Thinking about opening your West Hollywood home to short-term guests but not sure if you qualify or how to start? You’re not alone. Between eligibility, registration, and local tax rules, home-sharing can feel complex. Here’s a clear, step-by-step guide to help you understand who qualifies, what documents you need, how taxes work, and how to stay compliant in West Hollywood. Let’s dive in.
Who qualifies as owner-occupied
West Hollywood prioritizes home-sharing in primary residences. This helps preserve long-term housing and reduce nuisance issues in residential neighborhoods.
Primary residence test
You must use the property as your primary residence. In practical terms, this means it’s the place you live most of the year and consider your principal home. Commercial short-term rental operations, or renting units that are not your primary residence, are generally not allowed.
Documents you should prepare
Cities verify primary residence with standard proofs. Expect to gather a few of the following:
- Government-issued ID with the property address
- Recent utility bills in your name for the address
- Property tax bill or mortgage statement
- Voter or vehicle registration showing the address
- Recorded deed for ownership confirmation (for condos, a grant deed is common)
Have digital copies ready to upload with your application. Keep them organized for future renewals or audits.
Host-present vs entire-home stays
Some programs only allow you to rent a room while you’re home. Others may allow entire-home stays when you’re temporarily away. West Hollywood has historically emphasized owner-occupied hosting, so confirm the current ordinance before offering the entire place while you’re out. When in doubt, start with host-present stays and expand only after you verify what’s permitted.
Check private restrictions first
Local authorization does not override private rules. Before you apply, review your HOA or CC&Rs, your lease if you rent, and any lending covenants that address occupancy or rental use. If these agreements prohibit short-term rentals, you cannot host even if city rules would otherwise allow it.
Registration: step-by-step
Home-sharing in West Hollywood typically involves multiple parallel steps. Plan to complete them in order and keep proof of each step on file.
1) Confirm eligibility
Make sure the property is your primary residence and meets basic safety and occupancy standards. If you own more than one property, remember that eligibility usually applies to your primary residence only.
2) Apply for home-sharing registration
Submit the city’s application with your proof of ownership and proof of primary residence. You may also be asked for a local emergency contact, who can respond to issues promptly. Expect to sign an acknowledgement agreeing to follow the rules and to display a valid registration number on your listings.
3) Obtain a business tax certificate if required
Many cities require a business tax certificate for short-term rental activity. If West Hollywood requires one for your setup, complete the application, save your account number, and keep it with your records.
4) Register for Transient Occupancy Tax (TOT)
TOT applies to qualifying short stays. You will either register directly with the City for a TOT account or confirm that your platform collects and remits the tax for you. Even when a platform collects taxes, you remain responsible for making sure the returns and remittances are accurate. Save all tax correspondence and confirmations.
5) Display your registration number on listings
Your city-issued registration or permit number must appear on every public listing. Platforms often require it and may remove listings that lack a valid number. Keep your number visible and up to date.
6) Meet safety and posting requirements
Before hosting guests, make sure you have working smoke and carbon monoxide detectors, basic emergency information posted, clear occupancy guidance, and any parking or trash instructions available for guests. If the City provides a checklist, complete it and keep a copy in your files.
7) Maintain records
Keep reservation details, guest logs, receipts, tax filings, and correspondence with platforms for the retention period the City requires. Good records make renewals and any audits far easier.
TOT: what you need to know
Transient Occupancy Tax is a local tax on short stays, similar to a hotel tax. In West Hollywood, it applies to qualifying home-sharing stays.
Register, collect, and remit
- Register for a TOT account with the City, unless your platform collects and remits for you.
- Collect the correct tax from guests or confirm your platform does so.
- Remit by the City’s filing deadlines. Filing frequencies vary, so verify your schedule when you open your account.
Reporting and penalties
Your TOT filings will typically report gross receipts, taxable nights, and tax due. Late filings or nonpayment can trigger penalties and interest, and repeated noncompliance can escalate. Keep a simple ledger that tracks nightly rate, fees, taxes collected, and remittances.
