Pismo Beach treats short-term rentals and Vacation Rentals differently. The city stopped issuing new Short-Term Rental licenses in 2023, but some zoning districts still allow Vacation Rental permits. An owner must confirm the address, the permit path and the city duties before listing. The owner keeps the permit, zoning, tax and local-contact duties. Local people handle on-site work such as cleaning and repairs. BnBGenius answers guest messages on Airbnb and VRBO 24/7.
The city states its position on new Short-Term Rental licenses.
“Effective November 7, 2023, new Short-Term Rental licenses in the City are not being issued per Ordinance (O-2023-006).”
Source: New STR licenses stopped
What this means for you: Since November 7, 2023, the city issues no new STR licenses.
Vacation Rentals are a separate path with different rules.
“Vacation rentals can be permitted in certain zoning districts.”
Source: Vacation rentals remain possible
What this means for you: Vacation Rentals can still get permits in certain zones.
What Is Restricted in Pismo Beach
The city defines Short-Term Rentals and their scope.
“Short-Term Rentals (STR) are rentals for less than 30 consecutive days permitted primarily in residential zones and are limited to only those addresses shown on this webpage.”
Source: STR definition and zones
What this means for you: An STR is a rental under 30 straight days. The city permits STRs primarily in residential zones. Only addresses shown on the city webpage qualify.
The city limits STR rules to existing permitted properties.
“No new short-term rental permits are being approved. STR regulations apply only to existing permitted short-term rental properties”
Source: Existing STR limitation
What this means for you: The city is not approving any new STR permits. The STR rules cover only properties that already hold permits.
Existing permitted STRs still carry ongoing duties.
“Those STRs which were previously approved at time of Ordinance adoption are subject to the licensing, renewal, and inspection requirements as outlined in this Renewal Form.”
Source: Existing renewal path
What this means for you: STRs approved when the rule passed still face duties. They must renew their license and pass a check.
How to Check Your Address and Permit Path
The city defines where Vacation Rentals are permitted.
“Vacation Rentals (VR) are rentals permitted within C-1, RR, or R-4 zone districts located in the downtown core and which do not require the owner to live in the rental.”
Source: VR zones and owner occupancy
What this means for you: VR permits cover C-1, RR and R-4 zones in the downtown core. The owner does not need to live in the rental.
Use the city’s zoning map linked from the official source to check your district. Confirm your address and permit path with the Planning Division before applying. The city answers a common question about applying for a Vacation Rental permit.
“No, there is currently no waitlist to apply for a Vacation Rental permit.”
Source: No VR waitlist
What this means for you: There is no waitlist for a VR permit right now.
Permits do not follow the property when it sells.
“No, permits do not transfer with the sale of a property.”
Source: Permit transfer
What this means for you: A permit does not pass to the buyer when a home sells. The buyer cannot rely on the seller’s permit.
A new downtown buyer has a defined application route.
“For Vacation Rentals in the downtown core, the new property owners would need to apply for a new Vacation Rental permit with the Planning Division.”
Source: New VR owner application
What this means for you: A new downtown VR buyer must apply for a new permit. That application goes to the city Planning staff.
The city asks owners to prepare before applying.
“Have all documents prepared prior to starting the application process.”
Source: VR application documents
What this means for you: Get all your papers ready before you start the form.
What the City Requires Where Rentals Are Allowed
Planning approval comes before any business license.
“These regulations require application approval by the Planning Division prior to issuance of a business license.”
Source: Planning approval
What this means for you: The Planning Division must approve your form first. Only then can the city issue a business license.
Both rental types need a business license and a TOT Certificate.
“All owners of both vacation rentals and short-term rental units are required to obtain a business license and Transient Occupancy Tax (TOT) Certificate from the Finance Department for the operation of a VR or STR.”
Source: Business license and TOT
What this means for you: Every VR and STR owner needs a business license. Each owner also needs a TOT Certificate from Finance. Both are required to operate a VR or STR.
The city sets a distance rule for the Responsible Party.
“The Responsible Party must be located within 25 miles of the rental property and P.O. boxes are not a verifiable location.”
Source: Responsible party distance
What this means for you: The Responsible Party must be located within 25 miles. That distance is measured from the rental property. A post office box does not count as a location.
On-site parking is a stated requirement.
“Two on-site parking spots are required.”
Source: Parking
What this means for you: The rental must have two parking spots on site.
The city requires written notice to nearby properties.
“Proof of Written Notification to all Property Owners and Residents within 300′ feet (Vacation Rental) or 500′ feet (Short-Term Rental) of rental.”
Source: Radius notice
What this means for you: A VR needs written notice to all owners and residents within 300 feet. An STR needs that notice within 500 feet. Your form must include proof of the notice.
An inspection is part of the application process.
“A rental inspection is required as part of the application process.”
Source: Rental inspection
What this means for you: The city checks the rental as part of the form.
The city lists the Vacation Rental permit fee.
“Vacation Rental Permit: $781.24, plus 5% digital archiving fee of $39.06 for a total of $820.30.”
Source: VR permit fee
What this means for you: The VR permit fee includes a digital archiving charge. The quote shows the fee and the total.
Existing STR renewals carry their own fee.
“Short-Term Rental renewal: $781.24, plus $121.46 noticing fee, plus 5% digital archiving fee of $45.14 for a total of $947.84.”
