Santa Monica allows short-term rentals only through its defined home-share path, and that path requires you, the host, to live on site throughout every guest’s stay. This page gives the city’s exact permit, license, residency, renewal, and tax wording, so you can see what the rules actually say. BnBGenius answers guest messages on Airbnb and VRBO 24/7. You still check city rules and permits with the city yourself, and you arrange the on-site duties that home-sharing requires.
The city runs a Home-Sharing Program, and it has a strict entry requirement.
“Anyone who wishes to participate in the Home-Sharing Program must first apply and be approved for a Home-Share permit and a Business License.”
Source: Home-share application
What this means for you: Both a Home-Share permit and a Business License are required before participation. You must apply for both approvals through the city. Wait for the city to approve both before hosting any short-term stay.
So what counts as home-sharing? The city defines it precisely.
“Home-Sharing is defined as “renting for a period of thirty consecutive days or less, one or more bedrooms in a dwelling unit that is the primary residence of the host, while the host lives on site, in the dwelling unit, throughout the visitors’ stay.””
Source: Home-share definition
What this means for you: A home-share means renting one or more bedrooms in your home. Your home must serve as your primary residence. Each stay can last thirty consecutive days or less. You must live in that dwelling unit throughout every visitor’s stay. The quoted definition requires a primary residence and on-site hosting.
What Is Restricted in Santa Monica
The two quotes above set the boundaries. Before you apply for anything, identify whether your situation fits the city’s defined home-share path: renting bedrooms in your own primary residence while you live on site during the stay. The city definition allows stays of 30 consecutive days or less. If your plan does not match that definition, the home-share permit route described on this page is not the path the city defines for you. Confirm your situation with the city before applying.
How to Check Your Address and Registration Path
Start with the city’s current application page. Confirm your address and the documents the city asks for before you prepare anything else. Do not rely on a neighbor’s experience or an old checklist; the city page is the source of truth.
The city also asks you to prove where you have already been living.
“You will provide documentation to prove residency for the prior 12 months.”
Source: Residency proof
What this means for you: You must provide documents proving residency for the prior twelve months. Gather those documents before you start your application. Ask the city which documents work for your situation.
The city also looks forward, not just backward.
“Proof that the proposed host will reside in the proposed home-share for at least the 12-month period after the submission of the application can be established by any of the following:”
Source: Future residency
What this means for you: You must show you will live in the proposed home-share. The plan must cover twelve months after you submit the application. Check the city’s listed documentation options for this future-residency condition.
If your documents and address pass the city’s review, the city states what happens next.
“If the appropriate approvals are received, a business license certificate and home-share permit will be issued.”
Source: Application outcome
What this means for you: The city issues both documents only after the appropriate approvals. The approval step is not automatic under this process. You must complete the city’s process and wait for its decision. Only then does the city issue both documents to you.
What the City Requires Where Rentals Are Allowed
Once you hold both approvals, the ongoing conditions stay with you. You must keep the home as your primary residence. You must live on site throughout every visitor’s stay. You must keep both the Home-Share permit and the Business License current.
The city sets one fixed renewal date.
“All business licenses and Home-Share permits are valid through June 30th and must be renewed on July 1st of each year.”
Source: Renewal date
What this means for you: Both approvals are valid through June 30th each year. The city says both must be renewed on July 1st. Put a reminder in your calendar for late June. Renew both approvals on time every single year.
Taxes
Santa Monica imposes a specific tax on home-share stays.
“Effective March 1, 2023 per Resolution Number 11488, there is hereby imposed and levied on each and every transient a tax for the privilege of occupancy in any home-share equivalent to seventeen percent (17%) of the total amount paid for room rental by or for any such transient for the use of a home-share.”
Source: Home-share tax rule
What this means for you: The city charges a tax on each transient who occupies a home-share. The rate is seventeen percent of the total room-rental amount paid. This applies to the total amount paid for the room rental. Check the current city instructions for reporting and payment duties.
The city’s tax form includes a dedicated line for this.
“Home-Sha re (17% of Line 3)”
Source: Current home-share tax
What this means for you: The city’s transient occupancy tax form has a home-share line. It is calculated as seventeen percent of Line 3 on the form. Use the current form when you report your home-share rentals.
Platforms describe their own role in taxes, and their wording matters for your duties.
“Even if Airbnb automatically collects and pays certain taxes on your behalf, you may still be required to manually collect other taxes.”
Source: Airbnb general tax duty
“You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.”
Source: Vrbo general tax duty
What this means for you: Each platform describes its own tax role in general terms. Platform displays and your own tax duties can differ. Neither statement says a platform collects Santa Monica’s tax for you. Keep records of every stay and every payment. Check the city’s current instructions before you file.
If Your Address Qualifies: What BnBGenius Does
This section is for an owner who has checked the address and current permit rules with Santa Monica. BnBGenius does not know local rules and does not issue licenses or permits. The Home-Share permit, Business License, and all city duties remain your responsibility.
Answers Guest Messages on Airbnb and VRBO 24/7
BnBGenius answers guest messages on Airbnb and VRBO 24/7.
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.
Kent Morgan shared his experience:
“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.
Kent Morgan described how this works for his team:
“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.
Kent Morgan reported on the Voice Concierge add-on:
“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.
Is Run from Telegram
BnBGenius is run from Telegram.
Airbnb and Vrbo
| 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. | BnBGenius sells gap nights, early check-in and late checkout. |
| Listing details | You keep listing information and city authorization details accurate. | You keep listing information and city authorization details accurate. |
What this means for you: Keep listing and city approval details right on both sites.
Related reading
- See current plans on the Pricing page.
- Read host experiences on the Reviews page.
- Learn how task tracking works on the Tasks page.
- Explore the voice add-on on the Voice page.
- Understand what a PMS is and is not on the PMS explainer.
- See accounting and tax software options on the accounting page.
- Read about message automation on the Airbnb automated messages page.
- Read about message automation on the Vrbo automated messages page.
- See how to handle late-night messages on the late-night messages guide.
- Learn about the Telegram setup on the Telegram page.
How to Start
Rules and rates last checked on 23 October 2026.
