San Diego allows short-term residential occupancy, but hosts must follow the City’s STRO licensing requirements and applicable tax rules. San Diego short-term rentals can have different requirements based on the license tier, property location, and rental setup. Professional vacation rental management can support day-to-day rental operations, but owners remain responsible for confirming and meeting the requirements that apply to their property.
Rules can change, so owners should verify current requirements directly with the City before operating a short-term rental. Short-term rental occupancy rates do not determine licensing requirements, and owners should verify the rules that apply to their specific property and rental setup.
Are Short-Term Rentals Legal in San Diego?
Yes, short-term rentals can operate in the City of San Diego when they meet the applicable STRO requirements. Short-Term Residential Occupancy (STRO) covers stays of less than one month and requires an STRO license.
Hosts must have an active Transient Occupancy Tax (TOT) Certificate and follow the City’s TOT requirements. Property owners who rent residential property for more than the applicable annual threshold must account for the Rental Unit Business Tax.
Requirements can vary based on the property, rental setup, and STRO license tier. Owners should verify their specific situation with the City of San Diego before operating a short-term rental.
Understanding San Diego’s STRO License Tiers
San Diego has four STRO tiers based on rental use, residency, and location.
Tier | General Use | Key Requirement |
Tier 1 | Part-time STRO | 20 days or fewer per year |
Tier 2 | Home sharing | Host must occupy the primary residence |
Tier 3 | Whole-home STRO outside Mission Beach | Two-night minimum; outside Mission Beach |
Tier 4 | Whole-home STRO in Mission Beach | Two-night minimum; within Mission Beach |
Review the official San Diego STRO requirements to confirm the tier and current requirements for your property.
How Many STRO Licenses Are Available in San Diego?
STRO license availability differs by tier. As of September 25, 2026, Tier 1 and Tier 2 had unlimited availability, Tier 3 had 799 licenses remaining, and Tier 4 had no licenses remaining. The City states that Tier 3 and Tier 4 licenses are subject to housing-unit caps.
Tier | Description | Availability as of September 25, 2026 |
Tier 1 | Part-time, up to 20 days per year | Open, no cap |
Tier 2 | Home-sharing, host lives onsite | Open, no cap |
Tier 3 | Whole-home, outside Mission Beach | 807 licenses remaining |
Tier 4 | Whole-home, Mission Beach | 0 licenses remaining |
Availability changes as licenses are issued and become available. Check the City of San Diego STRO page for current numbers before applying or purchasing a property based on license availability.
Do You Need a San Diego Short-Term Rental License?
A San Diego short-term rental license is required for short-term residential occupancy in the City. Hosts need an STRO license, a Transient Occupancy Tax (TOT) Certificate, and a current Rental Unit Business Tax account.
Before You List
- STRO license: Confirm the correct license tier.
- TOT Certificate: Register for the required tax account.
- Rental Unit Business Tax: Confirm the property tax account is current.
- Business Tax Certificate: Check if one applies to the property.
- Property requirements: Review current City operating requirements.
As of September 25, 2026, the City lists current STRO license availability by tier on its official STRO page. Availability and requirements can change, so check the City page before listing.
The San Diego short-term rental ordinance can apply differently based on the property and rental setup. Owners should confirm their specific requirements directly with the City.
San Diego Short-Term Rental License Fees
The City currently lists these STRO application and license fees, effective March 1, 2025:
Tier | Application Fee | License Fee |
Tier 1 | $33 | $193 |
Tier 2 | $33 | $284 |
Tier 3 | $41 | $1,129 |
Tier 4 | $41 | $1,129 |
STRO licenses expire two years after issuance. The fees are non-refundable. Review the City’s current STRO requirements and fees before applying.
These fees are part of the San Diego short-term rental regulations for 2026. Fees can change, so confirm current amounts with the City before applying.
