San Diego short-term rental license guide
Last updated: October 19, 2026
San Diego uses a dedicated Short-Term Residential Occupancy (STRO) licensing system for Airbnb-style and other short stays. The correct license depends on rental days, primary-residence status, whole-home versus home-share use, and whether the property is in Mission Beach.
This guide covers the city-specific path from address and tier checks through tax prerequisites, application, and operating rules.
Bottom line
If a dwelling is inside the City of San Diego and you rent all or part of it to guests for less than one month, the City requires an STRO license. Tier 1 covers 20 days or fewer per year; Tier 2 covers qualifying primary-residence home sharing; Tier 3 covers whole-home rentals outside Mission Beach; and Tier 4 covers whole-home rentals in Mission Beach.
Before applying, the City requires an active Transient Occupancy Tax (TOT) certificate and a current Rental Unit Business Tax (RUBT) account. A non-owner Host also needs a Business Tax Certificate and proof of the legal right to occupy the property and sublease it for stays under one month.
Check the property before you commit money. Mission Beach has a separate cap, most ADUs cannot be used for STRO, and a non-primary-residence whole-home rental cannot simply operate for 21 to 89 days per year under the current tier rules.
Quick start: do these checks in this order
- Confirm City jurisdiction. Use the Council District Map linked from the City’s STRO page; a San Diego mailing address alone is not enough.
- Choose Tier 1, 2, 3, or 4. Rental days, primary-residence status, whole-home versus home-share use, and Mission Beach location control the answer.
- Confirm the dwelling is eligible. Check ADU/JADU status, permit history, and any unusual structure before you spend money.
- Set up the tax prerequisites. Get the TOT certificate and make sure the dwelling’s RUBT account is current.
- If the Host is not the owner, add the Business Tax Certificate and short-term sublease authority.
- Apply through the City’s STRO portal. Fees are non-refundable.
- Prepare for operations. Set up the local contact, required notices and guest materials, training records, and Tier 3/4 reporting if applicable.
San Diego short-term rental requirement map
| Requirement | Who handles it | When it matters |
|---|---|---|
| STRO license | City Treasurer | Dwelling or part of a dwelling rented for less than one month in the City. |
| TOT certificate | City Treasurer | Required for short-term occupancy and before the STRO application. |
| Rental Unit Business Tax | City Treasurer | The STRO page specifically notes owners renting more than 6 days in a calendar year. |
| Business Tax Certificate | City Treasurer | Expressly required by the STRO rules when the Host is not the owner. |
| Right-to-occupy document | STRO Administration | Required for a non-owner Host. |
| Fictitious Business Name | San Diego County Recorder/County Clerk | Only when the public business name triggers FBN rules; it is not STRO permission. |
| California entity filing | Secretary of State | If you form or maintain an LLC or corporation; the STRO Host still must be a natural person. |
For the broader city licensing map, see BLG’s San Diego, CA Business License Guide. For state-level context, use the California Business License Guide.
Choose the correct San Diego STRO tier
San Diego’s tier is based on how the dwelling is used, not just the platform you list on.
| Tier | Main rule | Key extra conditions |
|---|---|---|
| Tier 1 — Part-Time | 20 days or fewer per year. | Host does not have to live onsite; currently unlimited. |
| Tier 2 — Home Sharing | More than 20 days tied to the Host’s primary residence. | City uses a 275-day primary-residence standard; whole-home use while the Host is away can be up to 90 days; currently unlimited. |
| Tier 3 — Whole Home | More than 20 days, Host does not reside onsite, outside Mission Beach. | 1% citywide cap outside Mission Beach, two-night minimum, at least 90 STRO days per year, quarterly reporting. |
| Tier 4 — Mission Beach Whole Home | Whole-home STRO in the Mission Beach Community Planning Area. | 30% Mission Beach cap, two-night minimum, at least 90 STRO days per year, quarterly reporting. |
Current application status
As of September 25, 2026, Tier 1, 2, and 3 applications were open. The City reported 807 Tier 3 licenses remaining. Tier 4 had no licenses remaining and its application/waitlist period was closed. Recheck the live STRO page before paying because availability changes.
