Legal Status
Allowed only for an eligible permanent resident in the resident’s registered primary unit.
A short-term residential rental is all or part of a home rented for fewer than 30 nights.
This guide separates San Francisco permission to operate from tax registration, private property restrictions, and ongoing renewal obligations.
San Francisco Rules at a Glance
- Jurisdiction
- City of San Francisco
- Legal status
- Allowed only for an eligible permanent resident in the resident’s registered primary unit.
- Required approval
- San Francisco Short-Term Residential Rental Certificate
- Government fee
- $925 application fee; an approved certificate is valid for two years.
- Term / renewal
- Two years from approval.
- Primary residence
- The host must live in the unit at least 275 nights per calendar year and may register only that unit.
- Inspection
- The unit and, in some multi-unit buildings, the property must be free of disqualifying code-enforcement matters.
Eligibility & Zoning
Affordable, below-market-rate, certain rent-regulated, noncompliant, and other ineligible units cannot be registered.
Confirm the government boundary
RequiredVerify that the property is governed by San Francisco, not a neighboring city or county authority.
Test the residency or occupancy rule
RequiredThe host must live in the unit at least 275 nights per calendar year and may register only that unit.
Check zoning and private restrictions
RequiredAffordable, below-market-rate, certain rent-regulated, noncompliant, and other ineligible units cannot be registered.
Too many forms and requirements?
Let Pine organize the San Francisco 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 Francisco Short-Term Residential Rental Certificate Overview
Review the high-level stages here, then use the dedicated application guide for the complete submission sequence and annotated screenshots.
- 1
Check host and unit eligibility
Confirm permanent residency, prior occupancy, code status, and that the unit is not in an excluded category.
- 2
Register the accommodation business
Create or update the business location with the Treasurer and Tax Collector.
- 3
Submit the OSTR application
Provide residency, unit, insurance, and listing information and pay the application fee.
- 4
Track nights, tax, and renewal
Keep hosted and unhosted records, meet tax obligations, and renew the two-year certificate.
Documents to Prepare
San Francisco Business Registration Certificate
RequiredUse the current form, file format, and document date requested by the issuing authority.
At least two accepted proofs of permanent residence
RequiredUse the current form, file format, and document date requested by the issuing authority.
Proof the host lived in the unit for at least 60 days before applying
RequiredUse the current form, file format, and document date requested by the issuing authority.
Liability insurance documentation
RequiredUse the current form, file format, and document date requested by the issuing authority.
Operating Rules After Approval
Live in the registered unit at least 275 nights per calendar year.
RequiredKeep evidence in the property compliance record and update it when the government account changes.
Limit unhosted rentals to 90 nights per calendar year.
RequiredKeep evidence in the property compliance record and update it when the government account changes.
Display the OSTR certificate number and maintain required hosting records.
RequiredKeep 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.
Taxes, Renewal & Enforcement
- Tax layer
- San Francisco imposes a 14% Transient Occupancy Tax and a Tourism Improvement District assessment on covered stays.
- Filing
- Direct-booking hosts file as required; approved Qualified Website Companies may collect and file for covered bookings.
- Renewal
- Renew the certificate and business registration while continuing to prove permanent residency.
- Deadline
- Obtain business registration and an OSTR certificate or qualifying pending status before offering the unit.
- Enforcement
- Unregistered, non-primary-residence, excessive unhosted, or ineligible-unit activity can trigger enforcement.
Your San Francisco STR Action Plan
Keep the jurisdiction, approval, documents, tax, operating, and renewal work in one property record.
Confirm eligibility before paying
RequiredAffordable, below-market-rate, certain rent-regulated, noncompliant, and other ineligible units cannot be registered.
Prepare the government application
RequiredOrganize every document needed for the San Francisco Short-Term Residential Rental Certificate.
Track operating and renewal proof
RequiredRenew the certificate and business registration while continuing to prove permanent residency.
Build a San Francisco STR checklist
Enter the property address and Pine will organize the San Francisco 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
Review the official California and San Francisco sources used for every rule and step in this guide.
- 1FAQs on Short-Term Rentals
San Francisco Planning
Official definition, permanent-resident and unhosted-night limits, registration term and fee, eligible properties, and platform rules.
- 2Become a Certified Host
San Francisco Planning
Host eligibility, proof of residency, business registration, insurance, unit eligibility, and application steps.
- 3Transient Occupancy Tax (TOT)
San Francisco Treasurer & Tax Collector
Current San Francisco transient occupancy tax rate, host filing, and qualified website company collection guidance.
- 4California 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 Francisco?
Allowed only for an eligible permanent resident in the resident’s registered primary unit.
What approval is required in San Francisco?
San Francisco Short-Term Residential Rental Certificate. Obtain business registration and an OSTR certificate or qualifying pending status before offering the unit.
Is a primary residence required in San Francisco?
The host must live in the unit at least 275 nights per calendar year and may register only that unit.
Does a platform collect every San Francisco tax?
San Francisco imposes a 14% Transient Occupancy Tax and a Tourism Improvement District assessment on covered stays. Direct-booking hosts file as required; approved Qualified Website Companies may collect and file for covered bookings.
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.