“Good Neighbors” were granted greater freedom by the Chula Vista City council in approving new rules for short term vacation rental owners effective Feb.1, 2022, and fines for those habitually disrupting communities.
Under this ordinance, Chula Vista residents would be allowed to list their entire property out to rent for up to 90 days per year, and any portion of the primary residents without time limits. It aimed to establish regulations, standards, permitting processes on Short-Term Rental (STR) owners.
Neighbors of STRs have reported instances of loud noise, parties, trash, inconsiderate guests, excessive coming and going, and impacts to on-street parking availability. Many neighbors of these rental dwelling units have vocalized that these activities "change the very character of their residential neighborhoods", as long-term residents are replaced with short-term guests. Fines ranging from $100 to $5000 with potential loss of permit for habitual offenders.
According to the City Council Staff Report, the city heard testimony from individuals who use Short-Term Rentals as a way to afford staying in their own homes, as well as having "meaningful, culturally enriching interactions" with international visitors. For visitors, STRs often offer a more affordable and flexible option than a traditional hotel.
With the rapid growth of the sharing economy in recent years many cities are experiencing a rapid growth in STRs, including Chula Vista. City Council scheduled this item for discussion during a Nov.9 meeting, but it was postponed. Residents continued to provide public input via the City’s eComment portal, which collected over 190 written communications.
“Limiting or denying the use of our Chula Vista properties as Vacation Rentals infringes on my ability to make money for my family. It brings tourist dollars to Chula Vista that would otherwise stay in San Diego, and responsible hosts should not suffer the consequences because of the few that do not adhere to the good neighbor doctrine. Those irresponsible people should be held accountable, and a system in place for not keeping our beautiful city clean and peaceful would be beneficial to all,” e-Commentator Zkandia Beltrán said.
The Proposed Ordinance includes extensive requirements for operators of STRs, designed to encourage “Good Neighbor” behaviors and to protect the safety of the rental’s guests. These include requiring the identification of a local contact person, other than the permittee, that is available all week at all hours of the day to respond to complaints of the STR unit.
Additionally, each STR unit will be required to post a "Good Neighbor Handout" inside the permitted residence that includes emergency contact information for the Permittee and the Local Contact Person. The ordinance places a max capacity of residents per STR and for events exceeding the capacity. An STR Event Permit will be required for events exceeding the maximum authorized occupancy.
The Proposed Ordinance also allows for inspection of the rental property, but does not impose a regular inspection requirement.
According to the City’s Staff Report, there are currently 125 active, registered Short-Term Rental listings in Chula Vista. Of those, 104 are Whole-Home Rentals and 21 Partial-Home Rentals. An additional 128 active Short-Term Rental listings are currently operating without registering or remitting Transient Occupancy Tax (TOT) to the city. The staff report notes efforts are underway to bring those units to compliance.
The total number of STR units in Chula Vista is approximated to be between 300 and 500 when accounting for units that may be offered seasonally.