A major San Diego-specific trap is a non-primary-residence whole-home rental planned for only 21 to 89 days per year. The City says that model is not allowed under the current framework: Tier 1 stops at 20 days, while Tier 3 and Tier 4 require at least 90 days of annual STRO utilization. A qualifying primary-residence Host may fit Tier 2 instead.
Location and dwelling eligibility come before the application
First confirm the dwelling is inside the City of San Diego. The City directs applicants to its Council District Map. If the property is outside city limits, do not use the City STRO path merely because the mailing address says San Diego. BLG’s San Diego County Business License Guide can help separate the county and municipal layers.
For a whole-home rental, also confirm the Community Planning Area. Mission Beach uses Tier 4 rather than Tier 3. The City’s Community Plans page and map is the official planning-area reference.
The base zone is not the only eligibility question
The City says the STRO ordinance applies across base zoning designations, but the unit still has to be a lawful eligible dwelling. The current FAQ says ADUs may not be used for STRO, except for the narrow case of permitted companion units that predate the October 15, 2017 prohibition. If an older accessory unit may fit that exception, verify the permit history before relying on it.
Vehicles, RVs, camper vans, tents, sheds, tree houses, and other temporary structures cannot be STROs. A live/work unit has a narrow path: short-term occupancy may occur only in the residential “live” portion when the Host is a permanent resident.
Do not buy a property based only on an existing listing or the seller’s license. STRO licenses are not transferable, and a pending City enforcement action can block application processing.
TOT, rental tax, and business tax are separate city layers
Transient Occupancy Tax certificate
San Diego requires a Transient Occupancy Registration Certificate for property rented for less than one month. It is a prerequisite to the STRO application, and the City expects the account to be compliant.
Since May 1, 2025, the City’s three TOT zones use rates of 11.75%, 12.75%, or 13.75%. Use the official TOT tax-zone lookup map. The City requires monthly remittance, generally by the last day of the following month, and the TOT certificate number must appear on STRO advertisements. Start registration through the Transient Occupancy Registration System.
Rental Unit Business Tax
The STRO page says owners who rent all or part of the property for more than six days in a calendar year are responsible for RUBT, and the STRO application requires the account to be active and paid. Exemptions exist, including an owner-occupied path tied to County records, so verify how the City actually shows the parcel. The RUBT Open Data file identifies paid or exempt accounts.
Business Tax Certificate for a non-owner Host
A Host who is not the property owner must have a Business Tax Certificate in the Host’s name at the STRO address and provide a right-to-occupy document allowing short-term subleasing. The owner remains responsible for RUBT. Use the City’s Business Tax online system. If an owner also operates through a separate management business or entity, ask the Business Tax Program how that account should be set up rather than assuming RUBT covers everything.
LLC and business-name filings do not replace the STRO license
San Diego defines the STRO Host as a natural person with the legal right to occupy the dwelling and allow short-term occupancy. An LLC therefore cannot be the STRO Host. The City’s FAQ separately allows the TOT Operator to be an LLC or another qualifying person, so the Host and TOT Operator do not have to match.
If you form a California entity, use the Secretary of State’s bizfile service. Effective August 1, 2026, User Access is required for online Statement of Information filings. If you use a fictitious business name, the San Diego County FBN page explains that separate filing. Neither step grants STRO permission. BLG’s license, LLC, DBA, and seller’s permit guide explains the distinction.
Operating rules continue after the license is issued
Local contact
The local contact must respond to a complainant in person or by telephone within one hour and take action to address the nuisance.
Required notice
An exterior notice must show the TOT certificate number, STRO license number, Host or local-contact information, and City Code Enforcement contact information. The City also specifies the notice format.
Training and guest materials
Hosts must keep proof of human-trafficking awareness training, post guest reporting guidance inside the unit, and provide the City’s Good Neighbor Policy information.
