UKIAH, CA., 5/1/25 — Mendocino County Planning and Building Services concluded its series of five stakeholder meetings Wednesday in Ukiah, gathering public input on proposed short-term rental policies for the county’s inland areas.
Previous meetings were held in Fort Bragg, Boonville, Willits and Covelo, with the Ukiah meeting the only one available via Zoom.
To address confusion from earlier meetings, hosts Mark Cliser and Shelby Miller of Planning and Building Services clarified that the inland zone begins where the state-designated California Coastal Zone ends, which varies throughout the region.
Miller explained that the boundary is roughly 3 miles inland in most places, meaning many short-term rentals advertising coastal proximity are actually governed by inland policies. The California Coastal Zone is governed by state regulations in most areas, except within city limits, such as in Fort Bragg, where city ordinances prevail. A map of the boundary is available on the county’s website.
Although only a few people attended Wednesday’s meeting in person, the discussion was lively as additional participants joined remotely.
Cliser and Miller opened the meeting by outlining the county’s goals for a new ordinance, emphasizing the need to balance competing priorities.
“Regulating short-term rentals is not about limiting their potential, but about enacting the appropriate mechanisms to keep competing priorities and interests balanced,” read one presentation slide.
Cliser noted the county’s economy relies heavily on tourism, but officials also want to ensure enough housing remains available for locals and essential workers, such as those in the medical field.
The hosts summarized concerns raised at previous meetings and shared preliminary results from an ongoing online survey. Topics included requiring public hearings for all rentals, tying permits to owners rather than properties to avoid inflating property values, limits on special events, restricting corporate ownership, and the importance of rental income for retirees.
Neighbor input was a key topic. One proposed policy would require feedback from neighbors within a certain distance of a proposed short-term rental. While many attendees at the Fort Bragg and Willits meetings supported a “good neighbor policy,” survey responses indicated less interest.
According to Cliser, about 110 people have responded to the survey so far.
Short-term rentals on private roads were another hot topic. Cliser noted that residents often worry about unfamiliar visitors navigating roads with potholes, sharp turns and blind corners – hazards locals know how to avoid, but which can be dangerous with a steady flow of newcomers.
One online attendee shared a story about a visitor from another state who she said crashed on a private road and became stranded on her property for four days without food, water or a working phone. The participant suggested rentals should not be allowed in such areas.
Insurance was also discussed. One participant described the difficulty Californians face in obtaining home insurance, especially for properties used as short-term rentals. She said her insurance company threatened to drop her policy if she became a host.
She said that while companies like Airbnb offer some coverage, it is limited and may not cover damage to neighboring properties, leaving hosts potentially underinsured. She suggested the county require proof of adequate insurance coverage.
A topic raised in Fort Bragg was echoed in Ukiah, where an attendee who said she’s a widowed retiree in her 70s discussed her need to rent out her second home.
She said she wants to keep using the property herself, so she cannot have a full-time tenant, but has found it difficult to maintain since her husband died. When she is not there, she said a management company oversees the property. She added that if she were to rent the home full-time, she would need to charge a significant amount, which would not address the need for affordable housing.
Another attendee said many traveling medical professionals come to the area for about three months at a time, which does not qualify as a short-term stay. However, these professionals often rent from short-term rental operators, she said, since homes with long-term tenants are not available. She added that people renting for more than a month may need to fill vacancies between longer stays with shorter-term guests.
Some attendees questioned whether the county has enough resources and staff to handle permits and code enforcement. One participant expressed a lack of faith in the county’s ability to manage new ordinances, and another urged the county not to make rules it cannot enforce.
The method for collecting transient occupancy taxes was also discussed, echoing concerns from earlier meetings. Many agreed that the easier the method of collection, the better for the county, especially if rental platforms can collect taxes directly. Miller and Cliser explained that tax collection is handled by a different department, but welcomed discussion about making the process easier for hosts.
Cliser said next steps include compiling information from the meetings and online survey to present to the county Board of Supervisors for recommendations on an ordinance.
Residents can sign up to receive updates on the county’s website.