The Inyo County Planning Department has issued a formal notice ordering the operator of the Lake Tecopa Airbnb to stop all short-term rental activity, citing violations of county code that prohibit unpermitted vacation rentals in unincorporated communities such as Tecopa.
In a letter dated June 23, 2025, Planning Director Cathreen Richards informed Adrian Wilton, owner of the home at 27 Elias Road, that the county had received “credible evidence” of ongoing short-term rental activity in violation of Inyo County Code §18.73.020, which states that the rental of residential property for fewer than 30 days is prohibited unless specifically authorized under a hosted-rental permit.
County Action and Penalties
The department’s compliance review, conducted June 13 using the county’s monitoring software Granicus (a platform that tracks online short-term rental activity), confirmed that the property was being rented on Airbnb without a valid permit. Richards ordered Wilton to “cease all short-term rental activity upon receipt of this letter” or face monetary penalties of up to $5,000. Copies went to Fifth District Supervisor William Wadelton, Planning Commissioner Aaron Cassel, and Assistant County Counsel Christian Milovitch.
The enforcement letter targets one of Tecopa’s best-known Airbnbs—popular among its visitors but now at the center of a permitting dispute. The property was previously known as Second Wind.
Background on Lake Tecopa
Lake Tecopa was first mentioned in TecopaCabana’s earlier coverage of regional Airbnbs. The listing—oddly geolocated in New Mexico on Airbnb’s map at the time—had nonetheless attracted steady praise, earning an average 4.88 out of 5 stars across 50 reviews. Nearly 90 percent of guests rated it five stars, citing its peaceful seclusion, desert views, and natural warm baths under the stars as standout features.
While not a luxury stay, Lake Tecopa was celebrated as an authentic Mojave escape. Guests described hosts Adrian and Julie as warm and communicative, maintaining a rustic but comfortable desert retreat. The accommodations are minimalist yet functional, with a kitchenette, bed, and cooling amenities for the desert heat. The half-bathroom is located outdoors, a short walk away. Several reviews mention quirks—unfinished floors, ants, limited water access, or the absence of a shower—but also note that these issues were minor and that hosts improved the setup by supplying water jugs per room.
Sources tell TecopaCabana that the couple plans to rent the entire property for the upcoming season while traveling to Austin, Texas—raising questions about whether the operation would meet the county’s rental requirements.
Enforcement, Tourism, and What Comes Next
The county’s notice underscores a broader issue of compliance and tax accountability across Inyo County’s desert tourism corridor. Under local law, all legal lodging operators must register for and collect the Transient Occupancy Tax (TOT)—a key revenue stream that supports county services such as fire protection, emergency response, and road maintenance.
Unpermitted rentals that operate outside this system bypass the TOT entirely, creating an uneven playing field and diverting funds that sustain the very infrastructure visitors depend on.
For hosts wishing to operate within the law, a Hosted Short-Term Rental (HSTR) permit is required. Applicants must live on-site during guest stays, submit neighbor notifications and site plans, and register with the county to collect and remit TOT. Entire-home, non-hosted rentals remain prohibited in most residential zones, including those around Tecopa Hot Springs.
Wilton may appeal or apply for an HSTR permit if the property qualifies under these terms. Continued operation without approval, however, could result in escalating fines or formal revocation before the Planning Commission.
The Lake Tecopa enforcement is among the first test cases of Inyo County’s expanded STR oversight—illustrating the county’s effort to balance private short-term rentals with fair taxation, rural land-use laws, and the long-term stewardship of desert tourism.
If you have questions or concerns about potential issues regarding specific Short Term Rentals, please contact the Inyo County Planning Department at (760) 878-0263 or visit their website.
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