South San Francisco, CA Short-Term Rentals: Occupancy Limits (2026)

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 — typically renting one bedroom — 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 — owner or tenant — 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.