San Diego Airbnb & Short-Term Rental Regulations 2026
Everything you need to know about operating a legal short-term rental in San Diego. From STRO license tiers to Mission Beach caps, TOT taxes, and compliance requirements.
San Diego STR Regulations Overview
Understanding the Short-Term Residential Occupancy (STRO) program
San Diego implemented its comprehensive Short-Term Residential Occupancy (STRO) regulations to balance tourism revenue with neighborhood quality of life. The City uses a tiered licensing system that distinguishes between home-sharing, part-time rentals, and whole-home vacation rentals.
All short-term rentals (stays of 30 days or less) in San Diego require an STRO license from the City's Development Services Department. The application process involves proof of ownership or landlord consent, liability insurance verification, TOT registration, and acknowledgment of good neighbor policies.
Key Requirements for All License Types:
- Valid STRO license displayed or available to guests
- Transient Occupancy Tax (TOT) registration and remittance
- Minimum $500,000 liability insurance coverage
- 24-hour local contact person within 60 minutes of property
- Compliance with noise ordinances and good neighbor policies
- Fire safety equipment including smoke and CO detectors
STRO License Tiers
San Diego's four-tier system for short-term rental licenses
Primary Residence - Host Present
Rent out rooms or your entire home while you're present during the guest's stay.
- Must be your primary residence
- Host must be on-site during stays
- No annual night cap
- License fee: ~$100/year
- No lottery or waitlist
Primary Residence - Host Away
Rent your primary residence while you're away, with annual limits on unhosted nights.
- Must be your primary residence
- Up to 90 unhosted nights/year
- Unlimited hosted nights
- License fee: ~$150/year
- No lottery or waitlist
Non-Mission Beach Whole-Home
Operate a dedicated vacation rental outside of Mission Beach (subject to caps).
- Citywide cap: 1% of housing units
- Primary residence requirement applies
- Min 6 months owner occupancy/year
- License fee: ~$250/year
- May require lottery entry
Mission Beach Whole-Home
Special license category for whole-home rentals in the Mission Beach community.
- Strict annual cap (~1,100 licenses)
- Existing operators grandfathered
- Primary residence requirement
- License fee: ~$250/year
- Lottery system for new licenses
License Application Process
- Create Account: Register on the City of San Diego's online permit portal
- Submit Application: Provide proof of ownership, address verification, and property details
- Insurance Verification: Upload proof of $500,000 minimum liability coverage
- TOT Registration: Obtain your TOT certificate from the City Treasurer
- Pay Fees: Submit application and annual license fees
- Await Approval: Processing typically takes 2-4 weeks for Tier 1/2
- Post License Number: Display your STRO license number on all listings
Zoning Requirements
Where short-term rentals are permitted in San Diego
San Diego's STRO program applies citywide, but specific rules vary by neighborhood and property type. Understanding zoning is critical before investing in an STR property.
Residential Zones (RS, RM, RX)
All license tiers available. Tier 3/4 whole-home rentals subject to caps and density limits. Single-family zones may have additional HOA restrictions.
Commercial/Mixed-Use Zones
STRs generally permitted in residential units within mixed-use developments. Check specific zone overlay requirements. Downtown condos may have additional CC&R restrictions.
Coastal Zones (Mission Beach, Pacific Beach, La Jolla)
High-demand areas with enhanced regulations. Mission Beach has specific Tier 4 caps. Pacific Beach and La Jolla follow standard tier rules but with heightened enforcement.
Prohibited Areas
Affordable housing units, deed-restricted properties, ADUs used for density bonuses, and properties with active code violations cannot obtain STRO licenses.
Important HOA Considerations
Many San Diego condos and planned communities have CC&Rs that restrict or prohibit short-term rentals regardless of City licensing. Always verify HOA rules before purchasing an investment property or applying for an STRO license.
Transient Occupancy Tax (TOT)
San Diego's 10.5% lodging tax for short-term rentals
TOT Collection and Remittance
The 10.5% Transient Occupancy Tax applies to all short-term rentals of 30 days or less in San Diego. While major platforms like Airbnb and Vrbo have voluntary collection agreements with the City, hosts remain ultimately responsible for ensuring all taxes are properly collected and remitted.
