San Diego requires a license for short-term rentals under one month, and it sets tier-specific caps on whole-home licenses. This page gives you the city’s own wording on the license requirement, the caps, the current application status, the license tiers, the advertising rule, the tax zones, and what Airbnb and VRBO do with taxes. You check the city rules and your license; BnBGenius answers guest messages on Airbnb and VRBO 24/7; your local people handle cleaning, repairs, and anything on site.
The ordinance requires a license for all STROs.
“The STRO Ordinance requires a license for all STROs of a dwelling unit, or part thereof, for less than one month within the City of San Diego.”
Source: License requirement
What this means for you: If you rent your home for less than one month, you need a license. Renting part of your home for less than one month also counts. The city calls this type of rental Short-Term Residential Occupancy. Do not advertise your rental before you have a license.
San Diego also limits the number of whole-home licenses it will issue, and the limit depends on where the property sits.
“The number of licenses issued will not exceed 1% of San Diego’s total housing units outside the Mission Beach Community Planning Area”
What this means for you: This cap applies to Tier 3 whole-home licenses outside Mission Beach. The city will not exceed 1% of total housing units there. Check the city’s STRO page for the current count.
Mission Beach has its own cap for whole-home licenses.
“The number of licenses issued will not exceed 30% of the Mission Beach Community Planning Area”
What this means for you: This cap applies to Tier 4 whole-home licenses in Mission Beach. The city allows licenses up to 30% of that area’s housing units. Your property’s location decides which cap applies to it. Confirm the planning area with the city before you apply.
What Is Restricted in San Diego
San Diego does not let one host run several rentals at once.
“A Host may only hold one license and may not operate more than one dwelling unit for STRO at a time; licenses are not transferrable between ownership or location/dwelling unit.”
Source: One license rule
What this means for you: You can hold only one STRO license at a time. You can run only one rental unit at a time. The license cannot move to another owner or another property.
The city’s application window also matters, and right now the tiers are split.
“IMPORTANT: The application period for Tier 1, 2 & 3 is open and the application period for Tier 4 (Whole Home Mission Beach) is closed.”
Source: Application status
What this means for you: You can apply for a Tier 1, 2, or 3 license today. Tier 4 covers whole-home rentals in Mission Beach. The city says that application period is closed. Availability can change, so check the city’s page before you apply.
The city splits rentals into two broad types: home-share and whole-home.
“Home share means the short-term residential occupancy occurs in either the Host’s primary residence or a separate dwelling unit on the same premises as the Host’s primary residence.”
Source: Home-share definition
What this means for you: A home-share is a rental inside your main home. It can also be a separate unit on the same land. That separate unit must sit on the same land as your main home.
“Whole home means short-term residential occupancy of the Host’s entire dwelling unit while the Host is not physically present and residing in the dwelling unit.”
Source: Whole-home definition
What this means for you: A whole-home rental means the guest has your whole home. You are away and not living there during the stay. The city treats this differently from a home-share.
You must identify the correct tier for your property from the current city rules before you apply.
How to Check Your Address and License Tier
The city’s STRO page and its application materials are the places to confirm two things: whether your address sits inside a capped area, and which tier fits your situation. The city describes the Tier 2 situation this way.
“If you are the permanent resident, reside on-site and are absent for 90 days or less per calendar year, you would apply for a Tier 2 license.”
Source: Tier 2 definition
What this means for you: You are the permanent resident and live on the property. You are away for 90 days or less per calendar year. In that case, the city says you would apply for Tier 2.
For hosts who do not live on-site, the city describes the Tier 3 or Tier 4 situation.
“Tier 3 (outside Mission Beach) or Tier 4 (within Mission Beach) license depending on where your property is located, as the Host does not reside onsite for at least 275 days per calendar year.”
Source: Tier 3 or 4 definition
What this means for you: You do not live there for at least 275 days per calendar year. The city points you to Tier 3 or Tier 4 depending on location. Tier 3 covers this situation outside Mission Beach. Tier 4 covers this situation within Mission Beach.
Before you advertise the property on Airbnb or VRBO, confirm the current tier, the address details, and the application status with the city. The city’s own materials are the source for your address; nothing on this page can tell you that a specific property qualifies.
What the City Requires Where Rentals Are Allowed
A valid STRO license, and the license number that comes with it, sit at the center of the city’s requirements. The city also requires specific information on every advertisement.
“Include the TOT Certificate and STRO license number on all advertisements.”
Source: Advertising
What this means for you: Every ad must show your TOT Certificate number and STRO license number. This rule applies to all advertisements on every platform.
The city also requires a fast response when someone complains.
“Respond (or ensure that the designated local contact responds) to complainants in person or by telephone within one (1) hour for all report complaints and take action to resolve the matter.”
Source: Local response
What this means for you: You or a local contact must respond to complaints within one hour. The response must be in person or by phone. You must then take action to fix the problem. Arrange a local person before you host anyone.
