Napa

Permit required

Transient occupancy is not allowed in residential or nonresidential zones unless the city approved a hotel, a bed and breakfast inn or a vacation rental permit.[2] Advertising a rental without a permit is also barred.[2]

Whole-house permits

The cap is 41 whole-house permits.[2] The city says all 41 are taken and the wait list is full, and new permit or wait list applications are accepted only during advertised periods.[1]

Hosted permits

The cap is 60 hosted permits, and the owner must live and sleep at the home while it is rented and may rent no more than two bedrooms.[2] Hosted applications are open October 1 to October 15, 2026, reviewed by lottery, with an administrative permit fee of $976.[1, 3]

Who holds the permit

The permit is personal to the owner, who is the person holding fee title.[2] A whole-house unit also names an authorized agent who acts as operator, manager and contact person and may be the owner or someone else.[2] Managing a rental for an owner for pay may need a California real estate license, since the state defines a broker as someone who leases, rents or collects rents from real property for another for compensation.[6]

Transfers

A hosted permit can't be transferred.[2] A whole-house permit can pass only to a buyer of the property, after the Director approves the transfer.[2]

Occupancy and parking

Overnight guests can't exceed two per bedroom plus two more, and no more than 10 people may sleep in the unit.[2] Overnight vehicles are limited to the number of guests designated in the permit, using on-site parking where possible.[2]

Quiet hours and events

Quiet hours run from 9 pm to 7 am Sunday to Thursday, and from 10 pm to 7 am Friday and Saturday.[2] Weddings, auctions and commercial functions are banned.[2]

Contact and response

The owner or the authorized agent must be reachable by phone 24 hours a day while the unit is rented.[2] They must be on the premises within one hour of being notified of a compliance, health or safety issue.[2]

Safety and inspection

The city can inspect every year.[2] Required items include a visible address, smoke detectors, no double-keyed deadbolts on exit doors, a portable fire extinguisher, unobstructed exits and a packet of emergency numbers for renters.[2] An accessory dwelling unit can't be used for transient occupancy.[2]

Advertising and house rules

Every ad must show the "City of Napa Certified Vacation Rental" permit number.[2] Renters must sign the house rules, and the rules, rental agreement and permit must be posted inside the unit.[2]

City tax

The city imposes a 12% general transient occupancy tax and a 1% special tax for affordable and workforce housing, for a total of 13% of the rent charged.[4] The special tax has been in effect since January 1, 2019.[4]

Tourism district assessment

The Napa Valley Tourism Improvement District adds 2% of gross short-term rental revenue, and its definition of a lodging business includes vacation rentals.[5] The current 10-year plan starts June 16, 2025 or soon after.[5]

Filing

The city says remittance is due on the 10th day of the month after the taxable transactions, and you must file every month even if you had no rentals.[7] The city's FAQ still states a 12% rate, which does not include the 1% special tax in the code.[4, 7]

State platform law

California's SB 346, approved October 13, 2025, lets a city require platforms to report each rental's address and to show the local license number and tax certificate in listings.[8] The law states it does not stop a city from adopting different rules.[8]

Fines

Running a transient occupancy use without a permit costs $500 for a first violation, $750 for a second violation of the same code section within 12 months, and $1,000 for each day of each additional violation within 12 months.[2] These come on top of the general code fines and enforcement costs.[2]

Compliance orders

The Director can issue a compliance order, and if you don't cure the violation in time, the city can issue a stop order or send the permit to the Planning Commission for revocation or changes.[2]

Revocation

The Director can start proceedings if a rental is detrimental to public health, safety or welfare, if you gave materially false information, or if you broke the rules or the permit.[2]

Annual review

Each year you must pay the inspection fee and document business license and tax compliance, the dates rented and any violations.[2] If you can't document at least 10 rented days in the term, the Director may find the permit inactive and ineligible for an extended term.[2]

Appeals

Permit decisions can be appealed under Chapter 17.70, and enforcement actions through an administrative hearing request.[2] An appeal not filed on time is waived.[2]