Source: STR renewal fee
What this means for you: The STR renewal fee includes a noticing charge and archiving charge. The quote shows the fee and the total. Renewal covers only STR properties that already hold permits.
Taxes
The city states when lodging taxes apply.
“For lodging businesses that have any person staying in their property for 30 consecutive days or less, the lodging property shall collect from the tenant the following and remit those amounts to the City:”
Source: Tax collection scope
What this means for you: The rule covers guests staying 30 straight days or less. The property must collect the tax from the tenant. The property must then send it to the city.
The city states its transient occupancy tax rates.
“10% transient occupancy tax prior to 12/31/20, 11% effective 1/1/21”
Source: Current TOT
What this means for you: The 10% rate applied before December 31, 2020. The current rate is 11% from January 1, 2021.
A district assessment adds to the tax.
“2% lodging business improvement district assessment, of which 1% is for promoting the Pismo Beach lodging industry and the other 1% is for physical improvements that will benefit the lodging industry”
Source: LBID assessment
What this means for you: Lodging businesses in the city pay a 2% LBID fee. One percent of the fee helps promote local lodging. The other percent funds upgrades that help the lodging industry.
The county adds a tourism assessment.
“1.5% San Luis Obispo County Tourism Marketing District Assessment (TMD) of the gross rent.”
Source: TMD assessment
What this means for you: The county adds a 1.5% TMD fee on gross rent. The quote gives the gross rent base for this fee.
New rental owners face a certificate requirement.
“If you are new to renting your property for 30 consecutive days or less, each property owner/business must have a Permit, Business License and a Certificate to Collect Transient Occupancy Tax.”
Source: Tax certificate
What this means for you: Owners new to renting for 30 straight days or less need a permit. Each owner or business also needs a business license. Each also needs a certificate to collect TOT.
Platform tax settings matter for each listing.
| Platform | Platform statement | Owner responsibility |
|---|---|---|
| Airbnb | “If there isn’t a section for local tax collection under Taxes, we don’t automatically collect and pay on your behalf for that listing.” (Source: Airbnb listing setting) | “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb owner tax responsibility) |
| VRBO | “Vrbo collects and remits lodging tax in required jurisdictions when rental bookings and payments are made on our platform.” (Source: Vrbo platform collection) | “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo owner tax responsibility) |
What this means for you: Airbnb does not collect and pay without a local tax section. That applies when the section is missing for a listing. Airbnb hosts may need to manually collect and remit other applicable taxes. Those taxes may apply to the stay or experience price. Vrbo collects and remits lodging tax in required jurisdictions. That applies when bookings and payments happen on its platform. Owners collect and remit lodging taxes when Vrbo is not liable. These quotes do not show Pismo Beach local tax collection for either platform.
If Your Address Qualifies: What BnBGenius Does
This section is only for an owner who has checked the address and current city rules. BnBGenius does not know local rules and does not issue licenses or permits. The local license, permit, registration and city duties remain the owner’s responsibility. The owner keeps the permit, zoning, tax and local-contact duties. For background reading, see a guide to Airbnb automated messages. For background reading, see a guide to VRBO automated messages.
Answers Guest Messages on Airbnb and VRBO 24/7
BnBGenius answers guest messages on Airbnb and VRBO 24/7.
For late-night message pressure, see a guide to stopping late-night messages.
Requests a Review from the Guest and Publishes the Host’s Review
BnBGenius requests a review from the guest and publishes the host’s review.
Kent Morgan shared this experience with reviews.
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Source: Kent reviews
For background reading, see the reviews guide.
Creates Cleaning and Repair Tasks After Checkout
BnBGenius creates cleaning and repair tasks after checkout.
Kent Morgan shared this experience with tasks.
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Source: Kent tasks
For background reading, see the tasks guide.
Answers Guest Calls with a Voice AI Agent
BnBGenius answers guest calls with a voice AI agent.
Kent Morgan shared this experience with the voice agent.
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Source: Kent voice
For background reading, see the voice guide.
Sells Gap Nights, Early Check-in and Late Checkout
BnBGenius sells gap nights, early check-in and late checkout.
Is Run from Telegram
BnBGenius is run from Telegram.
For setup background, see the Telegram guide. For software context, see a guide on whether you need an Airbnb PMS. For tax tracking background, see a guide to Airbnb accounting and tax software.
Airbnb and VRBO
| Area | Airbnb | VRBO |
|---|---|---|
| Messages | BnBGenius answers guest messages on Airbnb and VRBO 24/7. | BnBGenius answers guest messages on Airbnb and VRBO 24/7. |
| Reviews | BnBGenius requests a review from the guest and publishes the host’s review. | BnBGenius requests a review from the guest and publishes the host’s review. |
| Check-in details | BnBGenius sells gap nights, early check-in and late checkout. | BnBGenius sells gap nights, early check-in and late checkout. |
| Listing details | The owner keeps the permit, zoning, tax and local-contact duties quoted above. | The owner keeps the permit, zoning, tax and local-contact duties quoted above. |
Neither platform is guaranteed to remit Pismo Beach local taxes. Taxes stay attributed to the city and platform sources quoted above.
How to Start
There are two options below.
Rules and rates last checked on 23 October 2026.
