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San Diego Short-Term Rental Laws

Check San Diego STR legality, permits, eligibility, documents, taxes, operating rules, renewal, and official application sources.

Allowed with the applicable City of San Diego STRO license; availability and requirements depend on license tier. Updated July 23, 2026

San Diego Rules at a Glance

Jurisdiction
City of San Diego
Legal status
Allowed with the applicable City of San Diego STRO license; availability and requirements depend on license tier.
Required approval
San Diego Short-Term Residential Occupancy License
Government fee
Application and license fees vary by Tier 1 through Tier 4 and are published on the STRO page.
Term / renewal
STRO licenses expire two years from issuance.
Primary residence
Primary-residence rules apply to home-share classifications; whole-home tiers use separate criteria and caps.
Inspection
The City can investigate compliance and enforce the STRO Ordinance.
Sources:[1][2][3]

Eligibility & Zoning

Choose the correct tier and confirm whether a capped whole-home license remains available for the location.

  • Confirm the government boundary

    Required

    Verify that the property is governed by San Diego, not a neighboring city or county authority.

  • Test the residency or occupancy rule

    Required

    Primary-residence rules apply to home-share classifications; whole-home tiers use separate criteria and caps.

  • Check zoning and private restrictions

    Required

    Choose the correct tier and confirm whether a capped whole-home license remains available for the location.

Sources:[1][2][3]

Too many forms and requirements?

Let Pine organize the San Diego permit checklist around this property.

You’ll continue in Pine to review the checklist and add property details. Final government submissions remain under your control.

San Diego Short-Term Residential Occupancy License Overview

Review the high-level stages here, then use the dedicated application guide for the complete submission sequence and annotated screenshots.

  1. 1

    Select the correct STRO tier

    Match the planned hosted or whole-home activity and Mission Beach status to Tier 1, 2, 3, or 4.

  2. 2

    Complete tax and occupancy prerequisites

    Confirm the rental-unit tax account, business certificate, and right-to-occupy records.

  3. 3

    Submit the tier application

    Use the official application and pay the tier-specific nonrefundable fees.

  4. 4

    Maintain the license and reports

    Publish the license number, follow operating rules, and renew before the two-year term ends.

City of San Diego STRO Application

Official government page

Official San Diego information and application entry point.

Sources:[1][2][3]

Documents to Prepare

  • Active Rental Unit Business Tax account

    Required

    Use the current form, file format, and document date requested by the issuing authority.

  • Business Tax Certificate when the host is not the owner

    Required

    Use the current form, file format, and document date requested by the issuing authority.

  • Right-to-occupy document for a non-owner host

    Required

    Use the current form, file format, and document date requested by the issuing authority.

  • Tier-specific host and local-contact information

    Required

    Use the current form, file format, and document date requested by the issuing authority.

Sources:[1][2][3]

Operating Rules After Approval

  • Use only the license tier and dwelling unit approved by the City.

    Required

    Keep evidence in the property compliance record and update it when the government account changes.

  • Display the STRO license number in advertisements and keep contact information current.

    Required

    Keep evidence in the property compliance record and update it when the government account changes.

  • Tier 3 and Tier 4 hosts must meet the City’s utilization and quarterly reporting rules.

    Required

    Keep evidence in the property compliance record and update it when the government account changes.

Government approval does not override private restrictions

A license or registration does not cancel a lease, HOA, condominium, mortgage, or insurance restriction.

Sources:[1][2][3]

Taxes, Renewal & Enforcement

Tax layer
Maintain the required Rental Unit Business Tax account, Business Tax Certificate when applicable, and Transient Occupancy Tax account.
Filing
File and remit San Diego TOT according to the schedule assigned by the City Treasurer.
Renewal
Renew the STRO license before the two-year expiration and keep prerequisite tax accounts active.
Deadline
A valid license is required before operating; Tier 4 Mission Beach applications are currently closed.
Enforcement
Operating without a valid license or outside the issued tier can result in enforcement and listing action.
Sources:[1][2][3]

Detailed STRO License Guide

Use the task page when you are ready to prepare and submit the San Diego application.

San Diego STRO License

Step-by-step guide

Before-you-apply checklist, documents, application sequence, verification, and post-approval work.

Sources:[1][2][3]

Your San Diego STR Action Plan

Keep the jurisdiction, approval, documents, tax, operating, and renewal work in one property record.

  • Confirm eligibility before paying

    Required

    Choose the correct tier and confirm whether a capped whole-home license remains available for the location.

  • Prepare the government application

    Required

    Organize every document needed for the San Diego Short-Term Residential Occupancy License.

  • Track operating and renewal proof

    Required

    Renew the STRO license before the two-year expiration and keep prerequisite tax accounts active.

Build a San Diego STR checklist

Enter the property address and Pine will organize the San Diego eligibility, application, tax, document, and renewal work.

You’ll continue in Pine to review the checklist and add property details. Final government submissions remain under your control.

Sources:[1][2][3]

Sources

Review the official California and San Diego sources used for every rule and step in this guide.

  1. 1
    Short-Term Residential Occupancy (STRO)

    City of San Diego Office of the City Treasurer

    Current STRO license tiers, availability, prerequisites, fees, two-year term, application resources, and enforcement contacts.

  2. 2
    Transient Occupancy Tax

    City of San Diego Office of the City Treasurer

    City transient occupancy tax registration, filing, payment, and operator guidance.

  3. 3
    California Revenue and Taxation Code § 7280 — Occupancy taxes

    California Legislative Information

    State authority for cities and counties to levy taxes on the privilege of occupying rooms or lodging.

Frequently Asked Questions

Are short-term rentals legal in San Diego?

Allowed with the applicable City of San Diego STRO license; availability and requirements depend on license tier.

Sources:[1][2][3]
What approval is required in San Diego?

San Diego Short-Term Residential Occupancy License. A valid license is required before operating; Tier 4 Mission Beach applications are currently closed.

Sources:[1][2][3]
Is a primary residence required in San Diego?

Primary-residence rules apply to home-share classifications; whole-home tiers use separate criteria and caps.

Sources:[1][2][3]
Does a platform collect every San Diego tax?

Maintain the required Rental Unit Business Tax account, Business Tax Certificate when applicable, and Transient Occupancy Tax account. File and remit San Diego TOT according to the schedule assigned by the City Treasurer.

Sources:[1][2][3]

This page is general information, not legal or tax advice. Regulations and agency procedures can change. Confirm the current requirement with the linked government office before operating or submitting an application.