furniture — an unpopular and arguably unfair mandate — the Town adopted a pragmatic resolution:
Current Loft Policy (2025–2026)
The Town significantly modernized its reporting requirements starting with the July 2024 TOT return. Key changes that remain in effect for 2026:
If a reservation platform (like Airbnb or VRBO) handles 100% of your advertising and rental transactions, you may not need to obtain your own Business Tax Certificate — confirm this directly with the Town’s Finance Department, as the rules depend on your specific arrangement.
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Water that pools on concrete indicates a low spot somewhere on your driveway. You can level the slab with a concrete patching compound to help redirect water. You can also install drainage over existing concrete by digging out enough space for a channel drain or French drain or by adding a culvert below the slab.
Water that pools on concrete indicates a low spot somewhere on your driveway. You can level the slab with a concrete patching compound to help redirect water. You can also install drainage over existing concrete by digging out enough space for a channel drain or French drain or by adding a culvert below the slab.
Yes, gravel can help with standing water since its porous composition lets water seep through, reducing pooling and surface runoff. However, it must be properly installed with a graded base underneath to best facilitate drainage and direct water away from the driveway surface so it’s a good idea to consult with a pro before tackling this project.
Contributing Writer
Emma is a writer, editor, and journalist specializing in property management, short-term rentals, and mountain town real estate. With deep insight into the unique dynamics of Mammoth Lakes—from seasonal tourism shifts to second-home ownership—she writes about maximizing rental income, guest experience, and long-term property value.
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