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Short-Term Rental Regulations
in Napa, CA

Last verified: March 2026 · Report an update

Zoning & Conditions

Napa distinguishes between hosted (owner resides/sleeps on-site; max 2 bedrooms rented) and non-hosted (whole-house) rentals, with caps of 60 and 41 permits respectively. Owners or agents must be available 24/7 and able to be on-site within one hour; accessory dwelling units (ADUs) are prohibited for transient use. Annual neighborhood notification to all owners within 500 feet is required, and occupancy/parking limits are strictly enforced per the individual permit.

How to Obtain a Permit

(1) Submit an application only during an advertised submittal period announced by the Director (currently closed with a waitlist). (2) Provide comprehensive documentation including owner ID, designation of hosted vs. non-hosted status, site plans, safety compliance documents, and rental rules. (3) Following Director evaluation and approval, pay the annual program fee and complete the required annual neighborhood notification mailing to properties within 500 feet.

Regulatory Updates — Napa

Proposed and recent legislation

PassedOctober 2022

City of Napa STR Ordinance

City enacted STR ordinance limiting whole-home unhosted rentals to primary residences with a 90-night annual cap. Annual city permit required; non-compliant operators face fines up to $1,000/day.

PassedApril 2024

Napa County STR Ordinance Update

County tightened STR rules for unincorporated areas including new noise, traffic, and signage requirements; cap on new STR permits in agricultural zones to protect wine country character.

Under ReviewSeptember 2025

City of Napa 90-Night Cap Review

City Council reviewing whether the 90-night annual unhosted rental cap should be reduced further; housing advocates and neighborhood groups are pushing for a 60-night maximum.

Official Resources

Official Napa STR regulation source

Local Resources & Advocacy

Napa Valley Vacation Rental AssociationLocal

Local association representing Napa Valley STR operators; monitors City of Napa and Napa County proceedings and provides compliance resources.

California Rental Housing AssociationStatewide

Statewide housing provider association that tracks STR legislation and provides compliance resources for California operators.

Vacation Rental Management AssociationNational

National trade association offering education, advocacy, and resources for professional vacation rental managers.

Frequently Asked Questions

Are short-term rentals allowed in Napa, CA?
Napa distinguishes between hosted (owner resides/sleeps on-site; max 2 bedrooms rented) and non-hosted (whole-house) rentals, with caps of 60 and 41 permits respectively. Owners or agents must be available 24/7 and able to be on-site within one hour; accessory dwelling units (ADUs) are prohibited for transient use. Annual neighborhood notification to all owners within 500 feet is required, and occupancy/parking limits are strictly enforced per the individual permit.
Is a permit required to operate a short-term rental in Napa?
Yes, a permit is required to operate a short-term rental in Napa. (1) Submit an application only during an advertised submittal period announced by the Director (currently closed with a waitlist). (2) Provide comprehensive documentation including owner ID, designation of hosted vs. non-hosted status, site plans, safety compliance documents, and rental rules. (3) Following Director evaluation and approval, pay the annual program fee and complete the required annual neighborhood notification mailing to properties within 500 feet.
How do I get a short-term rental permit in Napa?
(1) Submit an application only during an advertised submittal period announced by the Director (currently closed with a waitlist). (2) Provide comprehensive documentation including owner ID, designation of hosted vs. non-hosted status, site plans, safety compliance documents, and rental rules. (3) Following Director evaluation and approval, pay the annual program fee and complete the required annual neighborhood notification mailing to properties within 500 feet.
Can I rent my Napa home on Airbnb as a non-primary residence?
No. The City of Napa's STR ordinance limits whole-home unhosted rentals to primary residences only. Non-primary-residence investment STRs within city limits are not permitted. In unincorporated Napa County, separate restrictions apply — agricultural zone permits are capped.
What is the annual rental cap in Napa?
City of Napa allows up to 90 unhosted rental nights per year for primary-residence STRs. This cap is under review and may be reduced to 60 nights. Hosted rentals (with the owner present) are treated differently and may have different limits.
Is Napa City the same as Napa County?
No. The City of Napa and unincorporated Napa County have separate STR ordinances. Verify which jurisdiction your property falls under — city properties follow city rules while unincorporated wine country parcels follow county rules, which include agricultural zone permit caps.
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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: March 2026 · Suggest a correction