Tier 3 and 4 reports
Tier 3 and 4 Hosts submit quarterly reports. Tier 1 and 2 do not. The reports support the 90-day annual utilization rule for whole-home licenses.
Hosting platforms also have City duties, including not processing unlicensed listings and collecting/remitting TOT when they collect rent. Those platform duties do not replace the Host’s own license, certificate, advertising, and operating obligations.
Real-world San Diego examples
You rent a spare bedroom most of the year
If you live in the home as your primary residence and rent a room for more than 20 days, Tier 2 is the likely path. Confirm the 275-day residence standard and complete the tax prerequisites before applying.
You want to rent a second home for about 60 days
If it is not your primary residence, the current rules create a problem: Tier 1 stops at 20 days, while Tier 3 or 4 requires at least 90 days of annual STRO use. Do not assume 60 days fits simply because it is part-time.
You want a whole-home rental in Pacific Beach
A non-owner-occupied whole-home rental outside Mission Beach generally points to Tier 3. Check current availability and plan for the two-night minimum, 90-day utilization rule, and quarterly reporting.
You are a tenant who wants to host
A lessee can potentially be the Host if the lease or owner authorization permits short-term subleasing. In addition to TOT and RUBT prerequisites, the non-owner Host needs a Business Tax Certificate at the address.
Current San Diego STRO fees
The City lists the following non-refundable application and license fees, effective March 1, 2025. These amounts were still shown on the City’s current STRO page when this guide was reviewed on October 2, 2026.
| Tier | Application fee | License fee | Key operating model |
|---|---|---|---|
| Tier 1 | $33 | $193 | 20 days or fewer per year |
| Tier 2 | $33 | $284 | Primary-residence home sharing |
| Tier 3 | $41 | $1,129 | Whole home outside Mission Beach |
| Tier 4 | $41 | $1,129 | Whole home in Mission Beach |
The City says licenses expire two years from issuance. The current renewal application and license fees shown by the City are the same amounts as the initial fees above. Separate TOT, RUBT, Business Tax, FBN, entity, or other costs can apply depending on the facts. Do not combine them into one supposed “San Diego Airbnb license fee.”
Common mistakes
- Assuming a San Diego mailing address proves City jurisdiction.
- Using Tier 3 for a whole-home property that is actually in Mission Beach.
- Trying to use an ordinary ADU or other ineligible structure as an STRO.
- Applying before the TOT certificate and RUBT record are ready.
- Thinking an LLC can be the STRO Host.
- Planning a non-primary-residence whole-home rental for 21 to 89 days.
- Assuming a platform replaces City licensing and tax-account duties.
- Forgetting local-contact, posting, training, or Tier 3/4 reporting duties after approval.
- Assuming a seller’s existing license transfers with the property.
Compact compliance checklist
- Confirm City limits and, for whole-home use, the Community Planning Area.
- Confirm the structure is an eligible lawful dwelling.
- Choose Tier 1, 2, 3, or 4.
- Obtain or verify the TOT certificate and current tax-zone rate.
- Verify RUBT is paid or properly recorded as exempt.
- If the Host is not the owner, obtain the Business Tax Certificate and right-to-occupy document.
- Check for pending City enforcement action, then apply through the STRO portal.
- Set up required notice, local contact, guest materials, and training records.
- If Tier 3 or 4, calendar quarterly reports and the 90-day utilization requirement.
- Recheck availability and fees immediately before payment.
What to ask San Diego before you commit money
STRO Administration script
Hello. I am considering STRO use at [address]. I expect to rent [a room / the whole home] for about [number] days per year. I [do / do not] live there as my primary residence and I am [the owner / a tenant with owner permission]. Can you confirm the correct tier, whether the dwelling is eligible, and which tax or right-to-occupy records must be active before I apply?
STRO Administration currently lists 619-615-6120 and stro@sandiego.gov. For tax-account questions, use the Treasurer contacts linked from the STRO page.
What if the application path does not work?
