Every short-term rental in Mammoth Lakes requires an active Transient Occupancy Permit issued by the Town. The permit is property-specific — it does not transfer with ownership, so a new owner must apply. Annual renewal required. We handle the application, the renewal, and the inspection scheduling for every property we manage.

Mammoth Lakes assesses 13% TOT on every overnight stay, plus an additional 3% Tourism Business Improvement District (TBID) assessment — totaling 16% in pass-through tax. We collect this from every booking, file monthly returns with the Town, and remit on the 20th of each month so owners never face a late filing.

Some Mammoth Lakes zones restrict short-term rentals entirely or cap the number of permits per parcel. Old Mammoth, the Lakes Basin, and certain HOA-managed condo developments have additional rules. Before any property comes into our portfolio, we verify the parcel is permit-eligible and that any HOA covenants allow short-term use.

The Town conducts annual safety inspections covering smoke detectors, carbon monoxide detectors, fire extinguishers, egress paths, and posted occupancy limits. We handle scheduling, attend the inspection, and address any items the inspector flags before they become a permit problem.

Properties just outside town limits — including parts of Crowley Lake, June Lake, and the unincorporated stretches near Convict Lake — fall under Mono County rules rather than the Town of Mammoth Lakes. We work in both jurisdictions and handle the right permit application based on the parcel address.

We charge one management fee, calculated as a percentage of gross booking revenue collected. No fee on cancelled or refunded stays. No fee on owner-blocked dates. No fee on revenue we never earned. The percentage is the same number every month, plainly stated in your agreement.

When you sign with us, you do not write a check on day one. We do not charge to photograph your property, write the listing, set up dynamic pricing, build your house manual, or do the initial walk-through and inventory. Those are part of being your property manager — not a la carte add-ons.

Guest cleaning fees are billed to the guest at booking and paid through to the cleaning team without a markup. You see the actual invoice from the cleaner on your monthly statement. Most national property managers add a 15–30% markup on cleaning that disappears into the management fee — we do not.

When something needs fixing, we coordinate the work with our local vendors and you see the actual invoice. We do not mark up vendor charges, we do not bill ourselves a coordination fee, and we do not steer toward in-house vendors when better local options exist.

Our agreement is month-to-month. If we are not delivering, you can leave with 30 days notice — no termination fee, no penalty for early exit, no holdback on your last revenue distribution. We earn renewal every month by performing every month.

Your monthly owner statement shows every booking, every fee, every tax, every cleaning invoice, and every maintenance charge — broken out individually so you can audit any line back to the source. No black-box pricing, no aggregated “operations” line item, no surprises.