SandvueSan Diego · Rules & Ordinance History
San Diego Short-Term Rental Rules & Ordinance History
A practical guide to San Diego’s four STRO license tiers, whole-home caps, host requirements, fees, taxes, enforcement and ordinance history.
This guide covers properties within the City of San Diego. It provides general information, not legal advice. Confirm current requirements and property eligibility with the City; the Municipal Code and adopted rules control.
Rules at a glance
Start with the license, the host and the location
San Diego regulates short-term residential occupancy, or STRO, through four license tiers. The right tier depends on how often the home is rented, whether the host lives on site and whether the property is in Mission Beach.
Less than one month
The STRO definition covers occupancy of a dwelling unit, or part of one, for less than a calendar month. The code measures a month by calendar dates, so it is not a fixed 28- or 30-night threshold.
License required
A valid STRO license is required before operating. The City began requiring licenses on May 1, 2023. A tax certificate alone does not authorize short-term rental use.
Host, license and dwelling
A host may hold only one STRO license and operate only one dwelling unit for STRO at a time within the City. The license cannot be transferred to another host or property.
Year license term
Licenses expire two years after issuance. Renewal depends on compliance, required records, updated information and timely payment; ownership of a home does not guarantee a license.
City boundaries come first
This is the City of San Diego program. A San Diego County address does not by itself establish that these rules apply. Confirm the property’s jurisdiction and official community planning area before choosing a tier.
City program and boundary mapsSources: SDMC §§510.0102–510.0106 and the City’s implementation notice.
Four license tiers
How the property will be used determines the tier
Annual rental-day thresholds and the length of each guest’s stay are separate requirements. Tiers 3 and 4 also have a minimum annual use requirement.
Part-time
- Home sharing or whole-home use for a combined maximum of 20 days per calendar year.
- The host does not have to remain on site for whole-home stays.
- No numerical license cap under the STRO tier system.
Home sharing
- Home sharing for more than 20 days per calendar year.
- The host occupies the primary residence at least 275 days per year; the code provides a 75% rule when the home was owned or rented for only part of the preceding year.
- City guidance allows up to 90 days of host absence for whole-home stays. No numerical tier cap.
Whole home outside Mission Beach
- Whole-home rentals for more than 20 days per calendar year outside the Mission Beach Community Planning Area.
- Two consecutive nights minimum for the same guest.
- At least 90 days of STRO use each license year, supported by quarterly reports.
- Subject to the 1% whole-home cap described below.
Mission Beach whole home
- Whole-home rentals for more than 20 days per calendar year within the Mission Beach Community Planning Area.
- Two consecutive nights minimum for the same guest.
- At least 90 days of STRO use each license year, supported by quarterly reports.
- Subject to Mission Beach’s separate 30% cap.
The City’s FAQ includes qualifying duplex, triplex and similar arrangements when the host resides on site. This does not make every accessory unit eligible: confirm the unit’s permits and use restrictions with the City.
Sources: SDMC §§510.0102, 510.0104 and 510.0107(c); City license-tier scenarios.
Caps & availability
Two whole-home limits, with different boundaries
Tier 3: outside Mission Beach
The cap uses the City’s total housing units excluding Mission Beach. It is a combined limit across that geography, not a separate 1% cap in each neighborhood or community planning area.
Tier 4: Mission Beach
The cap uses housing units within the Mission Beach Community Planning Area. A property’s official location determines whether it belongs in this separate whole-home program.
Both formulas use the latest SANDAG housing estimates, round up to a whole license and call for updates every two years. The code prevents either tier’s license limit from falling below the previous two-year period’s limit.
When demand warrants, whole-home licenses are allocated by lottery and the City may maintain a waitlist. Tier 3 lottery allocations are apportioned among community planning areas according to their share of the applicant pool. This allocation rule does not turn the City’s inventory counts into neighborhood caps.
The City’s October 23 notice lists Tiers 1, 2 and 3 as open and Tier 4 as closed. Availability and application windows can change; check the City before making plans.
Sources: SDMC §§510.0104(d)–(e) and 510.0106(c); City application status. Sandvue’s area tables describe licensed inventory, not property-level eligibility or reserved availability.
Before applying
Check the host and the property together
Identify the eligible host
The host must be a natural person with the legal right to occupy the dwelling and permit STRO. The City’s July 31, 2026 regulation specifies a minimum age of 18 at application. A company’s ownership of the property does not make the company the licensed host.
Prepare the tax accounts and documents
Obtain the dwelling’s TOT certificate and establish applicable Rental Unit Business Tax compliance. Home-sharing applications need residence evidence. A host who is not the property owner also needs a Business Tax Certificate and a document establishing the right to occupy and allow STRO.
Resolve property restrictions
Check permitted use, the lease, deed restrictions and HOA rules. An STRO license does not cure an unpermitted dwelling. Pending City enforcement can prevent application processing or issuance unless approval is needed to resolve the enforcement action.
Plan for a new host or sale
Licenses and applications cannot be assigned to another owner, host or location. A buyer or replacement host must qualify independently. Confirm the application route and availability before treating a seller’s license as part of an investment plan.
Accessory units need a separate eligibility check
The City prohibits ADUs from short-term rental use and describes a limited exception for companion units permitted before October 15, 2017. Have Development Services confirm the unit’s permit history and applicable restrictions before relying on that exception.
City ADU and JADU guidanceSources: SDMC §§510.0102, 510.0105 and 510.0106; July 2026 host clarification; pending-enforcement regulation; City ADU FAQ.
