San Diego short-term rental laws (2026)
San Diego sorts short-term rentals into four license tiers. A stay of less than a month is legal only with one of them.[1]
Every rule below links to the official source it comes from, verified September 14, 2026.
Is Airbnb legal in San Diego?
Legal, with a city license
Anywhere in the city except ADUs, with a STRO license. Tier 3 and 4 licenses are capped, and Mission Beach has none left.
6 official sources · verified September 14, 2026
Photo: Samuel Ramos on Unsplash
- PermitRequired · $226 to $1,170 by tier, 2 years
- Primary residenceVaries
- Number on listingRequired
- Night cap20 days a year on Tier 1
San Diego short-term rental license
Any stay under one month in San Diego needs a Short-Term Residential Occupancy license, and the city has enforced that since May 1, 2023. The license comes in four tiers. Tier 1 covers up to 20 days a year. Tier 2 is home sharing in the residence you live in at least 275 days a year. Tier 3 is the whole-home license for more than 20 days a year. It is capped at 1 percent of the city's housing units and drawn by lottery when demand runs high. Tier 4 belongs to Mission Beach, and its application window is closed. On September 11, 2026, 799 Tier 3 licenses were still open.[1]
Every San Diego rule, sorted by what it asks
Filter by topic. Each line carries the number of its official source, listed at the bottom of the page.
You must
- Hold a STRO license for any stay under one month[1]
- Be a natural person, 18 or older, with the legal right to occupy the home[5]
- Non-owners: hold a Business Tax Certificate and a right-to-occupy document[1]
- Tier 2: live in the home at least 275 days a year[2][1]
- Tier 3: require a two-night minimum stay[2]
- Tier 3 and 4: use the license at least 90 days a year and file quarterly reports[2]
- Put your TOT certificate and license numbers on every ad[2]
- Renew before the license expires, two years after issue[1]
- Tier 1 or 2 home sharing: rent only your primary residence[2]
- Post a notice visible from the sidewalk with both numbers and a local contact[2]
- Respond to complaints in person or by phone within one hour[2]
- Comply with the California Fire Code, checked by inspection or affidavit[2]
- Post human trafficking guidance and keep proof of the awareness course[2]
- Get a Transient Occupancy Tax certificate before you apply[1]
- Keep the property's Rental Unit Business Tax account active and paid[1]
You must not
- Hold more than one license at a time[2]
- Rent more than 20 days a year on a Tier 1 license[2]
- Tier 2: rent the whole home for more than 90 days[1]
- Rent 21 to 89 days a year, except in your primary residence on Tier 2[1]
- Apply for a Tier 4 license in Mission Beach, where applications are closed[1]
- Apply with a pending enforcement action or a revocation in the past 12 months[2]
- Rent an ADU, except a companion unit permitted before October 15, 2017[1]
- Break noise rules, with citations of up to $1,000 for hosts and guests[2]
What a new permit costs
Application and license fees effective March 1, 2025, for a Tier 1 license
$226new Tier 1 license
- Application$33
- License$193
What other cases cost
- Tier 2 license, both fees$317
- Tier 3 or Tier 4 license, both fees$1,170
All fees are non-refundable, and renewals cost the same as a first license. The TOT certificate is free.[1]
How to apply in San Diego
Official name: Short-Term Residential Occupancy (STRO) license
- 1
Get a Transient Occupancy Tax certificate from the Office of the City Treasurer, online or by email.[1]
- 2
Confirm the property's Rental Unit Business Tax account is active and paid.[1]
- 3
Pick your tier, create an account on the City's Accela portal and submit the application.[1]
- 4
Pay the license fee. Tier 3 and Tier 4 licenses are issued by lottery when demand is high.[2]
- 5
Before hosting, post the exterior notice and put your TOT certificate number and license number on every advertisement.[2]
Five jurisdictions, same questions
The San Diego column comes from the official sources on this page. The other columns show the headline rule from each WonderGuest page. Open a page for the full detail.
| Question | San Diego | Los Angeles | San Bernardino County | Encinitas | Oceanside |
|---|---|---|---|---|---|
| Permit | Required$226 to $1,170 by tier, 2 years | Required$441 base fee, adjusted each year | Required$1,144 new, 1 year | Required$425 | Required$250 |
| Primary residence | Varies | Required | Not required | Not published | Varies |
| Night cap | 20 days a year on Tier 1 | 120 days a year unless Extended | None published | None published, three-night minimum for non-hosted units | None published, two-night minimum stay |
| Number on listing | Required | Required | Required | Required | Required |
| Occupancy tax | 11.75 to 13.75% TOT, Airbnb collects | 14% city TOT, Airbnb collects | 7% county TOT, Airbnb collects | 10% | 11.5% |
| Los Angeles short-term rental rules | San Bernardino County short-term rental rules | Encinitas short-term rental rules | Oceanside short-term rental rules |
Coming up
What's changing
No change with an effective date appears in the official sources on this page as of September 14, 2026.
FAQ
San Diego short-term rental questions
Does San Diego allow short-term rentals?
What do you need to get a short-term rental license in San Diego?
Are whole-home short-term rental licenses still available in San Diego?
Can I rent my ADU short term in San Diego?
Sources
- Short-Term Residential Occupancy program and FAQs, City of San Diego Office of the City Treasurer, read on September 14, 2026
- San Diego Municipal Code chapter 5, article 10, division 1, City of San Diego, read on September 14, 2026
- San Diego Municipal Code chapter 5, article 10, division 2 (hosting platforms), City of San Diego, read on September 14, 2026
- Transient Occupancy Tax, City of San Diego Office of the City Treasurer, read on September 14, 2026
- Regulation clarifying STRO license requirements (July 31, 2026), City of San Diego Office of the City Treasurer, read on September 14, 2026
- Occupancy tax collection and remittance in California, Airbnb Help Center, read on September 14, 2026
This page is not legal advice. It summarizes the official sources listed on this page as they read on September 14, 2026. Rules can change after that date, so check with the issuing office before you apply or publish a listing.
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