San Diego Airbnb & Short-Term Rental Regulations 2026
Everything you need to know about operating a legal short-term rental in San Diego. From STRO license tiers to Mission Beach caps, TOT taxes, and compliance requirements.
San Diego STR Regulations Overview
Understanding the Short-Term Residential Occupancy (STRO) program
San Diego implemented its comprehensive Short-Term Residential Occupancy (STRO) regulations to balance tourism revenue with neighborhood quality of life. The City uses a tiered licensing system that distinguishes between home-sharing, part-time rentals, and whole-home vacation rentals.
All short-term rentals (stays of 30 days or less) in San Diego require an STRO license from the City's Development Services Department. The application process involves proof of ownership or landlord consent, liability insurance verification, TOT registration, and acknowledgment of good neighbor policies.
Key Requirements for All License Types:
- Valid STRO license displayed or available to guests
- Transient Occupancy Tax (TOT) registration and remittance
- Minimum $500,000 liability insurance coverage
- 24-hour local contact person within 60 minutes of property
- Compliance with noise ordinances and good neighbor policies
- Fire safety equipment including smoke and CO detectors
STRO License Tiers
San Diego’s four tiers. Which one you need is decided by how much you rent and whether you live there — the two whole-home tiers exist precisely because you do not.
Part-Time
Renting for 20 days a year or fewer. That limit is the whole definition of the tier.
- 20 days a year or fewer
- You do not have to live there
- No cap on the number of licences
- $33 application + $193 licence
- Licence runs two years
Home Sharing
Renting part of the home you live in, for more than 20 days a year.
- You must occupy the home at least 275 days a calendar year
- No cap on nights
- No cap on the number of licences
- $33 application + $284 licence
- Licence runs two years
Whole Home — outside Mission Beach
The entire dwelling, rented while you are not living in it. This is the tier most investors want.
- No primary-residence requirement — this tier applies because you do not live there
- Capped at 1% of citywide housing units, excluding Mission Beach
- 4,862 issued, 799 remaining (11 Sept 2026)
- Two-night minimum stay; 90-day minimum use a year
- $41 application + $1,129 licence, two years
Whole Home — Mission Beach
The entire dwelling in the Mission Beach community planning area.
- No primary-residence requirement
- Capped at 30% of Mission Beach housing units
- 1,099 issued, none remaining (11 Sept 2026)
- Two-night minimum stay; 90-day minimum use a year
- $41 application + $1,129 licence, two years
Three rules that decide most purchases
- One licence per host. You cannot hold licences on more than one property.
- Licences do not transfer. Not to a new owner, and not to a different dwelling unit — buying a house that holds a Tier 3 licence does not get you the licence.
- Two-night minimum stay for the same guest under Tier 3 and Tier 4.
Tier 3 and Tier 4 also carry a 90-day minimum-use obligation with quarterly utilisation reporting, so a licence held speculatively and left unused is at risk of revocation.
License Application Process
- Create Account: Register on the City of San Diego's online permit portal
- Submit Application: Provide proof of ownership, address verification, and property details
- Insurance Verification: Upload proof of $500,000 minimum liability coverage
- TOT Registration: Obtain your TOT certificate from the City Treasurer
- Pay Fees: Submit application and annual license fees
- Await Approval: Processing typically takes 2-4 weeks for Tier 1/2
- Post License Number: Display your STRO license number on all listings
Zoning Requirements
Where short-term rentals are permitted in San Diego
San Diego's STRO program applies citywide, but specific rules vary by neighborhood and property type. Understanding zoning is critical before investing in an STR property.
Residential Zones (RS, RM, RX)
All license tiers available. Tier 3/4 whole-home rentals subject to caps and density limits. Single-family zones may have additional HOA restrictions.
Commercial/Mixed-Use Zones
STRs generally permitted in residential units within mixed-use developments. Check specific zone overlay requirements. Downtown condos may have additional CC&R restrictions.
Coastal Zones (Mission Beach, Pacific Beach, La Jolla)
High-demand areas with enhanced regulations. Mission Beach has specific Tier 4 caps. Pacific Beach and La Jolla follow standard tier rules but with heightened enforcement.
Prohibited Areas
Affordable housing units, deed-restricted properties, ADUs used for density bonuses, and properties with active code violations cannot obtain STRO licenses.
Important HOA Considerations
Many San Diego condos and planned communities have CC&Rs that restrict or prohibit short-term rentals regardless of City licensing. Always verify HOA rules before purchasing an investment property or applying for an STRO license.
Transient Occupancy Tax (TOT)
San Diego’s lodging tax for short-term rentals, set by Measure C tax zone
TOT Collection and Remittance
Since 1 May 2025, under Measure C, the Transient Occupancy Tax is set by tax zone at 11.75%, 12.75% or 13.75% on short-term rentals of 30 days or less. The previous 10.5% rate applied only through 30 April 2025. Check which zone an address falls in before you model a nightly rate. A Rental Unit Business Tax is also due, and a Business Tax Certificate is required if you operate a property you do not own. While major platforms like Airbnb and Vrbo have voluntary collection agreements with the City, hosts remain ultimately responsible for ensuring all taxes are properly collected and remitted.
