SB 346 Is Now Law: What It Does — and What It Means for Newport Beach STR Owners?
Governor Newsom has signed SB 346 (Durazo) — the Short-Term Rental Facilitator Act of 2025 — into law. It was approved and chaptered on October 13, 2025 and, like most non-urgency bills, will take effect January 1, 2026.
What SB 346 does
SB 346 does not create a statewide STR registry. Instead, it gives cities and counties the option (via local ordinance) to require STR platforms (Airbnb, Vrbo, etc.) to help with basic identification and tax enforcement. Specifically, in jurisdictions that adopt an ordinance, platforms must:
Provide property identification to the city upon request — including the physical address with 9-digit ZIP, and if needed, an APN, listing URL, and limited info to identify a unit within a multifamily property. Reporting can be quarterly, or monthly if the city collects TOT monthly. Cities may impose administrative fines for non-compliance.
Display local credentials on listings — any local license/permit number and transient occupancy tax (TOT) certification issued by the city must appear in the listing.
Be subject to audits by a city if (and only if) a platform has agreed to collect and remit TOT under a local ordinance or agreement.
Importantly, SB 346 does not preempt stronger or different local STR rules; it simply adds tools cities can choose to use.
What changes for Newport Beach hosts?
Very little, for now. SB 346 was designed to help cities and counties that only lightly tax and regulate STRs to track activity in their jurisdictions. Newport Beach already runs a robust STR program: permits are capped and required, a business license is required, and permit numbers must be included in all ads. Hosts also pay Transient Occupancy Tax under established city rules. SB 346 largely reinforces that framework rather than changing it.
The two places you might notice something new over time:
Listing fields on platforms. Platforms may begin prompting you for additional information about your listings to help them with statewide compliance, even if you alreday provide that information to comply with Newport Beach laws.
City–platform data sharing. If the City chooses to adopt SB 346’s reporting option, platforms would provide address-level data to help Newport Beach verify compliance and tax remittance. That’s aimed at leveling the playing field against illegal listings; compliant hosts shouldn’t see added burden.
What you should do now
Double-check your listings include your Newport Beach Short-Term Lodging Permit number (this is already required) and be ready to enter any new platform fields that appear.
Keep your permits and business license current and stay up to date on TOT — the City requires hosts to pay TOT on STR stays. As we previously noted, we are in the 2026 renewal period now, and the City hs made some changes to the permit forms and TOT forms.
Watch for a City ordinance implementing SB 346’s platform-reporting option. If and when the City acts, we’ll summarize any practical changes for hosts.
Bottom line
SB 346 is primarily an enforcement and transparency tool for cities that don’t already have strong STR systems. Because Newport Beach does — and already requires permit numbers on advertisements and TOT compliance — we don’t expect material new obligations for compliant hosts. If platforms add fields for local license/TOT credentials, fill them in and keep doing what you’re doing. NBSTRA will track any local implementation step and keep you posted.
Questions about your listing or permits? Reach us anytime at info@nbstra.com — we’re here to help.