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San Diego, CA Short-Term Rentals: Night Caps (2026)

Heavy Restrictions

Verified 2 weeks ago|Source: City of San Diego - Short-Term Residential Occupancy (STRO) →

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Key Facts

Authority: SDMC Chapter 5, Article 10, Division 1
Effective Date: May 1, 2023
Tier 1 (Part-Time): ≤20 days/calendar year, no cap
Tier 2 (Home Share): >20 days/year, host onsite ≥275 days, no cap

Summary

San Diego Municipal Code Chapter 5, Article 10, Division 1 (STRO Ordinance, effective May 1, 2023) sets a 20-day annual threshold that determines licensing tier: Tier 1 allows up to 20 days per calendar year of any STRO use; any rental beyond 20 days requires a Tier 2 (home share), Tier 3 (whole-home outside Mission Beach), or Tier 4 (Mission Beach whole-home) license.

Full Breakdown

Under SDMC Chapter 5, Article 10, Division 1, a Tier 1 license covers home-share or whole-home STRO of 20 days or less per calendar year. A Tier 2 license is required for home-share STRO exceeding 20 days per year, with the host occupying the primary residence at least 275 days annually. Tier 3 covers whole-home STRO outside the Mission Beach Community Planning Area for more than 20 days per year, and Tier 4 covers whole-home STRO inside Mission Beach. Tier 3 is capped at approximately 1% of the city's total housing stock; Tier 4 is capped at roughly 30% of Mission Beach dwelling units. Per SDMC Section 510.0107, Tier 3 and Tier 4 licensees must operate as STROs at least 90 days per license term and must require a two-consecutive-night minimum per booking. Tiers 3 and 4 were issued by lottery; new applications are closed when caps are reached. Confirm at (619) 615-6120.

Violations & Fines

Operating whole-home STRO over 20 days per year without a Tier 3 or Tier 4 license, or exceeding the 90-day absence allowance, violates SDMC Chapter 5, Article 10, Division 1 and can result in license revocation, fines, and TOT penalties enforced by the Office of the City Treasurer.

Frequently Asked Questions

How many nights per year can I rent my San Diego home short-term?

If your aggregate STRO use is 20 days or less per calendar year, a Tier 1 license is sufficient under SDMC Chapter 5, Article 10, Division 1. Renting more than 20 days per year requires a Tier 2 home-share license (host onsite), a Tier 3 whole-home license outside Mission Beach, or a Tier 4 license inside Mission Beach. Tier 3 and Tier 4 licenses are capped and currently distributed by lottery.

Is there a maximum number of nights for a Tier 3 whole-home rental?

There is no per-year maximum night cap on Tier 3 or Tier 4 use, but SDMC Section 510.0107 requires a minimum 90-day STRO use per license term and limits the host's absence accordingly. Each booking must also be at least two consecutive nights. The binding limit is the citywide 1% Tier 3 cap on the total number of licenses, not days per license.

What if I exceed 20 days without upgrading to a Tier 2, 3, or 4 license?

Operating beyond 20 days per calendar year without the proper tier license violates SDMC Chapter 5, Article 10, Division 1. The Office of the City Treasurer can issue civil penalties, revoke the Tier 1 license, and pursue unpaid Transient Occupancy Tax. Hosting platforms must also remove unlicensed listings. Confirm your tier with STRO Administration at (619) 615-6120.

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San Diego, CA Short-Term Rentals: Night Caps (2026)

Key Facts

Summary

SDMC § 510.0107 (STRO Tier Limits)

Full Breakdown

Violations & Fines

Frequently Asked Questions

Sources & Official References

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