Primary-Residence-Only Rule: San Mateo vs South San Francisco
How do primary-residence-only rule 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 County's Coastal Zone STR ordinance does not require the rental to be the owner's primary residence. Non-owner-occupied (whole-home) short-term rentals are allowed, subject to the permit, a 180-night cap, and all performance standards under Section 6401.3.
View full San Mateo rules →South San Francisco, CA
San Mateo County
San Mateo County's Coastal Zone STR ordinance does not require the rental to be the owner's primary residence. Non-owner-occupied (whole-home) short-term rentals are allowed, subject to the permit, a 180-night cap, and all performance standards under Section 6401.3.
View full South San Francisco rules →Key Facts Comparison
| Fact | San Mateo | South San Francisco |
|---|---|---|
| Primary-residence required | No | No |
| Whole-home rentals | Allowed with a permit | Allowed with a permit |
| Eligible applicant | Owner or authorized lessee (30+ day lessee) | Owner or authorized lessee (30+ day lessee) |
| Use intensity controlled by | 180-night cap + performance standards | 180-night cap + performance standards |
| Excluded units | ADUs, deed-restricted affordable housing | ADUs, deed-restricted affordable housing |
Highlighted rows indicate differences between cities.
San Mateo FAQ
Does San Mateo County require me to live in the home to operate a short-term rental?
No. The Coastal Zone STR ordinance (Section 6401.3) does not impose a primary-residence requirement. Whole-home, non-owner-occupied rentals are allowed if you hold a valid STR permit and meet all performance standards.
Is there any benefit to being present during a rental?
Yes. Any night the owner is present at the property does not count against the 180-night annual cap under Section 6401.3(2)(c), effectively letting present owners rent more nights, but presence is not mandatory.
South San Francisco FAQ
Does San Mateo County require me to live in the home to operate a short-term rental?
No. The Coastal Zone STR ordinance (Section 6401.3) does not impose a primary-residence requirement. Whole-home, non-owner-occupied rentals are allowed if you hold a valid STR permit and meet all performance standards.
Is there any benefit to being present during a rental?
Yes. Any night the owner is present at the property does not count against the 180-night annual cap under Section 6401.3(2)(c), effectively letting present owners rent more nights, but presence is not mandatory.
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