Measure T
What is Measure T?
Measure T is a citizen-initiated ballot measure that amended City regulations on vacation home rentals (VHRs) in South Lake Tahoe.
When does Measure T go into effect?
Measure T was approved by voters on November 6, 2018 and went into effect on December 20, 2018.
How does Measure T affect my current Vacation Home Rental Permit?
Measure T requires the phase-out of all VHR permits in residential areas and all multi-family properties over a three-year period, with full implementation of these provisions to occur by December 31, 2021. Measure T prohibits the issuance of new VHR permits in residential areas. No new permits for VHRs in residential areas have been issued since the effective date of Measure T (December 20, 2018).
When will VHR permits expire?
In 2021, existing VHR permits in residential zones and all VHR permits issued to multi-family properties, regardless of location, will automatically expire on the last day of the month for which a VHR permit would otherwise be eligible for renewal.
For example, if your permit has an annual renewal date in May, the VHR permit will expire on May 31, 2021. By the end of December 2021, all VHR permits in residential areas and all multi-family VHR permits will have expired.
NOTE: After the expiration date, any ads remaining active are subject to a $1,000 unpermitted VHR citation UNLESS the text and the calendar show a minimum of 30 day rental.
Can I keep my VHR permit if my property is in the Tourist Core?
Measure T does not affect existing or future VHR permits in non-residential areas[1] (i.e., tourist core, commercial, and recreation zones) of South Lake Tahoe, except for multi-family properties where VHR permits are no longer allowed anywhere in the City. New VHR permits, in compliance with City regulations, will continue to be issued in non-residential areas.
Are there any alternative options to rent my entire home?
Yes, Measure T allows for properties within a residential zone, whose owner is a permanent resident of the City of South Lake Tahoe, to vacation rent the entire dwelling for up to 30 (consecutive or non-consecutive) days total per one-year permit period. A Qualified Vacation Home Rental Permit application and proof of a primary residence property tax exemption is required.
Can I rent just a portion of my home?
On November 17, 2020, the South Lake Tahoe City Council adopted a hosted rental ordinance establishing regulations allowing a qualified homeowner or tenant to rent a portion of their home. For more information, please visit www.cityofslt.us/1089/Hosted-Rentals.com or use the below contact information.
If I want to rent my home out to long term renters, are there resources to help me find potential renters?
Tahoe Home Connection (TaHoCo) is a community-based program in the South Shore of Lake Tahoe that works with second homeowners to rent their properties on a seasonal or longer-term basis to professionals and service industry employees working on the South Shore. For more information on their services, visit www.tahoehomeconnection.com.
[1] Measure T specifies that “residential zones, commercial zones and the tourist core area” are defined as “delineated in CSLT 2017 Plan Area Map.” SLTCC § 3.50.370. Thus, subsequent changes to zoning do not affect where VHR permits are allowed.
History of Measure T
Measure T – A Citizen Initiative
In 2003, the City first adopted regulations for Vacation Home Rentals (VHRs) in 2003. The City Council then frequently amended the ordinance to address resident complaints pertaining to VHRs. In 2017, the city amended the ordinance to impose stricter fines for parking and noise disturbances and cap the number of VHR permits outside of the Tourist Core at 1,400. However, in 2018 a citizen initiative was proposed to further restrict VHRs in residential areas.
Measure T, the citizen-initiated ballot measure that places additional restrictions on vacation home rentals (VHRs) in South Lake Tahoe, was approved by voters on November 6, 2018. Measure T also prohibited the issuance of new VHR permits in residential areas after it became effective and prohibits renewal of VHR permits in residential areas after December 31, 2020. In 2021, existing VHR permits in residential zones and all VHR permits issued to multi-family properties, regardless of location, will automatically expire on the last day of the month for which a VHR permit would otherwise be eligible for renewal.
Measure T does not affect VHR permits in non-residential areas (tourist core, commercial, recreation) of South Lake Tahoe, and new VHR permits may be issued in non-residential areas.
Measure T – Litigation
A group called South Lake Tahoe Property Owners Group challenged Measure T in a lawsuit filed in December 2018, arguing that Measure T violates constitutional rights of property owners. On September 29, 2020, the court issued an order finding most of the constitutional claims to be without merit and eliminating most of the issues from the case.
South Lake Tahoe Property Owners Group has appealed the trial court’s order and also requested that the court of appeal issue a stay of Measure T while the appeal is pending. The court of appeal denied the request for a stay on April 7, 2021. Thus, the City will continue to implement the requirements of Measure T including non-renewal of VHR permits in residential areas. The City expects a ruling from the court of appeal on the merits of the case in early 2022.