Platforms and taxes
Some platforms collect and remit local taxes. Others do not. Even when a platform remits, you should verify that the correct tax was collected and maintain proof in your records. Remember, responsibility for compliance usually remains with you as the host.
Allowed vs prohibited activity
Rules aim to allow responsible home-sharing while preventing commercial conversion of homes and neighborhood impacts. Follow the basics below to stay onside.
What’s generally allowed
- Renting a room or portion of your primary residence while you are present
- Entire-home rentals when permitted by West Hollywood’s current rules and your private agreements
- Hosting within occupancy limits and with required safety equipment in place
What to avoid
- Operating multiple non-primary residences as short-term rentals
- Advertising or hosting without a current city registration number
- Parties, events, or gatherings that exceed occupancy limits or violate noise rules
- Hosting in violation of HOA, lease, lending, or zoning restrictions
Enforcement and how it works
West Hollywood uses both complaint-driven and proactive approaches to enforcement. Staying responsive and compliant is the best way to avoid issues.
Typical enforcement methods
- Neighbor complaints about noise, parking, or frequent turnover
- Online sweeps to find unregistered listings
- Requests for booking records, tax filings, and registration proof
Possible penalties
- Administrative citations and daily fines for ongoing violations
- Orders to stop hosting until you are fully compliant
- Platform delisting for missing or invalid registration numbers
- Back taxes, penalties, and interest on unpaid TOT
Best-practice checklist
- Confirm your primary residence status
- Apply and obtain registration before listing
- Display your registration number on all listings
- Register and file TOT returns; verify platform tax collection when used
- Keep detailed records of bookings, payments, and tax remittances
- Maintain required safety equipment and clear house rules
- Provide a local contact and respond quickly to concerns
- Review HOA, lease, and lender rules before hosting
Insurance and risk management
Standard homeowner policies often exclude short-term rental activity. Contact your insurer before hosting to confirm coverage and consider additional liability or short-term rental endorsements. Clear house rules, guest screening within platform guidelines, and consistent maintenance also reduce risk.
Regional context across Central LA
Cities across Central Los Angeles and the Westside have tightened short-term rental rules in recent years. Registration, primary residence requirements, and strict enforcement are common. West Hollywood’s approach fits this regional trend to protect housing and reduce neighborhood impacts.
Your next steps
- Verify your eligibility as an owner-occupied host.
- Collect primary residence documents and apply for registration.
- Set up your business tax and TOT accounts if required.
- Prepare safety equipment, house rules, and a local contact plan.
- Keep clean records from day one.
If you want a local perspective on how home-sharing may interact with your broader real estate goals, we’re here to help you think it through. Whether you’re optimizing your primary residence or weighing a move, our team can help you align your plan with local rules and market dynamics. Schedule a Consultation with Joel + Dorit Cooper.
FAQs
What is “owner-occupied” in West Hollywood home-sharing?
- It typically means the property is your primary residence, verified by documents like a driver’s license, utility bills, and property tax or mortgage statements.
Can I rent my entire home when I’m away?
- Possibly, but it depends on the current ordinance. Confirm West Hollywood’s latest rules before listing the entire home while you’re absent.
Do I need to charge Transient Occupancy Tax (TOT)?
- Yes. TOT applies to qualifying short stays. Register with the City or confirm your platform collects and remits, and keep proof either way.
What happens if I host without registering?
- You risk fines, forced removal of listings, back taxes and penalties, and potential civil enforcement.
Do platforms handle all compliance for me?
- No. Platforms may require a registration number and sometimes collect taxes, but you remain responsible for full compliance and accurate recordkeeping.
Will my homeowner’s insurance cover guests?
- Often not by default. Many standard policies exclude short-term rentals. Speak with your insurer about endorsements or specialized coverage before hosting.
