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

If you live in South San Francisco 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. South San Francisco has 6 specific rules on the books covering different aspects of short-term rentals, and some of them might surprise you.

Insurance Requirements

South San Francisco Municipal Code Section 20.350.037 and the Planning Division's Short-Term Rental program do not specify a dollar-amount liability insurance requirement for STR hosts. The City's published STR program materials reference permit, business license, TOT/CCT, parking, and local-contact obligations but do not impose a numeric minimum general-liability or umbrella policy. Hosts using major platforms typically receive platform-provided host protection (Airbnb's AirCover offers up to $1,000,000 in liability coverage; Vrbo's Liability Insurance offers up to $1,000,000 per occurrence) but this is not a city mandate. Hosts should confirm their homeowner's or renter's policy permits STR use and consider a dedicated short-term rental policy.

Key details: City Minimum: No dollar amount specified in 20.350.037. Required License: City Business License (SSFMC 6.12). Local Contact: Required, 1-hour response. Airbnb AirCover (typical): Up to $1M host liability. Vrbo Liability (typical): Up to $1M per occurrence.

Because Section 20.350.037 does not set a specific insurance amount, there is no City fine for being uninsured by itself. However, an underinsured loss leaves the host personally liable for guest injuries, neighbor property damage, or fire claims arising from STR use. Operating a residential STR in violation of a homeowner's policy 'business pursuits' exclusion can lead to claim denial and policy non-renewal by the carrier. Violations of broader Section 20.350.037 obligations — including operating without a permit, without a current Business License, or without remitting Transient Occupancy Tax — carry administrative penalties under SSFMC enforcement provisions, including possible permit suspension or revocation by the Planning Division.

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

Occupancy Limits

South San Francisco Municipal Code Section 20.350.037 caps short-term vacation rental occupancy by stay type. Hosted stays (host present in the dwelling) are limited to a maximum of 2 guests at one time. Un-hosted stays (host absent) are limited to 2 guests per bedroom plus 2 additional guests per booking. STR use is restricted to single-unit dwellings only — multi-family units, accessory dwelling units (ADUs), and junior accessory dwelling units (JADUs) may not be used as short-term rentals. Un-hosted stays are further capped at 90 days per year, while hosted stays have no annual day limit. Only one STR permit is allowed per dwelling unit per lot.

Key details: Hosted Per-Stay Limit: 2 guests at one time. Un-hosted Per-Stay Limit: 2 per bedroom + 2 additional. Un-hosted Annual Cap: 90 days per year. Hosted Annual Cap: Unlimited. Eligible Property: Single-unit dwellings only.

Operating beyond these guest counts, exceeding 90 un-hosted nights, or running an STR in a multi-family unit, ADU, or JADU is a violation of SSFMC Section 20.350.037 and is enforceable through the City's Planning Division and Code Enforcement. Penalties include administrative citations, permit suspension, and permit revocation. Operating without a Short-Term Rental Permit, without a current City Business License, or failure to remit TOT/CCT is independently subject to enforcement under SSFMC Chapters 6.12 and 4.20. Continued nuisance complaints (over-occupancy, disturbances) may serve as additional grounds for non-renewal or revocation.

Compared to other cities, South San Francisco takes a harder line on occupancy limits. The enforcement and penalty structure reflects that.

Parking Rules

South San Francisco requires STR properties to provide at least one designated off-street parking space. Guests must comply with all city parking rules. Oversized vehicles and unattached trailers are restricted in residential areas.

Key details: Required Parking: Min. 1 designated off-street space. Guest Vehicles: Must comply with all city parking rules. Oversized Vehicles: Restricted in residential areas. Code: SSFMC §20.350.036.

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

Noise Rules

STR guests in South San Francisco must comply with SSFMC Ch. 8.32 noise regulations. Hosts are responsible for guest conduct. The local contact must be reachable within 1 hour to address disturbances.

Key details: Noise Code Applies: SSFMC Ch. 8.32. Local Contact: Must respond within 1 hour. Host Liability: Responsible for guest compliance. Quiet Hours: 10 PM – 8 AM (general residential).

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

Taxes & Fees

South San Francisco charges TOT under SSFMC Ch. 4.20 starting at 11% general + 1% special, automatically increasing 1%/year up to a 14% maximum. A Conference Center Tax (CCT) also applies. Business license also required.

Key details: TOT Rate: Up to 14% (auto-escalating; currently up to 14%). Special Tax: 1% (in addition to general TOT). CCT: Conference Center Tax also applies. Filing: Online portal (new as of July 2025). Code: SSFMC Ch. 4.20.

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

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

Permit Requirements

South San Francisco requires a Short-Term Rental Permit under SSFMC §20.350.036. STRs allowed only in single-family homes by permanent residents. ADUs ineligible. Unhosted stays capped at 90 days/year. Business license required.

Key details: Permit Required: Yes — Planning Division. Eligible Properties: Single-family homes only. ADUs: Not eligible for STR. Unhosted Cap: 90 days/year. Parking Required: 1 off-street space.

Operating without a permit is a code violation. Annual renewal required by January 1.

This is not one of those rules that cities tend to ignore. South San Francisco actively enforces its permit requirements requirements.

The Bottom Line

South San Francisco is tougher than many cities when it comes to short-term rentals. Out of the 6 rules covered here, 3 are rated strict. If you are a homeowner, renter, or business owner in South San Francisco, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

These rules come from South San Francisco's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.