If the STRO portal rejects the application, first check the prerequisites rather than creating a second application. Confirm the address, TOT certificate number, RUBT status, Host identity, and whether the property has a pending enforcement action. If the login itself fails, the City says the STRO portal is the same Accela portal used by Development Services and recommends using the password-reset process before creating another account.
If the problem is eligibility rather than the portal, do not change the facts simply to fit another tier. A Mission Beach whole-home rental, an ADU, a 21-to-89-day non-primary-residence plan, or a lessee without short-term sublease authority needs the underlying issue resolved first.
Official San Diego short-term rental resources
- City of San Diego Short-Term Residential Occupancy program — tiers, prerequisites, fees, application status, FAQs, host rules, and current resources.
- Apply for an STRO license through the City’s Accela portal.
- San Diego Transient Occupancy Tax and registration information.
- Transient Occupancy Registration System.
- Rental Unit Business Tax information and paid-or-exempt RUBT Open Data.
- Business Tax online registration and account update.
- Active San Diego STRO licenses Open Data.
- City of San Diego community plans and planning-area map.
- San Diego County Fictitious Business Name filing information.
- California Secretary of State bizfile for separate entity filings.
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FAQ
Do I need an STRO license to run an Airbnb in San Diego?
Yes. If the dwelling is inside the City of San Diego and you rent all or part of it for less than one month, the City requires an STRO license and a Transient Occupancy Tax certificate. The tier depends on rental days, primary-residence status, whole-home versus home-share use, and Mission Beach location.
Which San Diego STRO tier do I need?
Tier 1 is for 20 days or fewer per year. Tier 2 is for qualifying primary-residence home sharing. Tier 3 covers whole-home operation outside Mission Beach, while Tier 4 covers Mission Beach whole homes. Tier 3 and 4 also have caps, a two-night minimum, a 90-day annual utilization rule, and quarterly reporting.
Can I use a San Diego ADU as a short-term rental?
Usually no. The City’s STRO FAQ says ADUs may not be used for short-term rental, with a narrow exception for permitted companion units that predate the October 15, 2017 prohibition. If the unit has an older permit history, verify it with the City before applying.
Do I need a TOT certificate before applying for the San Diego STRO license?
Yes. The City lists an active TOT certificate as an STRO application prerequisite, and the dwelling’s Rental Unit Business Tax account must also be current. A non-owner Host additionally needs a Business Tax Certificate and right-to-occupy documentation.
Can I rent a non-primary-residence whole home for only 30 to 80 days a year?
Not under the ordinary whole-home path. San Diego says STRO use of 21 to 89 days per year is not allowed for that model. Tier 1 stops at 20 days, while Tier 3 and 4 require at least 90 days of annual STRO utilization. A qualifying primary-residence Host may fit Tier 2.
Can an LLC hold the San Diego STRO license?
No. The City defines the STRO Host as a natural person with the legal right to occupy the dwelling and allow short-term occupancy. A TOT Operator may be an LLC, and the Host and TOT Operator do not have to match, but the STRO Host must still be a natural person.
Is Mission Beach different from the rest of San Diego for whole-home short-term rentals?
Yes. Mission Beach whole-home rentals use Tier 4, capped separately at 30% of Mission Beach housing units. As of September 25, 2026, the City reported no Tier 4 licenses remaining and the application/waitlist period was closed, so check the live City page for current availability.
Update note
Last updated: October 19, 2026
Next review: January 17, 2027
This guide checked San Diego’s current STRO tiers, September 2026 license availability, application prerequisites, TOT rates and registration, Rental Unit Business Tax status, non-owner Host requirements, dwelling eligibility, Mission Beach rules, current fees, operating duties, reporting, City portals, and the separate County and California entity/name-filing layers. No unpublished BLG national short-term-rental hub was linked.
Disclaimer
This guide is for general information only. Short-term rental, tax, zoning, property-use, licensing, and filing rules can change. Confirm current requirements with the City of San Diego and other responsible agencies before you buy or lease a property, advertise a rental, pay a non-refundable fee, or begin operating.