Host Presence Rule: Mountain View vs San Jose
How do host presence rule rules compare between Mountain View, CA and San Jose, CA?
Mountain View and San Jose have similar restriction levels.
Mountain View, CA
Santa Clara County
Santa Clara County does not impose a uniform host-presence rule on short-term rentals. Some unincorporated zoning districts limit STRs to hosted home-share arrangements, while others permit unhosted whole-home rentals subject to permit, tax, and noise rules.
View full Mountain View rules →San Jose, CA
Santa Clara County
San Jose distinguishes hosted short-term rentals (host onsite during stay) from unhosted rentals (host away) under SJMC Section 20.80.140, allowing hosted stays without an annual cap and unhosted stays only at the host's primary residence with a 180-night annual limit.
View full San Jose rules →Key Facts Comparison
| Fact | Mountain View | San Jose |
|---|---|---|
| County rule | Varies by zoning district | - |
| Hillside zones | Hosted home-share only | - |
| TOT registration | Required all STRs | - |
| Cities differ | San Jose, Palo Alto stricter | - |
| Permit | SCC Planning STR review | - |
| Code section | - | SJMC Section 20.80.140 |
| Hosted nightly cap | - | No annual cap |
| Unhosted nightly cap | - | 180 nights per year |
| Primary residence rule | - | Required for unhosted |
| Response time | - | Sixty minutes contact |
Highlighted rows indicate differences between cities.
Mountain View FAQ
Can I host an unhosted Airbnb in unincorporated Santa Clara County?
Often yes in standard residential zones with a County STR permit and TOT registration, but not in hillside or rural-residential overlays where the use is treated as a commercial change of use requiring conditional-use permits.
Do incorporated city rules apply to my unincorporated property?
No. San Jose, Palo Alto, and Mountain View host-presence and night-cap rules apply only inside their city limits. Confirm your parcel's jurisdiction with the SCC Assessor before relying on either set of rules.
San Jose FAQ
Do I have to be onsite during a guest stay in San Jose?
Only for hosted-category rentals. Unhosted rentals are permitted at your primary residence subject to the 180-night annual cap and other registration requirements under SJMC Section 20.80.140.
Is there a nightly cap on hosted San Jose rentals?
No. Hosted short-term rentals where a permanent resident remains onsite during the guest stay carry no annual nightly cap, only registration, tax, occupancy, and contact response duties.
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