Los Angeles County HOA Guide
Manhattan Beach HOA Guide: Local Rules for Boards and Owners
Manhattan Beach has about 33,000 residents, and the Census Bureau puts its owner-occupied rate at 64.8%. The city runs its own water system, and part of the city is in the Coastal Zone, which changes how some rules apply.
This guide collects the city rules a Manhattan Beach board runs into most often, and points you to the How2HOA guide that explains what to do about each one.
Local rules on this page were checked against the City of Manhattan Beach website, the State Water Resources Control Board and the Census Bureau on November 2, 2026. We could not open the Manhattan Beach Municipal Code itself, so code sections are given only where a city page cites them. We found no city page about HOAs. We could not confirm the oversized vehicle size limits and hours, a 72-hour street parking rule, water rebates for associations or whether the city has a view ordinance. Confirm the current rule before you act on it. Sources are listed at the bottom of the page.
At a glance
HOAs in Manhattan Beach at a glance
We did not find a city page that explains or lists homeowners associations or asks for CC&R approval. A few facts still shape how a Manhattan Beach board works:
Because the city has no HOA office, your CC&Rs and state law are your main guides. City ordinances apply on top of them.
Local rules
Rules that apply in Manhattan Beach
Three layers of rules apply to a Manhattan Beach association. State law comes first, mainly the Davis-Stirling Act. City ordinances apply to every property, whether or not it is in an HOA. Your governing documents can then be stricter than the city in most areas, and state law limits them in a few. The city does not enforce your CC&Rs, and your CC&Rs do not excuse anyone from a city rule.
Short-term rentals and the Coastal ZoneBanned in residential zones outside the Coastal Zone. A 2022 court ruling says the ban does not apply inside it.
The city’s page says its zoning code does not allow transient uses, including rentals of less than 30 days, in residential zones. Ordinance 19-0007 (2019) kept that ban and added more:
- The ban also covers renters and lessees, not just owners.
- Advertising a short-term rental is prohibited, and hosting platforms have duties of their own.
- The city can issue administrative subpoenas for listing information.
On April 4, 2022, the Court of Appeal ruled that the city’s ban does not apply to properties in the Coastal Zone. The city says short-term rentals are still banned outside the Coastal Zone, and that operators must get a business license from Revenue Services before starting and must collect the Transient Occupancy Tax.
That makes your CC&Rs especially important near the beach. If your community is in the Coastal Zone, the city ban may not stop a short-term rental, but a valid restriction in your governing documents still can. Code Enforcement takes complaints at (310) 802-5518, and Planning answers eligibility questions at (310) 802-5520.
What to do about it: How to Handle Short-Term Rentals in Your Community walks through writing and enforcing a rental rule. For longer leases, see Renting Out Your Home in a Homeowners Association. For the California rules, see our guide to buying, selling and renting in a California HOA.
Coastal development permitsDevelopment in the Coastal Zone needs a coastal permit unless an exemption applies.
The city’s Local Coastal Program is certified by the California Coastal Commission, and Chapter A.96 sets the permit rules. Anyone doing development in the Coastal Zone needs a coastal development permit in addition to other permits (section A.96.040). For condo and townhome buildings, the city’s page says:
- Maintenance, alterations or additions to buildings other than single-family homes are exempt only if they do not change the building’s intensity or use.
- Routine repair that does not enlarge a structure is generally exempt, with exceptions for seawalls, revetments and work near sensitive habitat or sand areas.
- Converting a multiple-unit rental building to condominium or stock cooperative ownership is not exempt.
Projects between the sea and the first public road, within 100 feet of a wetland, estuary or stream, or within 300 feet of a coastal bluff are in the appealable area, and appeals go to the Coastal Commission within 10 working days of the city’s final action. Where the coastal rules conflict with regular zoning, the coastal rules win (section A.96.130).
What to do about it: How to Hire a Contractor for Your Homeowners Association and, for balcony projects, SB 326 Balcony Inspections: What Condo Boards Must Do. For who repairs what, see California HOA maintenance and repair responsibilities.
Oversized vehicles and permit parkingDetached trailers are banned on city streets. Oversized vehicles need a resident-requested permit.
The city pages we read do not give the oversized vehicle size limits or hours, or a 72-hour street parking rule, so ask the Police Department before you cite a rule to an owner.
What to do about it: How to Set Up a Towing Service in Your Homeowners Association and HOA Rules and Enforcing Violations. For the state rules on enforcement, fines and hearings, see California HOA enforcement, fines and disputes.
Protected treesIn Area Districts I and II, protected trees on residential lots need a city permit to remove.
The city’s tree rules for private property cover all residential zones in Area Districts I and II, under Municipal Code section 10.52.120. Trees 12 inches or larger in the 20-foot front setback or 5-foot corner side setback are checked for protected status. In practice:
- Removing or relocating a protected tree needs a Tree Permit from Planning, an ISA-certified arborist’s report and neighbor notice, and each removed tree must be replaced.
- Trimming needs a Tree Trimmers Permit and a city-licensed trimmer, though homeowners pruning their own trees are exempt. Work must follow the ANSI A300 standard.
