San Diego Short-Term Rental Regulations (2025) — Owner Guide

San Diego short-term rental regulations in 2025 require a City STRO license for stays under 30 nights, plus compliance with Transient Occupancy Tax (TOT), Good Neighbor standards, and a 24/7 local contact. License tiers differ for home-sharing vs. whole-home rentals, with stricter caps in coastal zones like Mission Beach. Licenses renew every two years and aren’t transferable.

Not legal advice. This guide gives owners a clear, local roadmap: what counts as an STRO, which license tier fits your property, the exact 2025 fee schedule, how TOT is handled across platforms, and how to avoid citations. We include the City application links, phone numbers, and emails you’ll actually use—plus field-tested procedures to protect your permit. OODA’s San Diego team manages the operational pieces (24/7 contact, recordkeeping, listing compliance) so you stay covered without the admin grind.

Key Takeaways

STRO licenses are tied to the host and address, renew every two years, and cost between $226–$1,170 as of March 1, 2025.
OODA’s analyst-led pricing and compliance-first operations have delivered up to a 35% revenue increase while maintaining a 4.92★ guest average.
Our 7% management fee, 24/7 guest support, and 50-point turnover checklist help owners meet City standards and avoid violations.

What counts as a short-term rental in San Diego?

A San Diego short-term residential occupancy (STRO) is renting a dwelling unit for fewer than 30 consecutive nights. The City differentiates home-sharing (host on-site) from whole-home rentals. The rules apply to houses, condos, ADUs, and some multifamily units, but HOA/CC&Rs may restrict or prohibit STRs. Monthly stays (30+ nights) are generally outside STRO licensing.

Here’s the practical breakdown owners ask us about:

Under 30 nights triggers STRO rules—whether it’s a La Jolla casita, a Pacific Beach condo, or a Downtown loft near the Gaslamp Quarter.
30+ nights typically shift to mid-term/long-term rules—no STRO license needed, and TOT is usually exempt.
HOA restrictions can supersede City permission. Several coastal buildings in Mission Beach and Del Mar prohibit STRs outright; always review CC&Rs.

Across beach zones, summer demand surges. In Mission Beach and Pacific Beach, July ADRs run 30–60% higher than January. Owners sometimes test 30+ night stays in shoulder seasons to stabilize occupancy while remaining outside STRO rules—smart, but confirm your lease and tax obligations differ.

How It Works

Classify your property by use: home-sharing (host on-site) vs. whole-home. Confirm HOA/CC&Rs. If doing any sub-30-night bookings, proceed with licensing, TOT, and Good Neighbor steps outlined below. If you pivot to 30+ nights, you’ll still need an active RUBT account and to follow tenant/lease rules.

How does STRO licensing work in 2025?

Operating an STRO in San Diego requires a City license tied to the host and address; it’s non-transferable and renews every two years. You must display the license number on listings, maintain a 24/7 local contact, comply with Good Neighbor standards, collect/remit TOT as required, and keep detailed records for inspection.

Owners in North County and coastal neighborhoods ask two questions: “Is my address eligible?” and “Will I hit a cap?” The City enforces tiered categories with stricter limits in beach zones. Owners who manage compliance upfront reduce costly delays—we see approvals within 2–4 weeks when documents are complete, versus 6–8 weeks when TOT or RUBT is missing.

Typical host responsibilities

Obtain your STRO license and display the number on Airbnb/Vrbo listings.
Maintain a 24/7 local contact who can respond promptly to the City/neighbors.
Collect and remit TOT (platforms may collect; you still file/reconcile).
Follow Good Neighbor standards (noise, trash, parking, occupancy).
Keep records: bookings, tax filings, complaints, and maintenance logs.

Example: Owner J.A. in La Jolla listed a whole-home without the license number. After a neighbor complaint, the listing was flagged. We corrected the listing, added quiet hours and parking maps, and documented a 24/7 contact—no fine issued, license kept in good standing.

What are the San Diego STRO license tiers and caps?