Platform Collection Status (2026):
- Airbnb: Automatically collects and remits TOT for San Diego bookings
- Vrbo/VRBO: Automatically collects and remits TOT
- Booking.com: Partial collection - verify your account settings
- Direct Bookings: Host must collect and remit directly to the City
How to Register and File
- Register with the San Diego City Treasurer's Office for a TOT certificate
- Collect 10.5% TOT on all gross rental income (including cleaning fees)
- File monthly returns by the last day of the following month
- Pay via the City's online payment portal or by mail
- Maintain records of all bookings and TOT collected for 4 years
Late Filing Penalties
Late TOT payments incur a 10% penalty plus 1% monthly interest. Failure to register or repeated late filings can result in license suspension and additional fines up to $1,000 per violation.
Hosting Limits & Occupancy Rules
Night caps, guest limits, and operational requirements
Annual Night Limits by Tier
Occupancy Limits
San Diego enforces strict occupancy limits to maintain neighborhood quality and safety:
- General Rule: 2 guests per bedroom plus 2 additional guests
- Maximum Cap: No more than 12 guests regardless of bedroom count
- Children: Count toward occupancy limits
- Daytime Visitors: Must not exceed overnight occupancy limits
Additional Operational Requirements
Penalties & Enforcement
Consequences for non-compliance with San Diego STR regulations
San Diego actively enforces STRO regulations through complaint-based investigations, platform monitoring, and proactive compliance sweeps. The City contracts with third-party services to identify unlicensed listings.
Fine Schedule
First violation - warning may be issued for minor infractions
Second violation within 12 months
Third and subsequent violations; license revocation possible
Common Violations
- Operating without a valid STRO license
- Exceeding occupancy limits
- Failure to collect/remit TOT
- False information on license application
- Exceeding annual night caps (Tier 2)
- Noise violations and neighbor complaints
- Failure to provide 24-hour contact
- Not displaying license number on listings
License Revocation
Three or more violations within 24 months may result in permanent license revocation. Revoked operators are barred from obtaining a new STRO license for at least 5 years and may face additional legal action for continued operation.
2026 Regulatory Updates
Recent changes and upcoming enforcement priorities
Enhanced Platform Accountability
New requirements for booking platforms to verify valid STRO license numbers before publishing listings. Platforms face penalties for hosting unlicensed properties.
Mission Beach License Lottery
Annual lottery for Tier 4 Mission Beach licenses scheduled for February 15, 2026. Limited slots available as existing licenses renewed. Priority given to primary residence owners.
Increased Insurance Requirements
Minimum liability insurance coverage increasing from $500,000 to $1,000,000 for Tier 3 and Tier 4 whole-home licenses. Tier 1/2 remain at $500,000.
Proactive Enforcement Initiative
The City has allocated additional budget for STR compliance officers. Expect increased inspections, particularly in coastal neighborhoods and following neighbor complaints.
Stay Compliant in 2026
Regulations continue to evolve. Subscribe to the City of San Diego's STRO newsletter and consult with a local STR specialist to ensure your property remains in compliance with all current requirements.
Frequently Asked Questions
Common questions about San Diego Airbnb regulations
Yes, all short-term rental operators in San Diego must obtain a Short-Term Residential Occupancy (STRO) license from the City. The license type depends on whether you're operating a home-share (Tier 1), part-time rental (Tier 2), or whole-home rental (Tier 3/4). Applications are submitted through the City's online portal and require proof of ownership or landlord authorization, liability insurance, and TOT registration.
San Diego charges a 10.5% Transient Occupancy Tax (TOT) on all short-term rental bookings of 30 days or less. Hosts must register with the City Treasurer's Office, collect TOT from guests, and remit payments monthly. While platforms like Airbnb may collect and remit TOT on your behalf, hosts remain ultimately responsible for ensuring all taxes are properly filed.
Whole-home rentals (Tier 3 and Tier 4) are limited in San Diego. Tier 3 licenses allow whole-home rentals outside Mission Beach with a citywide cap of approximately 1% of housing units. Tier 4 licenses are specifically for Mission Beach with strict annual caps of around 1,100 licenses. Both require the property to be your primary residence for at least 6 months per year.
Operating without a valid STRO license can result in fines starting at $1,000 for the first violation, $2,000-$5,000 for the second, and $4,000-$10,000+ for subsequent violations. The City actively monitors listing platforms and conducts compliance checks. Repeated violations can lead to permanent disqualification from obtaining an STR license.
Yes, hosting limits vary by license tier. Home-share (Tier 1) has no annual night limit but requires host presence during stays. Part-time (Tier 2) allows unlimited nights with the host present or up to 90 days when the host is away (maximum 20 consecutive days). Whole-home licenses (Tier 3/4) are subject to citywide caps. All rentals must comply with occupancy limits of 2 guests per bedroom plus 2 additional guests, with a maximum of 12 guests.
Navigate San Diego STR Regulations with Expert Help
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