Short-Term Rentals in San Mateo, CA: What Residents Actually Need to Know

If you live in San Mateo or are thinking about moving there, short-term rentals are one of those things you probably won't think about until they affect you directly. San Mateo has 8 specific rules on the books covering different aspects of short-term rentals, and some of them might surprise you.

Registration Rules

The City of San Mateo requires every short-term rental host to obtain a Short-Term Rental Registration under San Mateo Municipal Code Chapter 5.66 before advertising or accepting guests. Hosts must also hold a city Business License, file a Transient Occupancy Tax (TOT) certification, and follow operating standards. The annual registration fee is $250, due July 1, and registration is personal to the host and expires automatically upon sale or transfer of the property.

Key details: Code Chapter: SMMC Chapter 5.66. Adopted: Ordinance 2021-6, effective March 18, 2021. Annual Registration Fee: $250, due July 1. Business License: Required separately. TOT Rate: 12% of rent on stays under 30 days.

Operating, advertising, or booking a short-term rental without a current city registration, business license, or TOT account can lead to administrative citations, fines, registration denial or revocation, back collection of TOT, and a 24-month period of ineligibility for re-registration after a denial or revocation under Section 5.66.120.

This is not one of those rules that cities tend to ignore. San Mateo actively enforces its registration rules requirements.

Night Caps

San Mateo Municipal Code Section 5.66.040 caps un-hosted (host not on-site) short-term rentals at 120 days per calendar year, beginning on the registration date. Hosted rentals, where the registered host is present on-site for the duration of the stay, have no annual day cap. Occupancy is also limited to two people per bedroom or ten people per property, whichever is less.

Key details: Code Section: SMMC 5.66.040. Un-Hosted Cap: 120 days per year. Hosted Cap: No annual limit. Occupancy: 2 per bedroom or 10 per property, whichever is less. Parking (1-3 BR): 1 off-street space.

Exceeding the 120-day un-hosted cap, hosting prohibited events, blowing the 60-minute local-contact response standard, exceeding occupancy or parking minimums, or operating during a registration suspension can trigger administrative citations, fines, registration revocation, and a 24-month bar on re-registration under SMMC 5.66.120.

This is one of the stricter rules in San Mateo's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Noise Rules

STR guests must comply with all San Mateo noise ordinances. San Mateo's noise code is strict with tiered decibel limits. Hosts are responsible for guest conduct. Code enforcement hotline (650) 522-7150 handles complaints.

Key details: Quiet Hours: 10 PM – 7 AM. Local Contact: 60-minute response required. Code Enforcement: (650) 522-7150. Code: SMMC Ch. 5.66 & 7.30.

Noise violation at STR: $250 to $1,000. Multiple complaints: permit suspension/revocation. Host responsible for guest behavior.

Parking Rules

San Mateo requires STR properties with 1–3 bedrooms to have at least 1 off-street parking space, and 4+ bedrooms at least 2 spaces. Oversized vehicles (RVs) are prohibited from on-street parking in residential areas overnight.

Key details: 1–3 BR: Min. 1 off-street parking space required. 4+ BR: Min. 2 off-street spaces required. RV Street Parking: Prohibited (max 24 hrs twice/week for owners). Code: SMMC Ch. 5.66 & §11.32.105.

Parking plan non-compliance may affect STR permit renewal. Street parking violations: standard city fines.

Taxes & Fees

San Mateo charges 14% TOT on all short-term stays under 30 days under SMMC Ch. 3.56. TOT is remitted monthly by the last day of each month. Registration fee is $250/year in addition to TOT.

Key details: TOT Rate: 14%. Remittance: Monthly (by last day of month). Registration Fee: $250/year. Code: SMMC Ch. 3.56.

Non-remittance: back taxes + 10 to 25% penalty + interest. Willful evasion: misdemeanor. City audit authority.

This is not one of those rules that cities tend to ignore. San Mateo actively enforces its taxes & fees requirements.

Permit Requirements

San Mateo requires annual STR registration ($250/year), a business license, and TOT certification under SMMC Ch. 5.66 (effective Feb 1, 2021). ADUs cannot be registered. Unhosted stays capped at 120 days/year. HdL Companies administers the program.

Key details: Registration Fee: $250/year (due July 1). ADUs: Cannot be registered as STRs. Unhosted Cap: 120 days/year. Parking Requirement: 1 space (1–3 BR), 2 spaces (4+ BR). Local Contact: Must respond within 60 minutes.

Code enforcement via (650) 522-7150. Operating without a permit subject to fines.

This is one of the stricter rules in San Mateo's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Occupancy Limits

San Mateo limits STR occupancy to two people per bedroom or ten people per property, whichever is less, under Chapter 5.66. Events including weddings, parties, and corporate functions are prohibited at STR properties. Un-hosted rentals are limited to 120 days per year.

Key details: Occupancy: 2 per bedroom or 10 total (lower). Events: Prohibited — no weddings/parties. Un-hosted Cap: 120 days per year. Contact Person: 24/7, respond within 60 min. Code Reference: SMMC §5.66.040.

Exceeding occupancy limits or hosting prohibited events may result in STR registration revocation. Violations of operating standards carry fines. Repeat violations may result in permanent loss of STR registration.

This is not one of those rules that cities tend to ignore. San Mateo actively enforces its occupancy limits requirements.

Insurance Requirements

San Mateo's STR ordinance (Chapter 5.66) does not mandate specific minimum liability insurance as a condition of registration. Operators are encouraged to carry adequate coverage. Platform insurance (Airbnb AirCover) provides some protection but has limitations.

Key details: City Mandate: No specific insurance required. Recommendation: Adequate liability insurance advised. Airbnb: AirCover — $1M liability. Homeowners Policy: Often excludes STR activity. STR Insurance: Specialized policies available.

No city insurance mandate exists. Operating without adequate coverage is a business risk. Insurance claims may be denied if homeowners policy excludes STR activity.

San Mateo is more permissive than most cities when it comes to insurance requirements. That said, there are still limits.

The Bottom Line

San Mateo is tougher than many cities when it comes to short-term rentals. Out of the 8 rules covered here, 5 are rated strict. If you are a homeowner, renter, or business owner in San Mateo, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

All of the above reflects San Mateo's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.