San Diego, CA Short-Term Rentals: Primary-Residence-Only Rule (2026)
Key Facts
- Tier One cap
- 20 days or less per year
- Tier Two
- More than 20 days per year
- Eligible property
- Host's primary residence only
- Primary residence test
- Lived in 6+ months of year
Summary
San Diego's home-share licenses, Tier One (20 days or less) and Tier Two (over 20 days), are only issued for the host's own primary residence, not a separate non-owner-occupied unit.
(b)(2) Home share with a Tier One License is only allowed in the host's primary residence. ... (c)(2) Home share with a Tier Two License is only allowed in the host's primary residence.
Full Breakdown
Under SDMC §510.0104(b)(2) and (c)(2), home share short-term residential occupancy is only allowed in the host's primary residence, defined elsewhere in the Article as the dwelling unit where the host lives at least six months of the year. This restriction applies to both the Tier One License (20 days or less per year) and the Tier Two License (more than 20 days per year). A host cannot use either license to rent out a second, non-owner-occupied property as a home share; renting a separate whole home falls under the Article's distinct whole-home license tiers with their own citywide cap.
Violations & Fines
Operating a home share in a property that is not the host's primary residence violates SDMC §510.0104 and can trigger license denial or regulatory action, including revocation, under the Article's enforcement provisions.
Frequently Asked Questions
Can I home-share a rental property that isn't my primary home?
What if I only home-share occasionally?
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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Primary-Residence-Only Rule in Nearby Cities
How other cities in San Diego County handle primary-residence-only rule.