San Diego Short-Term Rental Regulations

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Permit & Licensing

STRO License Tier 1/2 (Owner-Occupied)

The property must be your primary residence. This means investment properties are not eligible for this permit type.

STRO License Tier 3/4 (Whole Home)

This permit type does not require primary residence. Zoning restriction: Tier 3: capped at 1% of city's total housing units outside Mission Beach CPA; Tier 4: capped at 30% of Mission Beach CPA units, application period currently closed.

Application Process

License application must include a Transient Occupancy Tax Certificate number (or proof of concurrent application), proof of payment of the Rental Unit Business Tax if applicable, and, for home share, proof that the dwelling unit is the host's primary residence

Note: Document requirements vary by permit type. See individual permit sections above for eligibility details.

Tax Obligations

Combined rate: 11.75%–13.75% (zone-based) of gross rental income.

Collection: The Office of the City Treasurer administers and collects the Transient Occupancy Tax (TOT); operators renting to Transients for less than one month must obtain a Transient Occupancy Registration Certificate.

Rental Limits

San Diego annual day limit: 20 days–unlimited (varies by permit type).

Zoning & Restrictions

• Owner-occupied: No cap; unlimited licenses available.
• STRO License Tier 3/4 (Whole Home): Tier 3: capped at 1% of city's total housing units outside Mission Beach CPA;
• Tier 4: capped at 30% of Mission Beach CPA units, application period currently closed

Insurance & Safety

Insurance

San Diego does not require short-term rental operators to carry specific insurance. Standard homeowner policies often exclude short-term rental activity, so many hosts obtain dedicated short-term rental or landlord liability coverage.

Penalties for Non-Compliance

City Manager may select regulatory actions without requirement to escalate in severity. Civil and criminal remedies available per Chapter 1, Article 2 of the Municipal Code. Violations reported to Building and Land Use Enforcement (BLUE) team. Administrative citations up to $1,000 issued to guests and hosts for noise/Good Neighbor violations.

Platform Requirements

• Hosting platforms regulated under San Diego Municipal Code Chapter 5 Article 10
• Platforms providing booking services subject to ordinance
• Specific obligations not detailed in available sources

Market Snapshot

Demand context for San Diego from official government and tourism statistics — the latest published annual figures, not a projection of rental income.

Major annual events: Comic-Con International: San Diego (July) · San Diego County Fair (June/July) · San Diego Pride Parade and Festival (July) · Del Mar Racetrack Summer Season (July–September)

Reminder: permit availability is constrained in this market (see the caveat near the top of this page) — demand figures do not mean a new permit is obtainable.

Figures are the latest annual statistics published by the linked official sources (retrieved 2026-07-13). Visitor counts cover the geography stated by each source, which can be wider than the city itself. Regulations above — not market conditions — determine whether and how you may operate.

Compliance Checklist

Follow these steps to legally operate a short-term rental in San Diego:

1. Determine your permit type. San Diego has 2 permit types. Identify which applies to your property (STRO License Tier 1/2 (Owner-Occupied), STRO License Tier 3/4 (Whole Home)).
2. Apply for your STR permit. Submit application. Fees vary by type: STRO License Tier 1/2 (Owner-Occupied) $226-$317 (Tier 1 home-share: $33 application + $193 license = $226; Tier 2 home-share: $33 application + $284 license = $317; per two-year license, FY2026 fee schedule); STRO License Tier 3/4 (Whole Home) $1,170 (Tier 3 whole-home & Tier 4 Mission Beach whole-home: $41 application + $1,129 license = $1,170; per two-year license, FY2026 fee schedule). See permit types above to determine which applies.
3. Register for tax accounts. Set up lodging tax accounts with City of San Diego Office of the City Treasurer.
4. Collect and remit taxes. 11.75%–13.75% (zone-based) on all bookings.
5. Renew every 2 years. Renewal fees vary by permit type ($226-$317 (Tier 1: $33 renewal application + $193 renewal license = $226; Tier 2: $33 + $284 = $317; approved by City Council Feb 11, 2025, effective March 1, 2025) / $1,170 (Tier 3 & Tier 4: $41 renewal application + $1,129 renewal license = $1,170; approved by City Council Feb 11, 2025, effective March 1, 2025)). See permit types above.

Frequently Asked Questions

Do you need a permit to run an Airbnb in San Diego?

Yes. San Diego requires a short-term rental permit to operate an Airbnb or Vrbo, and there are 2 permit types — one requires the property to be your primary residence, and another allows non-owner-occupied (investment) use. See the permit types above to find which applies to your property.

Does San Diego require a short-term rental to be your primary residence?

It depends on the permit type. At least one San Diego permit requires the property to be your primary residence, while another allows non-owner-occupied (investment) use — see the permit types above.

How many days a year can you short-term rent in San Diego?

San Diego's annual rental limit depends on the situation: 20 days–unlimited (varies by permit type).

What taxes do you pay on a short-term rental in San Diego?

Short-term rental stays in San Diego are subject to a combined 11.75%–13.75% in lodging taxes. This combines 11.75%–13.75% (zone-based; three tax zones at 11.75%, 12.75%, and 13.75% under Measure C, effective May 1, 2025) Transient Occupancy Tax (TOT) + Flat annual fee: $55/year (single family/condo: $50 base + $5/unit) Rental Unit Business Tax (RUBT). The host is responsible for collecting and remitting them.

What are the penalties for short-term rental violations in San Diego?

Penalties run up to $2,500 per violation, per day (civil, SDMC §12.0202); misdemeanor up to $1,000 (§12.0201).