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.
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San Diego actively enforces its short-term rental rules
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Legislative Activity
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.
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.
California SB 1318 Could Ban Non-Owner-Occupied Vacation Rentals
At a Glance
Monitored for changesVerified from 8 sources
STR License
Yes
Density Limit
Restrictions apply
Enforcement
High
Tax Rate
8%
Permit Status
Accepting
Active STRs
8,384
Verified Registry Data
Live Permit Registry
San Diego, CA Regulations Guide
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.
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 8 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.
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.
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.
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.
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 8 government sources
Regulations are continuously monitored for changes. Always confirm with your local jurisdiction before acting.
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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
11 cited facts for San Diego
11 single source
Every published fact below is taken from the city's own ordinance text. Quotes are verbatim — click through to the source to read them on the issuing authority's page.
Airbnb collects taxYes
verified 1 month ago
“Collect and remit transient occupancy tax (TOT) to the city (note this is only if the hosting platform collects rent from the guests),”
“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.”
“The transient occupancy tax equals 8% of rent charged to customers and applies to hotels, motels, Airbnb and VRBO rentals, and other spaces rented out for stays of 30 days or less.”
“The transient occupancy tax equals 8% of rent charged to customers and applies to hotels, motels, Airbnb and VRBO rentals, and other spaces rented out for stays of 30 days or less.”
“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.”
“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.”
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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