San Diego uses tiered license categories: Tier 1 (home-sharing), Tier 2 (whole-home primary), Tier 3 (whole-home non-primary), and Tier 4 (coastal/Mission Beach). Coastal areas carry stricter caps, and the Tier 4 waitlist is currently closed. Always confirm your property’s tier on the City STRO website before applying.

Quick tier overview (verify details on the City site):

Tier 1 – Home-Sharing (Host On-Site): Rent rooms/part of your primary residence while present. Typically fewer restrictions; best for homeowners in neighborhoods like Del Mar Heights or North Park who live on-site.
Tier 2 – Whole-Home Primary Residence: Rent your entire primary home under 30 nights. Night limits and caps may apply; some zones use a lottery when caps are reached.
Tier 3 – Whole-Home Non-Primary: Second homes/investments. Stricter limits; many Downtown and coastal buildings restrict non-primary STRs via CC&Rs.
Tier 4 – Coastal/Mission Beach Zones: Special coastal caps; waitlist currently closed. Mission Beach has the tightest constraints due to density and seasonal crowding.

In practice, a Pacific Beach duplex ADU may qualify for Tier 2 if it’s part of a primary residence, while a non-primary condo in Downtown often falls into Tier 3 with tighter limits. We’ve seen approvals proceed faster when owners submit HOA permission letters with the initial application.

How to confirm your tier

Use the City’s official STRO resources to check: address eligibility, tier definitions, and current cap status. If you operate near the beach (Mission Beach, Pacific Beach, La Jolla Shores), assume stricter review and gather HOA documentation up front.

What are the 2025 STRO fees and how do you apply for a license?

You’ll need an active TOT Certificate, Rental Unit Business Tax (RUBT) account, and—if you’re the manager, not owner—a Business Tax Certificate before applying. Applications are submitted via the City STRO Licensing Portal. Fees below take effect March 1, 2025. All fees are non-refundable. Licenses expire two years from issuance.

New fee structure (effective March 1, 2025):

License Tier	Application Fee	License Fee	Total Cost
Tier 1	$33	$193	$226
Tier 2	$33	$284	$317
Tier 3	$41	$1,129	$1,170
Tier 4	$41	$1,129	$1,170

Notes: Fees are non-refundable; renew per Municipal Code Section 510.0106(d). Maintain proof of payment and your license certificate for inspections. Owners who file complete packages (including HOA letters) see fewer rejections and faster turnarounds.

Before you apply

You must have these in place first:

Active TOT Certificate: Apply online via the City’s Transient Occupancy Registration System. Questions: 619-615-1530 or sdtot@sandiego.gov.
Active & Paid RUBT Account: Confirm your parcel’s status. Questions: 619-615-1545 or rtax@sandiego.gov.
Business Tax Certificate (if you aren’t the owner): Apply via the Business Tax Certificate website. Questions: 619-615-1539 or compliance@sandiego.gov.

Then submit via the City STRO Licensing Portal. Steps: create an account, select “Short Term Rental,” choose “Apply for a License,” complete property/host details (including TOT, RUBT, 24/7 contact), attest to primary residence if applicable, upload HOA permission, pay fees, and retain your certificate/number.

How does Transient Occupancy Tax work for San Diego short‑term rentals?

TOT generally applies to stays under 30 nights in San Diego. Some platforms (Airbnb, Vrbo) collect and remit TOT for you, but you’re still responsible for accurate quarterly filings and reconciliation. Keep detailed records: bookings, exempt stays (30+ nights), platform-collected amounts, and your remittances.

Key points owners should follow:

Register for TOT if you host sub-30-night stays; keep your certificate number on file.
File quarterly returns even if a platform collects—reconcile channel statements to your ledger.
Maintain records for audits: folios, exemptions, and correspondence for at least 4 years.
30+ night stays are typically exempt, but confirm edge cases with the City.

For TOT questions: 619-615-1530 or sdtot@sandiego.gov. Example: A Mission Beach condo on Airbnb (platform collects) plus private direct bookings (you collect). You’ll still file the quarter, report both streams, and remit the non-platform portion—clean books avoid penalties.

How to reconcile platform collections

Save monthly platform tax reports and cross-check against your PMS or spreadsheet. We tag each reservation in our ledger with tax status (platform-collected vs. owner-collected) so the quarterly return is plug-and-play and audit-ready.

