Do I need a permit for short-term rentals in San Diego?

**Yes**, you need a Short-Term Residential Occupancy (STRO) license to rent your property. You need to determine which of the four tiers your rental falls into and apply for the appropriate license. The application fee is $25. Operating without this license can result in penalties.

What is the TOT tax rate in San Diego?

**10.5%** is the current Transient Occupancy Tax (TOT) rate for short-term rentals in San Diego. You need to collect this tax from your guests and remit it to the city. Some platforms may collect this tax automatically, so verify your settings. Failure to remit this tax can result in penalties.

Are short-term rentals allowed in San Diego?

**Yes**, short-term rentals are allowed in San Diego, but they are strictly regulated. You need to obtain the correct tier license for your rental type. Whole-home rentals (Tier 3) are subject to a city-wide cap and lottery system, so availability may be limited. Check regulations to ensure compliance.

Do I need to live in my property to rent it on Airbnb in San Diego?

**Yes**, San Diego requires that short-term rentals be the host's primary residence. This means you must live in the property for more than six months out of the year to be eligible to rent it out on a short-term basis. This requirement is part of the STRO licensing system.

Can renters host on Airbnb in San Diego?

**Yes**, tenants can host on Airbnb in San Diego, but they must still obtain the required STRO license. You need to ensure that your lease agreement allows for short-term rentals and comply with all city regulations. As a tenant, you are responsible for all licensing and tax requirements.

San Diego, CA Short-Term Rental Laws & Rules

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Verified: Jan 30, 2026

5 Official Sources

Summary

The City of San Diego strictly regulates short-term rentals through a tiered licensing system effective May 2023. Hosts must obtain a license for one of four tiers, with whole-home rentals (Tier 3) subject to a city-wide cap and lottery system.

Restriction Level

🚫

Prohibited

Score: 100 (lenient)

Why this classification:

•Primary residence required
•Owner-occupied required
•Severe night cap: 20 nights/year
•Limited to 1 property per owner
•Permit required
•Reporting required
•Tenants can host

In Plain English

To host an Airbnb in San Diego, you must first determine which 'Tier' your rental falls into. If you only rent your home occasionally (less than 20 days a year), you need a Tier 1 license. If you live in your home and rent out a room, you need Tier 2. If you are renting out your entire home, you'll need Tier 3 or 4, but be aware that these licenses are limited by a cap and you can only hold one license at a time. All hosts must pay a 10.5% room tax and display their license number on all listings.

At a Glance

Permit Required

Yes

Night Limit

20/year

Primary Residence

Required

Total Tax Rate

0.1%

Permit Fee

$25

Processing Time

Instant to 30 days depending on tier lottery

7 Things Hosts Often Miss

1.You can only hold ONE STRO license at a time in the city.
2.Tier 3 (Whole Home) licenses are capped at 1% of housing stock and distributed via lottery.
3.A license is tied to a specific person and a specific property; they are not transferable.
4.Stays of 30 consecutive days or more are not subject to STRO regulations.
5.Mission Beach has its own special tier (Tier 4) with a higher cap of 30%.
6.ADUs (Granny flats) built after 2021 are generally prohibited from being used as short-term rentals.
7.You must provide a 'Good Neighbor' notice to all neighbors within 100 feet of your property.

Regulation Details

Eligibility(11)

•San Diego: You can have a co-host or property manager help manage your listing.
•San Diego allows tenants to host STRs. Requirements: Lessees may apply as hosts if the lease explicitly allows short-term subleasing.
•San Diego allows STRs in the following property types: Single-family residence, Condo, Duplex, Apartment.

Requirements(16)

•San Diego STR warning: Whole-home rentals (Tier 3) are capped at 1% of the city's housing stock (excluding Mission Beach).
•San Diego requires STR registration. The permit is called "Short-Term Residential Occupancy (STRO) License". Apply through Office of the City Treasurer. Processing time: Varies; Tiers 3 and 4 were issued via lottery.. Renewal is required.

Application Process(8)

•San Diego STR permit - Step 4: Apply for STRO License. Select the appropriate Tier and submit the application via the Accela portal. Required documents: TOT Certificate #, RUBT #, Proof of Residency. Time: Varies. Cost: 25.

