The City of San Diego requires an STRO license to operate any short-term residential occupancy (rentals of less than one month) within the nine Council Districts.
Licenses are issued in four tiers: Tier 1 (Part-Time, ≤20 days/year), Tier 2 (Home Sharing with host onsite), Tier 3 (Whole Home excluding Mission Beach), and Tier 4 (Mission Beach Whole Home).
A Host may only hold one license at a time; licenses are not transferrable and expire two years from issuance.
We watch San Diego's short-term rental rules and alert you the moment they change. Check your address free, then $8.25/month, billed annually to keep it monitored.
San Diego Short-Term Rental Regulations: What's the Impact?
As of March 2026, the waitlist for new licenses is closed. You may be able to apply for a license when it re-opens, but applications are selected on a lottery system rather than first-come first-served.
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Upcoming Changes to STR Licensing in San Diego
As of April 10, 2026, only 880 Tier 3 licenses remain available; Tier 4 has a closed waitlist with zero licenses remaining. A STRO license is the permit required to legally operate a short-term rental in San Diego.
proposed
San Diego STR License Changes
As of April 10, 2026, only 880 Tier 3 licenses remain available; Tier 4 has a closed waitlist with zero licenses remaining.
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California SB 1318 Could Ban Non-Owner-Occupied Vacation Rentals
California SB 1318 short-term rental owners on the coast need to act now. Learn how this bill could ban non-owner-occupied vacation rentals and what San Diego STR owners must do in 2026.
proposed
At a Glance
Monitored for changesVerified from 6 sources
STR License
Yes
Primary Residence
No
Density Limit
Restrictions apply
Enforcement
High
Permit Status
Accepting
Active STRs
8,384
Verified Registry Data
Live Permit Registry
San Diego, CA Regulations Guide
Licensing and Permits
San Diego requires hosts to obtain an STR license or permit before listing their property on platforms like Airbnb or VRBO.
Enforcement
San Diego has high enforcement of STR regulations. Operating without proper licensing or failing to comply with local regulations can result in citations, fines, and potential loss of your permit.
Get the full San Diego compliance guide
Tax rates, platform collection details, occupancy limits, operational requirements, and more.
Compiled from 6 official government sources and continuously monitored for changes. Always verify current requirements with your local municipality before making investment or operational decisions.
Disclaimer: This guide is for informational purposes only and does not constitute legal advice. STR regulations change frequently. Always verify current requirements with your local municipality before making investment or operational decisions.
Owners keep thousands of San Diego homes vacant despite high rents. They could soon be taxed
In San Diego, voters will consider the measure their City Council approved this month — a watered-down version of Elo-Rivera’s initial proposal that was fiercely opposed by Airbnb and other short-term rental companies.
proposed
Sourced from the City of San Diego short-term rental licence registry · Updated 9/2/2026
Active
8,448
Pending
0
Expired
0
Revoked / Denied
0
8,448 total permit records on file (includes withdrawn, duplicate, and other application states)
Top Property Types
4,857 Tier 3
2,357 Tier 2
1,098 Tier 4
Compiled from the City of San Diego short-term rental licence registry, last checked September 2, 2026.
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Free rule-change alerts
San Diego actively enforces its short-term rental rules
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9 verified answers for San Diego, each backed by a citation
Are short-term rentals allowed
License required
Minimum stay
Annual night cap
Enforcement level
Signage required
Local contact required
Permit transferable
Primary residence rule
Full Requirements
Local Contact
Within 60 min
Yes
Permit Transferable
No
Signage Required
Yes
Restrictions & Limits
Minimum Stay
2 nights
Max Nights/Year
20 nights
Density Limit
Yes
Tax Obligations
Filing Frequency
monthly
Airbnb auto-collects lodging tax
Manual tax submission required (monthly)
Key Details
It is unlawful to operate a STRO without an STRO license on or after May 1, 2023.
There are four license tiers: Tier 1 (≤20 days/year, host need not reside onsite), Tier 2 (home sharing with host onsite, host may be absent up to 90 days/year), Tier 3 (Whole Home excluding Mission Beach), and Tier 4 (Mission Beach Whole Home).