- During construction, protected trees must be kept in place unless removal is approved, with protection measures certified before work starts.
- A tree that is an imminent hazard can be removed after verbal approval from the Planner of the Day at (310) 802-5520, with the permit filed within five working days.
Street tree removal is a separate question for trees 12 inches or larger in front of the property. Apply through the city’s Citizen Self Service portal. We did not find a city view ordinance on the pages we read.
What to do about it: How to Hire a Contractor for Your Homeowners Association covers what to require of a tree service before work starts. Budget recurring tree work with Planning Your HOA Budget.
City water rules and AB 1572No spray irrigation from 9 a.m. to 6 p.m., and no watering for 48 hours after measurable rain.
The city’s Public Works department has supplied water to residents for over 100 years, using a mix of imported water and city wells. Its permanent water conservation requirements took effect May 19, 2015:
The city page does not mention a current shortage stage or rebates. Public Works is at (310) 802-5324.
Under AB 1572 (2023), the State Water Board lists January 1, 2029 as the date homeowners’ associations and common interest developments must stop using drinking water on nonfunctional turf. Commercial, industrial and institutional properties have until January 1, 2028. The ban does not apply to residential properties, and turf used for recreation or community activities counts as functional.
What to do about it: put the turf conversion in your numbers with Planning Your HOA Budget and Understanding HOA Reserve Studies, then compare landscape bids with the Vendor Comparison Worksheet. For the California rules behind these projects, see California HOA maintenance and repair responsibilities and California HOA reserves.
Construction hours and leaf blowersConstruction 7:30 a.m. to 6 p.m. on weekdays and 9 a.m. to 6 p.m. on Saturdays. No leaf blowers of any kind.
Questions about a specific active construction site go to the city’s Residential Construction Officer at (310) 802-5506.
What to do about it: write the equipment and hours rules into your landscape and repair contracts with Managing Outside Vendors for Your HOA.
Is this a lot for a volunteer board to track?
City rules, state law and your own documents all change, and someone has to keep up. If your Manhattan Beach board is deciding between managing itself and hiring help, start with Self-Managed vs. Professional HOA Management, or tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsQuick answers
Questions Manhattan Beach board members ask
Are short-term rentals legal in Manhattan Beach?
They are banned in residential zones outside the Coastal Zone. A 2022 Court of Appeal ruling says the ban does not apply inside the Coastal Zone, where the city requires a business license and the Transient Occupancy Tax. Your CC&Rs can still restrict them. See How to Handle Short-Term Rentals in Your Community.
How do we know if our community is in the Coastal Zone?
Coastal Zone parcels show a “-CZ” after the base zoning district on the city’s zoning map. Planning at (310) 802-5520 can confirm.
Can our landscaper use an electric leaf blower?
No. The city prohibits all mechanical leaf blowers, including battery and electric models.
Do we need a permit to remove a tree in our common area?
If the property is in a residential zone in Area District I or II and the tree is protected, yes. Call Planning at (310) 802-5520 before any work.
When can sprinklers run?
Spray irrigation is not allowed between 9 a.m. and 6 p.m., or within 48 hours after a rain of 0.10 inch or more.
When must we stop using drinking water on common-area turf?
The State Water Board lists January 1, 2029 for HOA common areas under AB 1572. Plan the cost with the Annual HOA Budget Checklist.
Calendar
A Manhattan Beach board’s year
The 2029 turf date comes from state law as the State Water Board describes it. The other items are general good practice, not legal requirements.
Keep the year on track: use the Board Meeting Checklist and the Annual HOA Budget Checklist.
Who to call
Manhattan Beach contacts for HOA boards
| Office | Phone | Use it for |
|---|---|---|
| City Hall | (310) 802-5000 | General questions |
| Planning Division | (310) 802-5520 | Short-term rental eligibility, Coastal Zone and tree permits |
| Code Enforcement | (310) 802-5518 | Short-term rental and leaf blower complaints |
| Residential Construction Officer | (310) 802-5506 | Active construction sites |
| Community Development | (310) 802-5521 | Downtown, Mira Costa and Tree Section parking permits |
| Public Works | (310) 802-5324 | Water conservation rules |
| Police non-emergency dispatch | (310) 545-4566 | Non-emergency public safety calls |
Keep going
Where to go next on How2HOA
Sources for this guide
These sources open in a new tab.
City of Manhattan Beach: Short-term rentals; Coastal Development Permit Procedures (Chapter A.96); Oversized vehicle parking permit program and regulations; Parking permits; Tree preservation and restoration, private property; Private or public right-of-way tree information; Water treatment; Permanent water conservation requirements; Construction rules, hours and holidays; Leaf blowers; Contact the City.
Other agencies: State Water Board, nonfunctional turf FAQ; U.S. Census Bureau QuickFacts, Manhattan Beach.
California law: AB 1572 (2023).
Professional management
Thinking about management help?
Tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsBrowse all HOA topicsThis page is general educational information, not legal, financial or insurance advice. City ordinances and state law change, and your association’s governing documents control many of these questions, so check the current code and talk with your association’s attorney or another qualified professional about your situation.