Tier 3 and Tier 4 licenses carry extra operating conditions.
“For Tier 3 and 4 licenses, use the license a minimum of 90 days each year and ensure each guest has occupancy for a minimum of two (2) consecutive nights.”
Source: Tier 3 and 4 operation
What this means for you: You must use the license at least 90 days each year. Every guest stay must last at least two nights in a row. That means no one-night bookings on those licenses. Set your minimum stay in Airbnb and VRBO accordingly.
Fees. The city publishes the application and license fees for each tier.
“License Tier Application Fee License Fee Tier 1 $33 $193 Tier 2 $33 $284 Tier 3 $41 $1,129 Tier 4 $41 $1,129”
Source: License fees
What this means for you: Each tier has an application fee and a license fee. The amounts are different for each license tier. Read the city’s current fee schedule when you apply.
Taxes
San Diego does not use one tax rate for the whole city. The rate depends on where the lodging facility sits.
“Measure C establishes three tax zones with corresponding rates (11.75%, 12.75%, and 13.75%), related to the lodging facility’s proximity to the Convention Center.”
Source: Tax zones
What this means for you: The city lists three tax rates: 11.75%, 12.75%, and 13.75%. The rate follows the property’s proximity to the Convention Center. This page cannot tell you which rate fits your address. Check the current city instructions for your property.
Here is what each platform says about taxes in San Diego.
| Platform | Tax quote | Responsibility quote |
|---|---|---|
| Airbnb | “San Diego Transient Occupancy Tax: 11.75-13.75% of the listing price including any cleaning fee for reservations 30 nights and shorter.” (Source: Airbnb tax) | “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb owner responsibility) |
| VRBO | “The City of San Diego under 31 nights” (Source: Vrbo tax listing) | “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo responsibility) |
What this means for you: Airbnb quotes a rate of 11.75% to 13.75% for San Diego. That rate applies to the listing price, including any cleaning fee. It covers reservations of 30 nights and shorter. VRBO lists San Diego for stays under 31 nights. Airbnb says you may need to collect and send in other applicable taxes yourself. Those taxes apply to the stay or experience price. VRBO says you handle lodging taxes when it is not responsible for them. Platform tax displays and your duties can differ. Keep good records of every guest stay you host. Check the city’s current tax instructions for your property. Do not assume a platform covers every obligation.
If Your Address Qualifies: What BnBGenius Does
This section is for an owner who has already checked the address and the current license rules with San Diego. BnBGenius does not know local rules and does not issue licenses. The license, the license number on your ads, and the one-hour local response arrangement remain your responsibility.
Answers Guest Messages on Airbnb and VRBO 24/7
BnBGenius answers guest messages on Airbnb and VRBO 24/7. For details, see the Airbnb automated messages and Vrbo automated messages pages. If late-night guest messages are a problem, read how to stop late-night messages as an Airbnb host without losing reviews.
Requests a Review from the Guest and Publishes the Host’s Review
BnBGenius requests a review from the guest and publishes the host’s review.
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Source: Kent reviews
Creates Cleaning and Repair Tasks After Checkout
BnBGenius creates cleaning and repair tasks after checkout.
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Source: Kent tasks
Answers Guest Calls with a Voice AI Agent
BnBGenius answers guest calls with a voice AI agent.
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Source: Kent voice
Sells Gap Nights, Early Check-in and Late Checkout
BnBGenius sells gap nights, early check-in and late checkout. Check each stay against city rules, including the two-night minimum if you hold a Tier 3 or Tier 4 license, before accepting anything.
Is Run from Telegram
BnBGenius is run from Telegram.
Airbnb and VRBO
Both platforms need accurate listing information, and the city’s license number rule applies to your advertisements on both. Here is how the guest work splits.
| Area | Airbnb | VRBO |
|---|---|---|
| Messages | BnBGenius answers guest messages on Airbnb and VRBO 24/7 | BnBGenius answers guest messages on Airbnb and VRBO 24/7 |
| Reviews | BnBGenius requests a review from the guest and publishes the host’s review | BnBGenius requests a review from the guest and publishes the host’s review |
| Check-in details | BnBGenius sells gap nights, early check-in and late checkout; check each stay against city rules first | BnBGenius sells gap nights, early check-in and late checkout; check each stay against city rules first |
| Listing details | You keep the listing accurate, including the TOT Certificate and STRO license number | You keep the listing accurate, including the TOT Certificate and STRO license number |
The tax quotes above are the only platform statements on this page. Check each platform’s help center for anything beyond taxes.
How to Start
There are two ways to move forward from here.
If you are weighing whether you need a PMS at all, read do you need an Airbnb PMS. For the money side, see Airbnb accounting and tax software. For the capability that answers guest calls with a voice AI agent, see the voice page. For task handling, see the tasks page. For what other hosts say, see the reviews page.
Rules and rates last checked on 23 October 2026.