Tier 3 licenses are capped at 1% of San Diego's total housing units outside the Mission Beach Community Planning Area.
Tier 4 licenses are capped at 30% of the Mission Beach Community Planning Area.
Tier 3 and Tier 4 require a guest two-night minimum stay.
Tier 3 and Tier 4 licenses must be used for STRO a minimum of 90 days each year to maintain the license.
Licenses expire two years from the date of issuance.
A Host may only hold one license at a time and may not operate more than one dwelling unit for STRO at a time.
Licenses are not transferrable between ownership or location/dwelling unit.
Enforcement & Permit Status
Permits
accepting
Operational Rules
Noise
true
Trash
Excessive trash on private property is a reportable operating violation
Posting Requirements
A notice posted on the exterior of the dwelling unit, visible from the sidewalk or public right of way, 8.5 x 11 inches, in all caps, black, bold, 20-point font, including the TOT certificate number, STRO license number, Host or local contact information and telephone number, and City of San Diego Code Enforcement Division contact info. Human trafficking reporting guidance must be posted in a conspicuous location inside the dwelling. A Good Neighbor Policy must be provided to guests.
Verification
Verified from 6 government sources
Regulations are continuously monitored for changes. Always confirm with your local jurisdiction before acting.
You just read San Diego's rules. This tells you which ones apply to your address.
A checklist built for your exact property, license and renewal reminders, and an alert the moment San Diego changes a rule you rely on.
San Diego short-term rentals are actively enforced.
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Hosts must have an active Transient Occupancy Tax (TOT) Certificate and a paid Rental Unit Business Tax account.
If the Host is not the property owner, they must obtain a Business Tax Certificate and provide a Right-to-Occupy document.
ADUs/JADUs are prohibited from use as STRO (except permitted companion units before October 15, 2017).
RVs, campers, and temporary structures (tents, sheds, tree houses) may not be used for STRO.
Local contact must respond to complaints in person or by telephone within one hour and take action to resolve the matter.
Tier 3 and Tier 4 Hosts must submit quarterly reports demonstrating utilization.
Hosts must complete and maintain proof of a human trafficking awareness course.
Required signage is 8.5 x 11 inches in all caps, black, bold, 20-point font, posted on the exterior visible from the sidewalk.
Hosting platforms must collect and remit TOT, verify valid STRO licenses, and provide monthly reporting data to the City.
As of May 22, 2026: 140 Tier 1, 2,370 Tier 2, 4,777 Tier 3, and 1,097 Tier 4 licenses issued, totaling 8,384.
Citation receipts
13 cited facts for San Diego
Every fact below is taken from the issuing authority's own text. Open a quote to read it verbatim, or follow the source to read it on their page.
“Operators renting occupancy to transients, shall register with the City Treasurer and obtain a "Transient Occupancy Registration Certificate" within thirty (30) days after commencing business.”
“City regulations require hosts obtain a license for short-term residential occupancy of a dwelling unit, or part thereof, within the City of San Diego.”
“The local contact shall respond to a complainant in person or by telephone within one hour for all reported complaints and shall take action to resolve the matter.”
“To apply for a TOT Certificate, the application can be submitted online through the Transient Occupancy Registration System, or via email by submitting a completed Application for Transient Occupancy Registration Certificate to the Office of the City Treasurer at sdtot@sandiego.gov.”
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checked 3 months ago
›Read the wording
“A notice that includes the TOT certificate number, STRO license number, contact information and telephone number for the Host or local contact and for the City of San Diego Code Enforcement Division. The notice must be maintained in good condition and posted on the exterior of the dwelling unit in a location visible from the sidewalk or public right of way.”
Recent enforcement in San Diego
1 event in the last 12 months
Medium
Progressive Penalty Structure for STR Violations
Starting in 2026, San Diego will implement a more progressive penalty structure for short-term rental violations, including escalating fines for repeat offenses and expedited license revocation for properties with multiple infractions.
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