Unincorporated San Mateo County caps short-term rental occupancy at 2 persons per bedroom plus 2 additional, with an absolute maximum of 10 guests. STRs in Coastside areas (Montara, Moss Beach, El Granada, Pescadero) require a County STR permit under Ordinance Code Chapter 5.152.
San Mateo County Ordinance Code Chapter 5.152 regulates short-term rentals in unincorporated areas. Maximum occupancy is 2 guests per bedroom plus 2 additional guests, capped at 10 total regardless of home size. Occupancy must be stated in the STR permit application and posted inside the unit. No sleeping in garages, RVs, tents, or vehicles on the property. The host is responsible for guest compliance and must respond to complaints within one hour. Daytime visitors bringing total persons above the cap are also prohibited. Rentals under 30 days pay Transient Occupancy Tax (TOT) at 12% plus 2.5% Measure I assessment. Coastside STRs face stricter scrutiny due to coastal access and neighborhood preservation policies. Each permitted STR receives a County registration number that must appear on all listings (Airbnb, VRBO).
First violation: written warning. Second: $500 fine. Third: $1,000 fine. Fourth within 12 months: permit revocation for minimum 1 year per SMC §5.152. Operating without permit: $1,000/day. Platforms receive County takedown requests.
San Mateo County, CA
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See how San Mateo County's occupancy limits rules stack up against other locations.
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