San Diego Short-Term Rental Regulations

Last verified: 2026-03-26
TL;DR
San Diego requires an STR permit — 2 types available (fees from $226-$317) — see below for eligibility by type. Combined tax rate is 11.75%–13.75% (zone-based). Annual day limit: 20 days–unlimited (varies by permit type).
⚠ Before you rely on the summary
The number of STR permits is capped. The permit pool may be full and new permits limited, waitlisted, or currently unavailable — new operators may not be able to obtain one. Confirm current availability (and the rules for your specific zone/permit type) before relying on the figures below.
Disclaimer
This information is provided for general informational purposes only and does not constitute legal, tax, or regulatory advice. Short-term rental regulations change frequently. Always verify current requirements with your local government before listing your property or making investment decisions.
Key Requirements at a Glance
Permit ✓ Required — STRO License Tier 1/2 (Owner-Occupied) ($226-$317) — See below for other permit types
Primary Residence Varies by permit type
Annual Day Limit 20 days–unlimited (varies by permit type)
Tax Rate 11.75%–13.75% (zone-based)
Max Penalty $1,000 per violation (up to $5,000 for repeat violations)
Insurance Not required

New to short-term rentals? Jump to the compliance checklist →

Permit & Licensing

Which permit type applies to you?

STRO License Tier 1/2 (Owner-Occupied)

FeeAmount
Initial cost$226-$317
Renewal$226-$317 / 2 years

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)

FeeAmount
Initial cost$1,170
Renewal$1,170 / 2 years

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

Online application; must first obtain active TOT Certificate and active/paid Rental Unit Business Tax (RUBT) account; non-owner hosts must also have Business Tax Certificate and Right to Occupy document

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

Tax Obligations

TaxRateAuthority
Transient Occupancy Tax (TOT) 11.75%–13.75% (zone-based; Zone 1: 11.75%, Zone 2: 12.75%, Zone 3: 13.75% effective May 1, 2025 per Measure C) City of San Diego
Rental Unit Business Tax (RUBT) Flat annual fee: $55/year (single family/condo: $50 base + $5/unit) City of San Diego

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

Collection: Host is responsible for collecting and remitting TOT; platform auto-remit not confirmed in sources

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

Verbal or written warning → Notice of violation; administrative citation up to $1,000 per violation → License revocation hearing; license may be revoked → $1,000 per violation (escalating for repeat offenses)

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

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; STRO License Tier 3/4 (Whole Home) $1,170. See permit types above to determine which applies.
  3. Register for tax accounts. Set up hotel occupancy tax accounts with the city tax authority.
  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 / $1,170). 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.
How much does a short-term rental permit cost in San Diego?
A short-term rental permit in San Diego costs $1,170.
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% in lodging taxes. This combines 11.75%–13.75% (zone-based; Zone 1: 11.75%, Zone 2: 12.75%, Zone 3: 13.75% effective May 1, 2025 per Measure C) 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 happens if you run a short-term rental without a permit in San Diego?
Operating without a permit can cost up to $1,000 per violation (up to $5,000 for repeat violations).

Official Sources

  1. Short-Term Residential Occupancy (STRO) - City of San Diego
  2. San Diego Municipal Code Chapter 5 Article 10 Division 1 - Short-Term Residential Occupancy and Hosting Platforms
  3. Rental Tax Frequently Asked Questions - City of San Diego
  4. Transient Occupancy Tax (TOT)/Tourism Marketing District (TMD) | City of San Diego