South San Francisco Municipal Code Section 20.350.037 caps short-term vacation rental occupancy by stay type. Hosted stays (host present in the dwelling) are limited to a maximum of 2 guests at one time. Un-hosted stays (host absent) are limited to 2 guests per bedroom plus 2 additional guests per booking. STR use is restricted to single-unit dwellings only β multi-family units, accessory dwelling units (ADUs), and junior accessory dwelling units (JADUs) may not be used as short-term rentals. Un-hosted stays are further capped at 90 days per year, while hosted stays have no annual day limit. Only one STR permit is allowed per dwelling unit per lot.
Chapter 20.350 of the SSFMC sets standards for specific uses, and Section 20.350.037 governs Short-Term Vacation Rentals. The City draws a sharp line between 'hosted' and 'un-hosted' (sometimes called 'non-hosted') rentals. A hosted rental is one where the permanent resident is physically present in the dwelling during the guest's stay β typically renting one bedroom β and is capped at 2 guests at one time. An un-hosted rental is the entire dwelling rented while the host is away; capacity is calculated as 2 guests per bedroom plus 2 additional guests for the entire booking. For example, a two-bedroom home rented un-hosted is capped at 6 guests total (2x2 + 2). Annual day limits also differ: hosted stays are unlimited, while un-hosted stays are limited to 90 days per calendar year. Only the permanent resident β owner or tenant β of the dwelling may apply for the permit; tenant applicants must submit notarized owner authorization. STRs are permitted only in single-unit dwellings; ADUs and JADUs are expressly prohibited from STR use, and ADUs may not be rented for terms shorter than 31 consecutive days. One permit per dwelling per lot. The host must designate a local responsible contact who can respond within one hour to any issue while the unit is occupied. One off-street parking space (garage or driveway) must be designated for renter use under Section 20.330.004. Permits require a valid City Business License (SSFMC Chapter 6.12), payment of Transient Occupancy Tax (TOT) and Conference Center Tax (SSFMC Chapter 4.20), and annual renewal by January 1.
Operating beyond these guest counts, exceeding 90 un-hosted nights, or running an STR in a multi-family unit, ADU, or JADU is a violation of SSFMC Section 20.350.037 and is enforceable through the City's Planning Division and Code Enforcement. Penalties include administrative citations, permit suspension, and permit revocation. Operating without a Short-Term Rental Permit, without a current City Business License, or failure to remit TOT/CCT is independently subject to enforcement under SSFMC Chapters 6.12 and 4.20. Continued nuisance complaints (over-occupancy, disturbances) may serve as additional grounds for non-renewal or revocation.
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