San Diego, CA Short-Term Rentals: Host Presence Rule (2026)
Key Facts
- Minimum occupancy
- 275 days per calendar year
- Partial-year hosts
- 75% of days owned or rented
- Applies to
- Tier Two home-share license only
- Purpose
- Keeps license tied to actual residents
Summary
Tier Two home-share hosts in San Diego must personally occupy their primary residence at least 275 days of the year in which the home is rented out as a home share.
(3) The host shall occupy the host's primary residence for no less than 275 days of the calendar year in which the primary residence is rented as a home share. If the host has not rented or owned the dwelling unit for the full preceding calendar year, the host shall occupy the host's primary residence for no less than 75 percent of the days the host has owned or rented the dwelling unit.
(4) A Tier Two License shall expire two years from the date of issuance and may be renewed in accordance with Municipal Code section 510.0106(d).
(d) Tier Three License: Whole Home Short-Term Residential Occupancy Outside of Mission Beach Community Planning Area.
(1) A Tier Three License is required for whole home short-term residential occupancy outside the Mission Beach Community Planning Area as described in section 510.0104(e) for an aggregate total of more than 20 days per calendar year.
(2) A two consecutive night minimum stay by the same guest is required.
(3) A Tier Three License shall expire two years from the date of issuance and may be renewed in accordance with Municipal Code section 510.0106(d).
Ch. Art. Div. 5 10 1 4 San Diego Municipal Code Chapter 5: Public Safety, Morals and Welfare
Full Breakdown
SDMC §510.0104(c)(3) requires a Tier Two host to occupy their primary residence for no less than 275 days of the calendar year in which the unit is rented as a home share. If the host has not owned or rented the unit for the full prior year, the threshold drops to 75 percent of the days actually owned or rented. The rule keeps Tier Two licenses tied to hosts who genuinely live in the property, preventing the license from functioning as a disguised whole-home rental.
Violations & Fines
Falling short of the 275-day (or 75-percent) occupancy floor is a violation of SDMC §510.0104 that can lead to denial of license renewal or regulatory action, including revocation, under §510.0109.
Frequently Asked Questions
How many days must I live in my home to keep a Tier Two license?
Does this apply to Tier One licenses too?
Sources & Official References
Other rules in San Diego
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Host Presence Rule in Nearby Cities
How other cities in San Diego County handle host presence rule.