San Diego short-term rental laws (2026)
San Diego sorts short-term rentals into four license tiers. Any stay under one month is legal only with a Short-Term Residential Occupancy license, and operating without one has been unlawful since May 1, 2023. Tier 1 allows up to 20 days a year, and Tier 2 covers home sharing in the residence you live in at least 275 days a year. Whole-home rentals over 20 days a year need a Tier 3 license, capped at 1 percent of the city's housing units and issued by lottery when demand is high. Mission Beach has its own Tier 4, and its application window is closed.[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
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
- 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]
Four 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 | San Francisco |
|---|---|---|---|---|
| Permit | Required$226 to $1,170 by tier, 2 years | Required$441 base fee, adjusted each year | Required$1,144 new, 1 year | Required$925 application, 2 years |
| Primary residence | Varies | Required | Not required | Required |
| Night cap | 20 days a year on Tier 1 | 120 days a year unless Extended | None published | 90 nights a year when unhosted |
| Number on listing | Required | Required | Required | Required |
| Where allowed | All zones, ADUs excluded | Your primary residence only | Mountain and Desert Regions only | Your primary residence only |
| Occupancy tax | 11.75 to 13.75% TOT, Airbnb collects | 14% city TOT, Airbnb collects | 7% county TOT, Airbnb collects | 14% TOT, Airbnb collects |
| Fine without permit | Not published | $500 a day, or 2x nightly if higher | $1,000 per violation per day | From $484 per day per unit |
| Los Angeles rules | San Bernardino County rules | San Francisco 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.
Before you list
Free tools for new hosts
Short-term rental agreement generator
Parties, dates, rent, deposit checked against your state's cap, and the house rules clauses you enforce. A signed-ready PDF for direct and Vrbo bookings.
Airbnb house rules
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Rental arbitrage calculator
Rent, deposit, furnishing, nightly rate and occupancy. You get monthly cash flow, the occupancy you break even at, and how long the setup takes to pay back.
Check-in instructions
The message a guest reads before getting in: access, keys, WiFi, parking, contact. English or bilingual output.