San Diego Short-Term Rental Tax Requirements
San Diego short-term rental owners should review the STRO license, Transient Occupancy Tax, and Rental Unit Business Tax requirements that apply to their property and rental arrangement. The City requires an active TOT Certificate and an up-to-date Rental Unit Business Tax account as part of the STRO license application process, with additional requirements for hosts who are not property owners.
Transient Occupancy Tax
- TOT Certificate: Short-term rentals with stays of less than one month need a Transient Occupancy Registration Certificate.
- Tax collection: Operators collect TOT from guests as part of the rental charge.
- Tax remittance: Operators remit collected TOT to the City Treasurer on the required schedule.
- Certificate number: The TOT certificate number must appear in STRO advertisements under City rules.
Rental Unit Business Tax
- Separate City tax: Rental Unit Business Tax is separate from TOT.
- Who pays: The tax applies to owners, operators, or managers of residential property rented for more than six days in a calendar year.
- Annual tax: Rental Unit Business Tax is assessed separately from guest-collected TOT.
Why the Tax Zone Matters
- Rates vary by location: San Diego has different TOT rates based on tax zone.
- Property-specific rate: One TOT percentage does not apply to every San Diego property.
- Check the property: Owners should identify the property’s tax zone before calculating or collecting TOT.
Owners should verify the applicable tax zone, TOT requirements, and Rental Unit Business Tax obligations with the City of San Diego before listing the property.
Thinking About Operating a Short-Term Rental in San Diego?
San Diego Short-Term Rental Operating Requirements Checklist
San Diego short-term rental hosts must follow City operating rules throughout each guest stay. The checklist below separates City requirements from recommended practices that help owners manage guest communication, property access, parking, noise, and records.
Required by the City
- Good Neighbor Policy: Provide the policy to every guest.
- Required signage: Display the required TOT Certificate number, STRO license number, and contact information.
- Guest information: Post required human trafficking reporting information inside the property.
- Safety requirements: Meet applicable California Fire Code requirements.
- Local contact: Provide a host or local contact who can respond to complaints within one hour.
- Quarterly reporting: Submit required quarterly reports for Tier 3 and Tier 4 licenses.
- Records: Keep required STRO transaction records for four years.
- Host responsibilities: Prevent public nuisances and follow the operating rules for the applicable STRO tier.
Recommended Operational Practices
- Guest instructions: Provide check-in details, emergency contacts, parking rules, trash instructions, and house rules.
- Noise controls: Provide clear quiet-hour guidance.
- Parking guidance: Tell guests where they can park and where parking is prohibited.
- Emergency information: Keep emergency contacts and property instructions easy to find.
- Property checks: Check the property for noise, trash, parking issues, and damage between stays.
- Recordkeeping: Keep booking, maintenance, guest, and compliance records organized.
Zoning, HOA and Property Restrictions
Short-term rental regulations in San Diego apply alongside private property and building rules. An STRO license covers City requirements but does not override HOA, condo, lease, or building restrictions. Owners should verify each requirement before accepting short-term rental bookings.
- Property location: Confirm that the property is within the City of San Diego and check for location-based requirements.
- Applicable jurisdiction: Verify which government rules apply to the property before listing it.
- STRO eligibility: Confirm that the property and rental setup meet the requirements for the applicable STRO license tier.
- HOA and condo rules: Review governing documents and confirm whether short-term rentals are allowed.
- Building restrictions: Check rules covering guest access, parking, noise, occupancy, and rental periods.
- Property-specific requirements: Confirm any requirements that apply to the property’s location, type, or rental setup.
Government approval and private property restrictions are separate. An STRO license does not remove HOA, condo, lease, or building restrictions.
San Diego Short-Term Rental Rules for Mission Beach
Mission Beach has separate STRO rules under the Mission Beach Community Planning Area. Whole-home rentals operating more than 20 days per year in this area fall under Tier 4 and require a two-night minimum stay.
As of September 25, 2026, the City listed 0 Tier 4 licenses remaining. The Tier 4 application period was closed. Tier 4 hosts must follow STRO operating rules covering guest information, signage, local contacts, quarterly reports, and annual utilization.
