Can I rent out my ADU short-term in Santa Rosa?

Hello and thank you for reaching out with your questions about converting your detached garage into an ADU and using it as a short-term rental in Santa Rosa. I'll do my best to provide you with a comprehensive overview based on current regulations and best practices.

### Short-Term Rental of ADUs in Santa Rosa

Firstly, regarding your question about renting your ADU short-term, Santa Rosa does allow ADUs to be rented out as short-term rentals (STRs), but there are specific conditions you must meet. As of the latest information, the City of Santa Rosa requires that the property owner live on site to rent out an ADU as a short-term rental. This means you would need to reside in either the main house or the ADU while renting out the other as an STR.

**Permit Requirements:**
To operate a short-term rental legally, you must obtain a Transient Occupancy Tax (TOT) certificate and comply with STR regulations set by the city. This process involves registering your ADU with the city and paying the applicable STR permit fee. While the exact fee can vary, you might expect to pay around $200 annually for the permit.

### Conversion Costs and Timeline

Converting a garage into a livable ADU can range significantly in cost. In Santa Rosa, you should budget between $100,000 to $150,000, although this can vary based on the size of the unit and the finishes you choose. The process typically includes the following steps:

1. **Design and Planning (2-3 months):** Engage with an architect or a design-build firm familiar with Santa Rosa's ADU requirements to create your plans.

2. **Permitting (2-4 months):** Submit your plans to the City of Santa Rosa's Planning and Economic Development Department. Expect to pay a plan review fee, which might start at around $2,000. This phase can take some time as the city reviews your plans for compliance with zoning, building codes, and environmental considerations.

3. **Construction (4-6 months):** Once permits are in hand, construction can begin. The timeline here will depend on the complexity of the project and contractor availability.

### Additional Considerations

**Property Taxes:**
Converting your garage into an ADU will likely increase your property’s assessed value, which can result in higher property taxes. Proposition 13 limits increases to 2% annually, but new improvements are reassessed at current market value. Consult with a local tax advisor for a specific estimate.

**Potential Fines:**
Operating an unpermitted short-term rental can result in fines and penalties, so ensure all your permits and registrations are in place before listing the ADU on platforms like Airbnb.

### Regulatory References

- **SB-9 and AB-68:** These state laws were designed to streamline the creation of ADUs, making it easier to add additional units to residential properties. Santa Rosa has aligned its local ordinances to these state regulations, allowing more flexibility in ADU development.

**Local Ordinance:** Santa Rosa’s local zoning ordinance provides specific guidelines on building setbacks, height restrictions, and parking requirements for ADUs. It's crucial to ensure your design adheres to these to avoid delays.

### Tips and Common Mistakes

- **Neighbor Relations:** Communication with neighbors can prevent conflicts, especially concerning parking and noise. Consider discussing your plans early on to gather support.

- **Parking Requirements:** Ensure you understand the parking requirements for your neighborhood. Some areas may have specific needs that could affect your project.

- **Consult Professionals:** Working with professionals who have experience in Santa Rosa’s permitting process can save time and money. They can help navigate any changes in local regulations.

### Next Steps

1. **Consult with a Local ADU Specialist:** Meet with a consultant who knows the Santa Rosa market to help plan your project effectively.
2. **Attend a City Workshop or Webinar:** Santa Rosa occasionally offers informational sessions on ADU regulations. These can be invaluable for staying up-to-date on local requirements.
3. **Contact the Planning Department:** Reach out directly for the most current guidance on ADU and STR regulations.

In summary, while Santa Rosa offers opportunities for renting ADUs short-term, the process involves several key steps and considerations. By following these guidelines and seeking professional advice, you can navigate the development and rental process successfully. Best of luck with your project!