Santa Monica Night Caps Rules (2026): What You Need to Know

Under SMMC Chapter 6.20, Santa Monica's home-sharing framework operates on a fundamentally different model than cities that regulate STRs through annual night caps. Rather than capping the total number of nights per year that a unit may be rented, Santa Monica requires that the host be a permanent resident who is physically present on the premises during the entirety of each guest stay. This presence requirement effectively functions as a natural cap: a host who travels or is otherwise absent cannot legally rent their unit at all during that time.

The ordinance requires that the host's property be their primary residence, defined as the dwelling where they personally reside for at least 275 days per calendar year. This 275-day threshold leaves only 90 days per year during which the host could potentially be away — and during those days, no renting is permitted. Additionally, home-sharing permits specify maximum guest counts based on bedroom count and overall unit size. The city's enforcement team actively monitors online platforms and can cross-reference listing calendars with permit records. Any rental activity during periods when the host is documented as absent constitutes a violation, even if the host claims they were present. The combined effect of the presence mandate, the 275-day primary residency requirement, and guest count limits creates a comprehensive cap structure without a single stated nightly number.