Night Caps: San Mateo vs South San Francisco
How do night caps rules compare between San Mateo, CA and South San Francisco, CA?
South San Francisco has fewer restrictions than San Mateo.
San Mateo, CA
San Mateo County
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.
View full San Mateo rules →South San Francisco, CA
San Mateo County
Under Section 6401.3(2)(c), a Coastal Zone STR cannot be rented for more than 180 nights per calendar year. Any night the property owner is present at the address does not count against the 180-night limit.
View full South San Francisco rules →Key Facts Comparison
| Fact | San Mateo | South San Francisco |
|---|---|---|
| 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 | - |
| Parking (4+ BR) | 2 off-street spaces | - |
| Local Contact Response | 60 minutes, 24/7 | - |
| Events | Prohibited | - |
| Counted From | Date of registration | - |
| Annual cap | - | 180 nights per calendar year |
| Owner-present nights | - | Excluded from the cap |
| Short-term threshold | - | Less than 30 consecutive days |
| Records | - | Track nights rented; retain 3 years |
| Code section | - | Section 6401.3(2)(c) |
Highlighted rows indicate differences between cities.
San Mateo FAQ
How many days a year can I rent my home short-term in San Mateo?
If you are not on-site (un-hosted), you may rent up to 120 days per year under SMMC 5.66.040. If you remain on-site as a hosted rental, there is no annual day cap, but occupancy and operating standards still apply.
What counts as a hosted rental in San Mateo?
A hosted rental means the registered host is present on the property for the duration of the guest's stay. Only those rentals are exempt from the 120-day annual cap; the un-hosted cap is strict.
How many guests can stay in a San Mateo short-term rental?
Occupancy is capped at two people per bedroom or ten people per property, whichever is less. Weddings, parties, and other commercial events are prohibited regardless of headcount.
South San Francisco FAQ
How many nights a year can I rent my coastal short-term rental?
Up to 180 nights per calendar year. However, any night you (the property owner) are present at the address does not count against that 180-night limit under Section 6401.3(2)(c).
How does the County verify the night cap?
Owners must keep accurate records of nights rented and amounts paid for at least three years and provide them within 10 calendar days of a request from the Department, Tax Collector, or Auditor.
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