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

**Yes**, San Francisco requires a Short-Term Residential Rental Certificate to operate legally. You need to apply through the city's online portal and meet specific eligibility criteria, including being a permanent resident. The permit costs $700 and must be renewed every two years to avoid penalties.

What is the TOT tax rate in San Francisco?

**14% TOT** is the current transient occupancy tax rate for short-term rentals in San Francisco. You are responsible for collecting this tax from guests and remitting it to the city on a monthly or quarterly basis. Some platforms may automatically collect this tax in certain circumstances, so check with the platform.

Are short-term rentals allowed in San Francisco?

**Yes**, but with significant restrictions. San Francisco allows short-term rentals only if the host is a permanent resident and lives in the unit for at least 275 days per year. Unhosted rentals are capped at 90 days per calendar year, while hosted rentals have no limit, provided the host is present.

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

**Yes**, San Francisco requires you to live in the property you are renting out on Airbnb. The city mandates that hosts must be permanent residents and occupy the rental unit for a minimum of 275 days per year to be eligible for a short-term rental permit. This ensures compliance with local housing regulations.

How many nights per year can I rent my property in San Francisco?

**90 nights** is the maximum allowed for unhosted rentals in San Francisco. If you are not present during the rental period, the city restricts the number of nights to 90 per calendar year. However, if you are present and it is a hosted rental, there is no limit to the number of nights.

San Francisco, CA Short-Term Rental...

Baseline Verification

60%

Basic verification complete

Verified: Jan 30, 2026

3 Official Sources

Summary

San Francisco strictly regulates short-term rentals, requiring hosts to be permanent residents who live in their unit for at least 275 days per year. While hosted rentals (where the host is present) are unlimited, unhosted rentals are capped at 90 days per calendar year.

Restriction Level

⛔

Strict

Score: 88 (lenient)

Why this classification:

•Primary residence required
•Moderate night cap: 90 nights/year
•High permit fee: $700
•Limited to 1 property per owner
•Permit required
•Reporting required
•Tenants can host

In Plain English

To host an Airbnb in San Francisco, you must live in the home you are renting for at least 9 months out of the year. You need to register for a Business License first, then apply for a specific STR permit which costs $700 every two years. If you are staying in the house with your guests, there is no limit on how many nights you can host, but if you rent out the entire place while you are away, you are limited to 90 nights per year.

At a Glance

Permit Required

Yes

Night Limit

90/year

Primary Residence

Required

Total Tax Rate

0.1%

Permit Fee

$700

Processing Time

4-6 weeks

7 Things Hosts Often Miss

1.275-day residency requirement is strictly enforced via utility bill audits.
2.Unhosted rentals (entire home) are limited to 90 days per year; hosted rentals (private room) are unlimited.
3.ADUs (Accessory Dwelling Units) built after 2013 are generally prohibited from being used as STRs.
4.Rent-controlled tenants cannot profit; they cannot charge guests more than the prorated portion of their own rent.
5.The city notifies the property owner/landlord when a tenant applies for an STR permit.
6.You must display your valid San Francisco STR certificate number on all listing platforms.
7.San Francisco is a consolidated city-county; ignore any 'unincorporated' California county rules you see.

Regulation Details

Eligibility(14)

•San Francisco requires that the property be the host's primary residence.
•San Francisco rent control/RSO note: Rent-controlled units can be hosted but total rent collected from guests cannot exceed the monthly rent paid by the tenant to the landlord.
•San Francisco: You can have a co-host or property manager help manage your listing.

Requirements(26)

•San Francisco STR warning: The city notifies the property owner/landlord when a tenant applies for an STR permit.
•San Francisco: You must display your permit/registration number on your listing. Platforms may remove non-compliant listings.
•San Francisco STR warning: You must display your valid San Francisco STR certificate number on all listing platforms.

Application Process(11)

•STR regulations overview for San Francisco: San Francisco strictly regulates short-term rentals, requiring hosts to be permanent residents who live in their unit for at least 275 days per year. While hosted rentals (where the host is present) are unlimited, unhosted rentals are capped at 90 days per calendar year.

Fees & Costs(2)

•San Francisco charges a registration fee of $700 (biennial).
•San Francisco charges a registration fee of $750 (biennial).

Taxes(2)

•San Francisco charges a Transient Occupancy Tax of 14%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO/Expedia remit TOT on behalf of SF hosts.
•San Francisco charges a Transient Occupancy Tax (TOT) of 14%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax.

Limits & Restrictions(9)

•San Francisco, CA: Each person can only register ONE property for short-term rental. You cannot legally operate multiple STRs.
•San Francisco: Each person can only register ONE property for short-term rental. You cannot legally operate multiple STRs.
•San Francisco occupancy calculation: Limited by building and fire codes. Count your bedrooms to determine your max guest limit.

Safety Requirements(1)

•San Francisco requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Diagram of emergency exits.

Penalties(3)

•San Francisco: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.
•San Francisco, CA: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.

Exemptions(5)

•San Francisco exempts the following from STR regulations: long-term rentals (30+ days), extended stays.
•San Francisco, CA: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).
•San Francisco, CA: If you are present during the guest's stay (hosted rental), night caps may not apply to you.

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 Francisco

Baseline 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(14)

Requirements(26)

Application Process(11)

Fees & Costs(2)

Taxes(2)

Limits & Restrictions(9)

Safety Requirements(1)

Penalties(3)

Exemptions(5)

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Frequently Asked Questions

Related Content

Other California Markets

Los Angeles

Anaheim

Mammoth Lakes

Big Bear Lake

San Francisco

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

7 Things Hosts Often Miss

Frequently Asked Questions

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

2What is the TOT tax rate in San Francisco?

3Are short-term rentals allowed in San Francisco?

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

5How many nights per year can I rent my property in San Francisco?

Related Content

Other California Markets

Los Angeles

Anaheim

Mammoth Lakes

Big Bear Lake