Thinking of renting out your vacation home? Know the Current Short-Term Rental Rules for Lake Arrowhead, Crestline, Running Springs & Big Bear City

By Theresa Grant, Real Estate Broker | Team Owner | Theresa Grant & Associates Real Estate Partners

If you own (or hope to own) a short-term rental in Lake Arrowhead, Crestline, Running Springs, Big Bear City or nearby mountain communities, your property is regulated by San Bernardino County’s Short-Term Rental (STR) Ordinance — with the exception of Big Bear Lake, we aren't incorporated so the County regulations apply.  This overview walks through today’s county standards and how they apply to our mountain neighborhoods.

"San Bernardino County requires a STR permit for any rental of 30 days or less in the unincorporated mountain areas (including Lake Arrowhead, Crestline, Running Springs, Big Bear City and communities such as Blue Jay, Twin Peaks and Rimforest). STRs must follow county rules on occupancy, parking, noise, safety, trash, fire restrictions and operations, and owners should always verify the latest requirements at the County’s official STR website: https://str.sbcounty.gov ." - Theresa Grant, Realtor

County vs. City: Which Rules Apply in the Mountains?

 Lake Arrowhead, Crestline, Running Springs, Twin Peaks, Blue Jay, Rimforest and Big Bear City are all unincorporated mountain communities, so they fall under San Bernardino County’s STR program, not a city program.

By contrast, the City of Big Bear Lake (mainly ZIP 92315) has its own vacation rental ordinance; homes outside that city boundary—including most of Big Bear City and surrounding Bear Valley communities—must register with the County, not the City.

So if your cabin is in:

• Lake Arrowhead, Blue Jay, Cedar Glen, Rimforest, Skyforest, Twin Peaks, Crest Park, Crest Estates, Deer Lodge Park

• Crestline / Lake Gregory area

• Running Springs / Arrowbear / Green Valley Lake

• Big Bear City, Sugarloaf, Baldwin Lake, Erwin Lake, etc.

…your STR rules come from San Bernardino County’s STR Ordinance (Chapter 84.28) and related codes.

 NOTE: Properties in Lake Arrowhead that are in Arrowhead Woods have additional regulations to be aware of regarding guest usage of Lake Arrowhead. Visit www.ala-ca.org for more information.

Core San Bernardino County STR Rules in Mountain Communities

As of 2025, key countywide rules for STRs in the Mountain Region (including the communities above) include:

• Permit required to advertise or rent any home or room for 30 days or less in the unincorporated mountain and desert areas.

• STRs may not be used for commercial events (weddings, retreats, large parties, photo/film shoots, etc.) unless separately permitted by the County.

• Only certain structures qualify (single-family homes, duplexes, some ADUs, condos, guest houses). Apartments, RVs, travel trailers, yurts and similar “alternative shelters” cannot be permitted as STRs.

• Occupancy limits are capped by the ordinance (formula-based); owners must follow the county-approved maximum and may only advertise up to that number.

• Parking: all STR-related vehicles must be parked entirely on the property and not in the public right-of-way—street parking is prohibited for STR guests.

• 24/7 local contact: an owner or representative must be reachable by phone at all times, able to make contact within 30 minutes and be physically on site within about an hour to respond to complaints.

• Noise: STRs must comply with the County noise ordinance (§83.01.080) and “good neighbor” standards. The County also operates an outdoor noise monitoring program for STRs.

The County’s Guide for Short-Term Rental Owners & Operators (updated May 2024) summarizes day-to-day requirements: Good Neighbor brochure and house rules provided to guests; interior signage with emergency contacts, max occupancy, parking and snow-removal info; cleaning after every stay; secure, animal-resistant trash; hot tubs locked when not in use; and Mountain Region fire restrictions (no solid-fuel outdoor fireplaces, chimineas or fire pits at STRs).

Permits, Fees and Renewals

• One permit per dwelling unit; permits are not transferable between owners or properties.

• Applications and renewals are handled online through the County’s EZOP system, with STR permits currently accepted only in the mountain and desert areas.

• As of July 1, 2025, a new STR application costs $1,144 (application, permit and neighbor-notification fees), with several renewal fee categories depending on whether you have changes and/or inspections. Fees are explicitly “subject to change,” and there is a one-time $150 credit for installing an outdoor noise monitoring device.

• Permits are typically valid for one year and must be renewed annually; late renewals incur delinquent fees and can result in permit closure.

Enforcement, Fines and How to Double-Check the Rules

Operating an STR in Lake Arrowhead, Crestline, Running Springs, Big Bear City or any unincorporated mountain area without a valid permit can trigger an administrative fine of $1,000 per violation per day, and—under County code—potential misdemeanor penalties. Repeated violations can lead to escalating administrative citations ($1,000 / $2,000 / $5,000) and suspension or revocation of the permit.

Neighbors and guests can report concerns through the County’s 24/7 STR complaint hotline: 1-833-SBC-STR1 (1-833-722-7871), and anyone can check whether a property is permitted using the Permitted STR Map on the County site.

Because the Board of Supervisors can adopt emergency ordinances and the County regularly updates program details, the definitive, always-current source for STR rules is the County’s official site: https://str.sbcounty.gov

(especially the Announcements, About STR, Getting Started, FAQs and Ordinances and Forms sections).

 If you’re considering buying or converting a cabin in our San Bernardino mountain communities, it’s wise to review that site carefully and then sit down with a local real estate broker who understands both the County rules and the nuances of neighborhoods like Lake Arrowhead, Crestline, Running Springs and Big Bear City so you can align your investment plans with the current law and the character of the community.

The mountain is one very large four-season  mountain resort, and tourists have visited for over a hundred years to take in the breathtaking scenery, hike forest trails, ski down slopes, and unwind from the hectic life down the hill. Please remember, though, there are also full-time residents who call this home all year. That is why these rules are in place: So that everyone can reasonably enjoy their day with safety, security, and that peace and quiet we all value.