Fees & Costs(1)

•San Diego charges a registration fee of $25 (biennial). Extended/additional fee: $1000 (Application fee is $25; License fee varies by tier: Tier 1 ($100), Tier 2 ($225), Tier 3/4 ($1,000). Fees are biennial.).

Taxes(2)

•San Diego: TOT rate increases to 11.75%–13.75% on May 1, 2025, based on your location zone.
•San Diego charges a Transient Occupancy Tax of 10.5%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO generally collect and remit 10.5% TOT for San Diego listings, but hosts must still register for a TOT certificate.

Limits & Restrictions(9)

•San Diego occupancy calculation: 2 adults per bedroom + 1 additional adult; max total 10 adults.. Count your bedrooms to determine your max guest limit.
•San Diego enforces quiet hours: 10:00 PM to 8:00 AM.
•San Diego limits stays to a maximum of 29 nights.

Safety Requirements(1)

•San Diego requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Good Neighbor Policy disclosure, Signage visible from the sidewalk, Human Trafficking awareness training.

Penalties(3)

•San Diego: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.
•San Diego enforces the following penalties for STR violations: First offense: $1,000. Second offense: $2,500. Third offense: $5,000. Daily fine: Up to $1,000. Maximum fine: Varies by violation type. Permit may be revoked for violations.

Exemptions(4)

•San Diego: If you are present during the guest's stay (hosted rental), night caps may not apply to you.
•San Diego exempts the following from STR regulations: long-term rentals (30+ days), extended stays.
•San Diego: Quarterly reports are mandatory for Tier 3 and 4 hosts; Tier 1 and 2 are exempt from reporting.

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Disclaimer

Regulatory information is AI-researched for educational purposes. Details may be outdated or incomplete. Always verify requirements directly with your city/county planning department before operating a short-term rental.

Other California Markets

Los Angeles

California

Strict

The City of Los Angeles requires all short-term rental hosts to register for a Home-Sharing permit and only permits the rental of one's primary residence. Stays are capped at 120 days per year unless an Extended Home-Sharing permit is obtained, and rentals in RSO-regulated buildings or newer ADUs are strictly prohibited.

Permit requiredNight limitsPrimary residence

0.1% total tax

Anaheim

California

Prohibited

Short-term rentals in Anaheim are strictly limited to approximately 277 'pre-moratorium' operators who were grandfathered in 2019. The city currently prohibits the issuance of any new STR permits. Allowed operators must follow rigid 'Good Neighbor' policies, enforce a 3-night minimum stay, and pay a 15% Transient Occupancy Tax.

Permit required

15.0% total tax

Mammoth Lakes

California

Moderate

Short-term rentals are heavily regulated in Mammoth Lakes and generally restricted to multi-family and resort zones (RMF-2, Resort, etc.). Hosts must obtain an STR Certificate and a Business Tax Certificate, and pay a total TOT rate of 13%. Stays of 31 days or longer are exempt from these regulations.

Permit required

0.1% total tax

Big Bear Lake

California

Strict

The City of Big Bear Lake regulates short-term rentals under Chapter 5.44, requiring an annual license, rigorous safety inspections, and a strict guest limit of 2 per bedroom plus 2. Owners are limited to 2 licenses total and must remit a 9% combined TOT and TBID tax quarterly.

Permit required

0.1% total tax

San Diego

Gold Standard Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

7 Things Hosts Often Miss

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Regulation Details

Eligibility(11)

Requirements(16)

Application Process(8)

Fees & Costs(1)

Taxes(2)

Limits & Restrictions(9)

Safety Requirements(1)

Penalties(3)

Exemptions(4)

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Step-by-Step Application Guide

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Frequently Asked Questions

Related Content

Other California Markets

Los Angeles

Anaheim

Mammoth Lakes

Big Bear Lake

San Diego

Gold Standard Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

7 Things Hosts Often Miss

Step-by-Step Application Guide

Upgrade to Pro

Frequently Asked Questions

1Do I need a permit for short-term rentals in San Diego?

2What is the TOT tax rate in San Diego?

3Are short-term rentals allowed in San Diego?

4Do I need to live in my property to rent it on Airbnb in San Diego?

5Can renters host on Airbnb in San Diego?

Related Content

Other California Markets

Los Angeles

Anaheim

Mammoth Lakes

Big Bear Lake