San Diego, CA Short-Term Rentals: Night Caps (2026)
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
- Tier 3 (Whole Home)
- >20 days/year, capped ≈1% of citywide housing
- Tier 4 (Mission Beach)
- >20 days/year, capped ≈30% of MB units
- Minimum Booking
- 2 consecutive nights (Tiers 3 & 4)
- Minimum Use
- ≥90 days/year for Tier 3 & 4 (SDMC 510.0107)
- Administered By
- City Treasurer STRO Program (619) 615-6120
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.
Tier 1 (Part-Time): Rented for an aggregate of 20 days or less per year. The Host does not need to reside onsite during the STRO. Tier 2 (Home Sharing): Renting a room or rooms in the home for more than 20 days per year so long as the Host resides onsite. The Host may be absent from the permanent residence during the whole home STRO for up to 90 days per calendar year. Tier 3 (Whole Home, excluding Mission Beach) and Tier 4 (Mission Beach Whole Home): Rentals for more than 20 days per year where the Host does not reside onsite. Note: The ordinance requires STRO utilization for a minimum of 90 days each year during the term of the license in order to maintain a Tier 3 or Tier 4 license (§510.0107(c)). The number of licenses issued will not exceed 1% of San Diego's total housing units outside the Mission Beach Community Planning Area. Guest two-night minimum stay required. The number of licenses issued will not exceed 30% of the Mission Beach Community Planning Area. Guest two-night minimum stay required.
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?
Is there a maximum number of nights for a Tier 3 whole-home rental?
What if I exceed 20 days without upgrading to a Tier 2, 3, or 4 license?
Sources & Official References
Other rules in San Diego
California rules heatmap·Compare San Diego to another location·View the California short-term rentals overview
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Night Caps in Nearby Cities
How other cities in San Diego County handle night caps.