Platform Collection Status (2026):
- Airbnb: Automatically collects and remits TOT for San Diego bookings
- Vrbo/VRBO: Automatically collects and remits TOT
- Booking.com: Partial collection - verify your account settings
- Direct Bookings: Host must collect and remit directly to the City
How to Register and File
- Register with the San Diego City Treasurer's Office for a TOT certificate
- Collect TOT at your zone’s rate (11.75%, 12.75% or 13.75%) on all gross rental income, including cleaning fees
- File monthly returns by the last day of the following month
- Pay via the City's online payment portal or by mail
- Maintain records of all bookings and TOT collected for 4 years
Late Filing Penalties
Late TOT payments incur a 10% penalty plus 1% monthly interest. Failure to register or repeated late filings can result in license suspension and additional fines up to $1,000 per violation.
Hosting Limits & Occupancy Rules
Night caps, guest limits, and operational requirements
Night Limits by Tier
- Tier 1 — Part-Time: 20 days a year or fewer. That limit is the definition of the tier.
- Tier 2 — Home Sharing: no cap on nights, but you must occupy the home at least 275 days a calendar year.
- Tier 3 and Tier 4 — Whole Home: no maximum, but a 90-day minimum use obligation applies, with quarterly utilisation reporting. A two-night minimum stay applies to each booking.
A whole-home licence that goes unused is at risk of revocation, so holding one speculatively is not viable.
Occupancy Limits
San Diego enforces strict occupancy limits to maintain neighborhood quality and safety:
- General Rule: 2 guests per bedroom plus 2 additional guests
- Maximum Cap: No more than 12 guests regardless of bedroom count
- Children: Count toward occupancy limits
- Daytime Visitors: Must not exceed overnight occupancy limits
Additional Operational Requirements
Penalties & Enforcement
Consequences for non-compliance with San Diego STR regulations
San Diego actively enforces STRO regulations through complaint-based investigations, platform monitoring, and proactive compliance sweeps. The City contracts with third-party services to identify unlicensed listings.
Enforcement
A licence is revoked on a third violation within 12 months. After a revocation, no application from that host is processed for 12 months.
Noise violations draw administrative citations of up to $1,000, and a citation can be issued to each guest as well as to the host.
A designated local contact must be reachable 24 hours a day and respond within one hour: “The host or designated local contact shall respond to a complainant in person or by telephone within one hour for all reported complaints.”
Common Violations
- Operating without a valid STRO license
- Exceeding occupancy limits
- Failure to collect/remit TOT
- False information on license application
- Exceeding annual night caps (Tier 2)
- Noise violations and neighbor complaints
- Failure to provide 24-hour contact
- Not displaying license number on listings
License Revocation
Three or more violations within 24 months may result in permanent license revocation. Revoked operators are barred from obtaining a new STRO license for at least 5 years and may face additional legal action for continued operation.
Frequently Asked Questions
Common questions about San Diego Airbnb regulations
Yes, all short-term rental operators in San Diego must obtain a Short-Term Residential Occupancy (STRO) license from the City. The license type depends on whether you're operating a home-share (Tier 1), part-time rental (Tier 2), or whole-home rental (Tier 3/4). Applications are submitted through the City's online portal and require proof of ownership or landlord authorization, liability insurance, and TOT registration.
Since 1 May 2025, under Measure C, San Diego’s Transient Occupancy Tax is set by tax zone at 11.75%, 12.75% or 13.75% on bookings of 30 days or less. The earlier 10.5% rate applied only through 30 April 2025. Hosts must register with the City Treasurer’s Office, collect TOT from guests and remit it, and a Rental Unit Business Tax is also due. Platforms may collect and remit on your behalf, but the host remains responsible for compliance.
Whole-home rentals (Tier 3 and Tier 4) are limited in San Diego. Tier 3 licenses allow whole-home rentals outside Mission Beach with a citywide cap of approximately 1% of housing units. Tier 4 licenses are specifically for Mission Beach with strict annual caps of around 1,100 licenses. Both require the property to be your primary residence for at least 6 months per year.
Operating without a valid STRO license can result in fines starting at $1,000 for the first violation, $2,000-$5,000 for the second, and $4,000-$10,000+ for subsequent violations. The City actively monitors listing platforms and conducts compliance checks. Repeated violations can lead to permanent disqualification from obtaining an STR license.
Yes, hosting limits vary by license tier. Home-share (Tier 1) has no annual night limit but requires host presence during stays. Part-time (Tier 2) allows unlimited nights with the host present or up to 90 days when the host is away (maximum 20 consecutive days). Whole-home licenses (Tier 3/4) are subject to citywide caps. All rentals must comply with occupancy limits of 2 guests per bedroom plus 2 additional guests, with a maximum of 12 guests.
Navigate San Diego STR Regulations with Expert Help
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Primary sources
- City of San Diego, Office of the City Treasurer — Short-Term Residential Occupancy (STRO)
- San Diego Municipal Code Ch.5 Art.10 Div.1 — Short-Term Residential Occupancy (PDF)
- San Diego Municipal Code Ch.5 Art.10 Div.2 — Hosting Platforms (PDF)
- City of San Diego — Transient Occupancy Tax (TOT) / TMD rates
Short-term rental rules change frequently. Confirm current requirements with the jurisdiction before you buy or list.