Operating rules
What must happen after the license is issued
These requirements apply alongside the property’s lawful occupancy, parking, fire-safety and noise limits. The STRO chapter does not supply one universal guest count for every dwelling.
One-hour response
Designate a local contact. The host or contact must respond to reported complaints in person or by telephone within one hour and act to resolve the issue.
Good Neighbor Policy
Give every guest the required policy covering occupancy, parking, trash, recycling, noise and respectful use of the property.
Visible host notice
Post the required 8.5-by-11-inch exterior notice with license and TOT numbers, contact details and Code Enforcement information. The code specifies black, bold capitals of at least 20-point size.
Listing numbers
Include both the STRO license number and TOT certificate number in every advertisement. On-site signs promoting a business are prohibited.
Whole-home reporting
Tier 3 and 4 hosts must document at least 90 days of STRO use each license year and submit quarterly utilization reports. Making a property available is not the same as actual use.
Noise and nuisance
Keep the use residential, prevent public nuisances and follow City noise limits. The Good Neighbor Policy must explain applicable restrictions and possible enforcement.
Fire safety
The dwelling must comply with current California Fire Code requirements. The City may confirm compliance through an inspection or a host affidavit.
Four-year records
Retain transaction dates, the dwelling address, guest-policy copies, receipts and applicable tax documentation for four years. Provide records to the City when lawfully requested.
Human-trafficking awareness
Complete the required awareness course before initially listing, retain proof while licensed, post reporting guidance inside and educate staff or contractors who interact with guests.
Sources: SDMC §§510.0107–510.0108; City host operating guide.
Fees, taxes & enforcement
License fees and lodging taxes are separate
The City lists the following application and license fees effective March 1, 2025, for both new applications and renewals. The totals below combine the two charges. Fees are non-refundable; a license has a two-year term.
Source: City application and renewal fee schedules, checked October 25, 2026. Other applicable taxes and property-related costs are additional.
TOT depends on the property’s tax zone
Effective May 1, 2025, the City lists Transient Occupancy Tax rates of 11.75%, 12.75% or 13.75%, depending on the tax zone. Use the City’s address lookup to establish the rate. TOT is collected with rent and remitted monthly, generally by the last day of the following month.
The separate 2% Tourism Marketing District assessment applies to lodging businesses with 70 or more rooms. Check applicable Rental Unit Business Tax and, for non-owner hosts, Business Tax obligations as well.
City tax rates, zone lookup and remittance guidanceCompliance matters throughout the term
The City can use warnings, violation notices or license revocation, alongside other legal remedies. The code does not require those actions to escalate in a fixed order.
STRO appeal window
Section 510.0109(d) allows a written request for an appeal hearing within ten calendar days after receiving a notice of violation or revocation under that section. Check the notice and applicable procedure promptly.
Revocation affects eligibility
A host whose license was revoked within the preceding 12 months cannot receive a new license under the chapter. A third operating violation within 12 months can support revocation after a hearing.
Enforcement source: SDMC §§510.0105–510.0106 and 510.0109. The City program page links to complaint reporting and the enforcement team.
Ordinance history
From the four-tier framework to today’s program
Adopting the ordinance, completing coastal review and starting the license requirement were separate milestones. The dates below distinguish those steps.
The four-tier framework
Ordinance O-21305 received final passage, creating the STRO licensing and hosting-platform rules. It established the core tier structure, whole-home caps and operating duties. Read O-21305.
Implementation timing amended
O-21436 amended the implementation date while the ordinance proceeded through Coastal Commission review. Adoption of the framework did not itself mean hosts had begun operating under the license requirement. Read O-21436.
Coastal modifications accepted
O-21464 accepted the Coastal Commission’s changes, amended definitions and tier provisions, and added a coastal sunset clause. The codified amendments took effect August 10, 2022. Read O-21464.
STRO licenses became mandatory
The City began requiring a valid STRO license to operate. This is the program launch date used in the City’s current guidance. City implementation history.
Fees and lodging taxes changed
Revised application and license fees began March 1. The three-zone TOT rates began May 1. These are distinct charges with different effective dates. License fees · TOT rates.
Host application requirements clarified
A Treasurer regulation specified that applicants must be at least 18 and clarified right-to-occupy documentation and Business Tax Certificates for non-owner hosts. Read the regulation.
Section 510.0112 sets that date for the specified Local Coastal Program provisions in the Coastal Overlay Zone. It allows amendment or an extension for good cause by the Coastal Commission’s Executive Director. This is not a scheduled citywide repeal; check for later action before relying on the sunset.
Sources: the linked adopted ordinances, City implementation and fee notices, and SDMC §510.0112. For historical license counts, see San Diego’s recovered inventory and program history.
Ordinance library
The documents behind the rules
Use the current code for the consolidated requirements and the adopted ordinances to trace how they changed.
| Document | Date / status | What it covers | Official text |
|---|---|---|---|
| O-21305 | Final passage April 14, 2021 | Founding STRO ordinance, including host and platform regulation. | Ordinance PDF |
| O-21436 | Final passage February 24, 2022 | Amendment to the implementation date. | Ordinance PDF |
| O-21464 | Final passage June 27, 2022 | Coastal modifications and sunset provision. | Ordinance PDF |
| Article 10, Division 1 | Current code checked October 25, 2026 | Host licensing, tiers, operations, records and enforcement. | Host code PDF |
| Article 10, Division 2 | Current code checked October 25, 2026 | Hosting-platform responsibilities. | Platform code PDF |
Official sources
Go directly to the City
Sources checked October 25, 2026. Application status, fees and future amendments can change after this date.