Occupancy Limits: San Mateo vs South San Francisco
How do occupancy limits rules compare between San Mateo, CA and South San Francisco, CA?
San Mateo and South San Francisco have similar restriction levels.
San Mateo, CA
San Mateo County
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.
View full San Mateo rules →South San Francisco, CA
San Mateo County
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.
View full South San Francisco rules →Key Facts Comparison
| Fact | San Mateo | South San Francisco |
|---|---|---|
| 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 | - |
| 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 |
| ADU/JADU Use | - | Prohibited for STR |
| Local Contact Response | - | Within 1 hour, 24/7 |
| Code Section | - | SSFMC 20.350.037 |
Highlighted rows indicate differences between cities.
San Mateo FAQ
How many guests can stay at my STR in San Mateo?
Two people per bedroom or ten per property, whichever is less, under SMMC Section 5.66.040.
Can guests have parties at my STR?
No. Weddings, parties, corporate events, and similar gatherings are specifically prohibited at STR properties.
Is there a limit on rental days?
Un-hosted rentals are limited to 120 days per year. Hosted stays (owner on premises) have no day limit.
South San Francisco FAQ
How many guests can stay in a South San Francisco short-term rental?
Hosted stays (host on-site) are limited to 2 guests at one time. Un-hosted stays are capped at 2 guests per bedroom plus 2 additional guests — so a two-bedroom home is capped at 6 guests un-hosted.
Is there a limit on how many days I can rent my home?
Hosted stays have no annual day limit. Un-hosted stays are capped at 90 days per calendar year under SSFMC 20.350.037.
Can I rent my ADU on Airbnb?
No. SSFMC 20.350.037 prohibits short-term vacation rental use in any ADU or JADU. ADUs may not be rented for terms shorter than 31 consecutive days.
Can I run an STR in a duplex or apartment?
No. Short-term vacation rentals are allowed only in single-unit dwellings under South San Francisco's ordinance — multi-family units are not eligible.
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