What Good Neighbor standards should you enforce to protect your permit?

San Diego requires STROs to avoid nuisances. Enforce quiet hours, occupancy limits, parking rules, trash schedules, and a clear no-party policy. Disclose noise-monitoring devices in your listing, maintain a 24/7 local contact, and document communications. Consistent practices prevent complaints and protect your license.

Our operations playbook for high-traffic zones like Pacific Beach and Mission Beach includes:

Noise: Quiet hours posted (10 pm–8 am), NoiseAware devices with disclosure, and automated SMS warnings on threshold breaches.
Occupancy & Parking: Limit by bed count and City rules; include parking diagrams and street-sweeping days (Downtown especially).
Trash/Recycling: Bin labels plus pickup day reminders; a departure checklist avoids overflows.
No Parties: Listing states “No events”; bookings screened for risk (one-nighters during Comic-Con near Gaslamp get extra review).
Local Contact: On-call within a defined response time; all neighbor/City contacts logged.

Example: One Mission Beach condo reduced noise alerts by 68% after we added pre-arrival rules, in-home signage, and a two-strike SMS system. No violations the following summer.

How It Works

We publish the rules in listing and house manual, require guest acknowledgment at booking, monitor device alerts, and keep a response log with timestamps and screenshots. If contacted by the City, we provide the log and corrective actions—small effort, big protection.

How is enforcement handled, and how should owners respond to complaints?

San Diego uses progressive enforcement: complaints can trigger inspections, warnings, fines, or license revocation for repeat issues. Respond fast, fix the problem, and document every step. If cited, note appeal timelines and consider legal counsel. Continued violations can suspend or terminate your STRO license.

When a complaint arrives, follow a predictable sequence:

Log the event: Timestamp neighbor/police contact; record guest communications and photos.
Correct immediately: Message guests, send a local contact, reduce occupancy if needed.
Follow up: Confirm resolution with the complainant when appropriate; save the thread.
Escalate: If cited, review the notice, prepare evidence, and track appeal deadlines.

Review the City’s code for details: STRO regulations (Municipal Code). Owners who maintain clean logs and respond within minutes preserve goodwill—and their permit.

Documentation we keep

A centralized folder with: license certificate, TOT filings, RUBT proof, HOA permission letter, guest rules acknowledgment, device alert history, and incident logs. This package has resolved 90%+ of escalations without fines for our clients.

Is your property ready? Can you use this owner compliance checklist?

Use this checklist to validate eligibility and avoid application delays: verify HOA/CC&Rs, choose the correct tier, gather tax certificates, and configure listings with the license number and house rules. Set up a 24/7 local contact, incident playbook, and recordkeeping. Calendar your two-year renewal date so your license never lapses.

[ ] Verify address eligibility; review HOA/CC&Rs
[ ] Choose Tier 1, 2, 3, or 4 based on usage and location
[ ] Obtain TOT Certificate; confirm RUBT status; Business Tax Certificate if managing
[ ] Apply via the City portal; save license certificate/number
[ ] Configure listings: display license number; publish quiet hours, parking, trash
[ ] Register for TOT, reconcile platforms; file quarterly returns
[ ] Implement Good Neighbor SOPs and noise disclosure
[ ] Set a 24/7 local contact and an incident response playbook
[ ] Maintain records: bookings, taxes, complaints, and maintenance logs
[ ] Calendar renewal date (every 2 years)

If you operate near the coast (Mission Beach, La Jolla Shores, Del Mar), assume tighter caps and gather HOA approval early. Downtown and North County buildings with stricter CC&Rs may require explicit permits before listing.

How does OODA Management help San Diego owners stay compliant (non-legal)?

We provide non-legal compliance support: license readiness, listing disclosures, TOT reconciliation, and neighbor-friendly operations. Our team runs 24/7 local contact, documents everything, and keeps you audit-ready. Owners get a compliance-first foundation plus revenue growth—our analyst-led pricing reviews and seasonal strategies have delivered up to a 35% revenue increase.

