San Ramon's Short-Term Rentals: The Rules That Matter
Every city handles short-term rentals a little differently. In San Ramon, California, there are 7 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.
Insurance Requirements
San Ramon Zoning Ordinance D4-27.C.2.i requires every STR registration to include proof of insurance demonstrating that the property is insured for use as a short-term rental. The City does not publish a specific minimum coverage amount in the ordinance, but D4-27.C.2.j separately requires the owner/operator to acknowledge a hold-harmless, indemnify-and-defend obligation to the City and staff for claims arising from the registration. Standard homeowner policies typically exclude commercial rental activity, so most operators must add a landlord, business, or short-term rental endorsement.
Key details: Insurance Required: Yes (D4-27.C.2.i). Specific Minimum: Not specified in ordinance. Hold-Harmless to City: Required (D4-27.C.2.j). Homeowner Policy: Usually excludes STR use. Registration: Annual renewal (D4-27.F).
Operating a San Ramon STR without filing proof of insurance, or letting required coverage lapse, is a violation of the registration conditions and can lead to enforcement under Title B and a public-hearing revocation under D4-27.G with a 12-month re-registration bar. Failure of an insurer to defend a claim does not affect the operator's separate hold-harmless and indemnification duty to the City under D4-27.C.2.j.
Noise Rules
San Ramon allows STRs in any residential district subject to Zoning Ordinance D4-27, which makes the operator jointly responsible for compliance with all City noise regulations under Municipal Code Chapter V (B6-81 through B6-122). General nighttime quiet hours run 10 PM to 8 AM, and audio or yelling that is plainly audible at 50 feet from the building between those hours is prima facie evidence of a violation. Un-hosted STRs are capped at 12 weeks per year, and STRs may not be rented for parties or other special events.
Key details: STR Status: Allowed with annual registration. STR Code Section: Zoning Ordinance D4-27. Noise Code: Municipal Code Ch. V (B6-81 to B6-122). Quiet Hours: 10 PM - 8 AM. Audible Standard: Plainly audible at 50 ft (prima facie).
Noise violations are infractions punishable under Section A1-32 and may also be abated as a public nuisance by restraining order or injunction under B6-122. Repeated or willful disturbances can be charged under California Penal Code Section 415. STR registrations may be revoked after a public hearing for ongoing nuisance, with a 12-month bar on re-registration.
Occupancy Limits
Where short-term rentals are permitted in San Ramon, occupancy is constrained by California Building Code and San Ramon Municipal Code limits on residential density, typically 2 persons per bedroom plus 2 additional occupants. Fire Code sleeping unit standards, parking limits, and HOA CC&R occupancy caps further narrow allowable guest counts.
Key details: Rule: Typical formula: 2 persons per bedroom + 2 additional occupants. Authority: CA Fire Code requires smoke alarms in every sleeping room. Prohibition: No reliance on on-street parking for guest vehicles. Rental: HOA CC&Rs in Canyon Lakes, Gale Ranch, Windemere impose own occupancy caps. Noise: Nuisance enforcement if noise, overcrowding, or refuse issues arise.
Contact your local code enforcement office for specific penalty information.
Registration Rules
Short-term rentals in San Ramon are heavily restricted. The City does not have a permissive STR ordinance, and most residentially-zoned properties are not authorized to operate rentals under 30 days. Operators must check current zoning code and TOT registration requirements with the Finance Department, and HOA CC&Rs in master-planned communities frequently ban STRs outright.
Key details: STR Ordinance: San Ramon does not have a permissive STR. Transient Tax: 10% Transient Occupancy Tax applies to all stays under 30 days. Transient Tax: TOT registration with Finance Department required before renting. HOA Prohibition: Most HOAs (Canyon Lakes, Gale Ranch, Windemere) prohibit STRs via CC&Rs. Penalties: Davis-Stirling Act gives HOAs strong enforcement (fines, liens, injunctions).
Contact your local code enforcement office for specific penalty information.
This is one of the stricter rules in San Ramon's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.
Parking Rules
San Ramon requires off-street parking for all residential uses, and STRs cannot rely on on-street parking to accommodate guest vehicles. Most HOAs in Canyon Lakes, Gale Ranch, and Windemere further restrict guest parking, require vehicle registration, and ban overnight street parking in certain circumstances.
Key details: Landscaping: Minimum 2 covered off-street spaces per single-family dwelling. Landscaping: CVC 22651(k): vehicles in same street spot >72 hours can be towed. Landscaping: Guest parking on-site only; no reliance on public streets. Landscaping: HOAs often require guest vehicle registration and ban overnight street parking. Prohibitions: RVs, boats, trailers prohibited from street parking per HOA CC&Rs.
Contact your local code enforcement office for specific penalty information.
Taxes & Fees
San Ramon imposes a 7.25% Transient Occupancy Tax on short-term stays under 31 days. Operators collect the tax from guests and file quarterly returns. Guests staying 31+ consecutive days are exempt.
Key details: TOT Rate: 7.25%. Effective Since: April 1, 1993. Filing: Quarterly. Exempt: Stays 31+ consecutive days.
Non-remittance: back taxes + 10 to 25% penalty + interest. Willful evasion: misdemeanor. City audit authority.
Permit Requirements
San Ramon allows STRs in all residential districts under Zoning Ordinance §D4-27, but requires annual registration. Hosted STRs (owner present) have no annual night cap; unhosted rentals are limited to 12 weeks (84 nights) per year. Annual registration fee is $250. Properties with an ADU or JADU are INELIGIBLE for STR registration. Submit registration form to planning@sanramon.ca.gov.
Key details: Annual Registration: $250 fee — submit to planning@sanramon.ca.gov. Hosted STR: No annual night limit. Unhosted STR: Maximum 12 weeks (84 nights) per year. ADU/JADU Properties: INELIGIBLE for STR registration.
Operating without registration: citation and stop-operation notice. ADU used as STR: code enforcement.
The Bottom Line
San Ramon's short-term rentals rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming San Ramon is broadly strict or permissive.
Keep in mind that San Ramon can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.