The property’s exact location determines whether Tier 4 applies. Owners should check the City’s Community Planning Area map before assuming a property qualifies for Tier 4.
What Happens If You Operate Without the Required License?
Operating an STRO without the required license can lead to enforcement action, civil penalties, and licensing consequences. The City can issue a Notice of Violation for unlicensed STRO activity. Such violations can affect future STRO licensing for the property.
STRO violations can result in further City action, including license revocation for an existing license. The City can restrict an application when the property has a pending enforcement matter.
Review the City’s current STRO enforcement guidance for enforcement procedures and violation reporting.
When Professional Short-Term Rental Management May Make Sense
Professional management fits owners who have limited time, live outside San Diego, own multiple rentals, or prefer to hand off daily rental tasks. Guest communication, cleaning coordination, maintenance coordination, listing operations, revenue management, reservation management, and operational administration require ongoing attention.
Professional management is not required by the City. It does not guarantee STRO approval, regulatory compliance, or rental profitability. Owners remain responsible for confirming the San Diego STR regulations that apply to their property.
Guestable provides operational support for short-term and mid-term rentals. Its property management services cover guest communication, property coordination, listing operations, reservations, and pricing.
Owners can choose short-term rental management for short-term stays or mid-term rental management for furnished rentals with longer stays. The right option depends on the property’s rental strategy and how much daily work the owner wants to handle.
Explore Guestable's Short-Term Rental Management Services
San Diego Short-Term Rental Compliance Checklist
Use this checklist to review the main San Diego requirements before listing or changing a short-term rental.
- Confirm the property is within the City of San Diego.
- Determine the correct STRO tier.
- Check current license availability.
- Apply for the STRO license.
- Obtain the required TOT Certificate.
- Confirm Rental Unit Business Tax requirements.
- Check HOA and building restrictions.
- Review safety and Good Neighbor requirements.
- Prepare required signage.
- Confirm applicable reporting requirements.
- Verify current fees and tax rates.
- Keep licenses and tax registrations current.
- Recheck city requirements before making major changes to the rental operation.
Final Takeaway
San Diego short-term rental rules depend on the property’s location, STRO tier, license availability, tax obligations, and operating requirements. Mission Beach properties follow different tier rules, so the property’s exact location matters.
Owners should confirm STRO eligibility, license availability, tax requirements, fees, and operating rules before listing. City requirements can change, so check the current rules before making major changes to the rental operation.
Considering Short-Term Rental Management in San Diego?
Frequently Asked Questions
Short-term residential occupancy can be legal in San Diego when the property and host meet the City's STRO requirements, including licensing and tax obligations. The City regulates stays of less than one month through the STRO framework.
Yes. Covered STRO properties in the City require an STRO license, along with an active Transient Occupancy Tax (TOT) Certificate and other applicable City requirements.
The STRO Ordinance establishes the City's licensing framework for short-term residential occupancy, including license tiers, operating requirements, and limits based on rental use and location.
As of March 1, 2025, STRO application fees range from $33 to $41, while license fees range from $193 to $1,129, based on the license tier.
Availability depends on the STRO tier and current City limits, with Tier 3 and Tier 4 subject to housing-unit caps. Check the City's current STRO license availability information before applying.
Eligibility depends on the property, applicable STRO tier, building or HOA rules, and other City requirements. Owners should confirm that their apartment and rental arrangement meet current requirements before listing.
Yes. Short-term rentals with stays of less than one month require a Transient Occupancy Tax Certificate, with applicable TOT collected and remitted to the City.
Whole-home STROs in the Mission Beach Community Planning Area fall under Tier 4, which has a two-night minimum stay and a separate license limit. The City currently lists Tier 4 availability as closed.
A different rental period can have different requirements, but it is not an automatic workaround for STRO licensing rules. Owners should verify the requirements for the intended rental period, property, and rental arrangement.