What this looks like for real properties:

License readiness: We assemble TOT, RUBT, and HOA docs; apply on your behalf; track renewals.
Listing compliance: License number on every channel; clear rules; occupancy and parking aligned to City and building standards.
Records + TOT: Quarterly filing packets; platform reconciliation; audit-ready folios.
Operations: 24/7 guest support, local incident response, and a 50-point turnover checklist that maintains your 4.92★ average.

We pair compliance with growth: dynamic pricing tuned to Comic-Con, Del Mar racing season, and summer beach demand. Rentals in Pacific Beach and Mission Beach often see weekend premiums 40–70% above weekdays in July. Our full-service management keeps you covered for a straightforward 7% management fee.

How It Works

We audit your address and HOA, prep and submit the license, configure listing disclosures, and set up tax reconciliation. Then we run pricing with analyst reviews twice weekly, adjust for events, and manage guest communications and incidents. You get monthly compliance and performance reports with concrete next steps.

Frequently Asked Questions

Do I need a license to rent my whole home for weekends?

Yes, in most cases. Whole-home rentals under 30 nights require an STRO license in San Diego. Confirm your address, tier, and any caps—especially in coastal zones—on the City’s STRO site. Display your license number on listings to avoid flags and potential enforcement actions.

Are 30-day+ stays exempt from STRO rules and TOT?

Usually, yes. Stays of 30+ consecutive nights are generally exempt from STRO licensing and TOT. You’ll still need an active RUBT account and must follow lease/tenant laws. Confirm edge cases with the City and your platform, and keep documentation of each 30+ night booking.

Will Airbnb or Vrbo handle my taxes automatically?

Some platforms collect and remit TOT for San Diego, but others don’t. Regardless, you remain responsible for accurate quarterly filings and reconciliation. Our approach: pull platform tax reports monthly, tag each reservation’s tax status, and prepare a single audit-ready packet per quarter.

What if my HOA prohibits short-term rentals?

HOA/CC&Rs can supersede City permissions. Violating HOA rules risks fines or legal action and can jeopardize your City license application. Secure written authorization when required, and include the letter in your application—especially common in Downtown high-rises and coastal buildings.

Can I rent an ADU or multifamily unit as a short-term rental?

It depends on zoning, tier, and building policies. ADUs tied to a primary residence may fit Tier 2; non-primary multifamily units often fall under Tier 3 with stricter limits. Check the Municipal Code and your building’s CC&Rs before investing in furniture or listings.

What happens if there’s a complaint about my listing?

Respond quickly, document everything, and fix the issue. Progressive enforcement can escalate from warnings to fines or license revocation for repeat violations. Our 24/7 contact line and response logs have resolved most incidents within 30–60 minutes, avoiding further action.

How long does STRO licensing take once I apply?

With complete documentation (TOT, RUBT, HOA letter, 24/7 contact), we’ve seen approvals in 2–4 weeks. Incomplete packages can stretch to 6–8 weeks or result in rejections. Submit cleanly, and be ready to answer follow-ups promptly through the portal.

Does OODA provide legal or tax advice?

No. We offer non-legal compliance support and operational execution—license prep, listing compliance, TOT reconciliation, and neighbor-friendly SOPs. For legal/tax questions, consult qualified professionals and the City’s official resources. We’ll coordinate documents and recordkeeping so your advisors can move fast.

What are your next steps to stay compliant and maximize revenue?

Confirm your tier, assemble tax certificates, and apply for your STRO license with complete documentation. Publish clear house rules, set a 24/7 local contact, and establish a repeatable incident log. Then layer in pricing discipline for summer peaks (beaches) and major events (Comic-Con Downtown) to grow revenue without risking your permit.

Ready for a painless path to compliance and growth? Request a free consultation →

Official City Resources:

City STRO Licensing Portal and Guides
STRO License Application System
San Diego Municipal Code – STRO Regulations
TOT Administration: 619-615-1530 | sdtot@sandiego.gov
RUBT: 619-615-1545 | rtax@sandiego.gov
Business Tax Compliance: 619-615-1539 | compliance@sandiego.gov

Related Resources: