Calistoga council directs code updates, explores compliance contractors and software to enforce short‑term rental ban

The Calistoga City Council on June 24 directed staff to update the municipal code to tighten enforcement of the city’s existing prohibition on short‑term residential rentals and to prepare procurement options to identify an enforcement pathway.

Deputy City Manager Sean Stepp told the council that short‑term rentals are currently prohibited in Calistoga but remain active in the community. He recommended three primary steps: clarify and expand short‑term rental definitions in the municipal code, add explicit fines for violations, and require hosting platforms to report active listings within city limits. Stepp also described two enforcement approaches: purchase of monitoring software (estimated about $15,000 per year plus staff time) or contracting with a compliance firm (estimated $15,000–$25,000 per year) that would perform searches, verification and follow‑up.

The code changes Stepp outlined would, among other items, require platforms such as Airbnb and VRBO to allow only listings that hold a valid local permit (hotel, inn or B&B) and to provide the city a list of properties actively listed in Calistoga. Stepp said a software solution can surface likely listings but requires staff time to verify results—one city reported 30–40 hours per year for verification—while a contracted compliance firm could reduce staff burden.

Council members asked for more detail about costs and enforcement mechanics. Council Member Eisenberg said he is supportive of pursuing enforcement but wants additional analysis before selecting a vendor. Council Member Gift said she had seen software demonstrations at the League of California Cities that identified roughly 20 suspect listings in similar communities and urged a one‑year concentrated enforcement approach.

Council Member Klaper (spoke during the meeting as shown in the transcript as providing SB 60 numbers) noted California law (SB 60) sets maximum administrative fines for unpermitted short‑term rentals: up to $1,500 for a first violation, $3,000 for a second within one year, and up to $5,000 for each additional violation within one year. The council asked staff to return with a fiscal analysis that compares the expected cost of software or a contract with projected fine revenue and enforcement workload.

Public comment included residents urging caution on cost and asking what net revenue might be recovered; Planning Director Desmond reported he could find five to six listings within minutes but said the true total is likely higher. Several council members supported a two‑step approach: adopt clearer code language and publicize the enforcement approach first, then, if listings persist, activate a targeted procurement and enforcement program.

Council direction: (1) staff should prepare municipal code amendments to clarify the 30‑day transient definition, add explicit fines, and include platform reporting requirements; (2) staff should draft an RFP or solicitation approach that can solicit both software vendors and compliance firms so the city can compare options; and (3) the council signaled support for using the maximum fines allowed under state law as part of enforcement. No appropriation was approved at the meeting—the council asked staff to return with cost estimates and an implementation plan.

The council emphasis was on a near‑term code update and public outreach to ensure property owners and platforms understand Calistoga’s prohibition and the consequences of noncompliance before committing to a year‑long contract or software purchase.

Looking ahead, staff said a formal ordinance could return to council by the end of the calendar year if council wants to proceed with the code amendments and enforcement program.