San Francisco, California Short Term Rental Regulations

City Code of Ordinances

A short-term residential rental is a rental of all or a portion of your home for periods of less than 30 nights. You may only host short-term rentals in the same home (dwelling unit) where you ALSO live as a permanent resident. If a property features multiple dwelling units, you may only host short-term rentals in the same dwelling unit where you also live as a permanent resident. Criteria for Hosting:

• To be considered a permanent resident, you must spend at least 275 nights a year in the unit where you host short-term rentals. If you own/rent a multi-unit building, you may only register the specific residential unit in which you reside.
• The host can rent their property without limit if they reside there. The host can rent out your entire space for up to 90 days each year while they are away.
• Liability insurance of at least $500,000 is required by law for hosts.
• Some zones or buildings do not permit short-term rentals; consult the list. There must also be no unresolved construction, housing, or planning code complaints on your property.
• Cannot be located in The Presidio, Fort Mason, or Treasure Island
• Cannot be a Single-Room-Occupancy (SRO) or dormitory
• Cannot be a Below-Market-Rate (BMR) or Public Housing unit
• Must be permitted and designed for residential use. Commercial and industrial spaces are not permitted.
• Cannot be subject to an Ellis Act eviction after November 2014
• Cannot have sleeping quarters in outdoor areas, including treehouses and vehicles

For a complete overview, read the Short-Term Rental Ordinance in the San Francisco Administrative Code Chapter 41A. 

Business License Requirements

In San Francisco, short-term rental operators must first apply for a valid Business Registration Certificate. You can apply through the Treasurer & Tax Collector's Portal in San Francisco. The Office of Short-Term Rentals in San Francisco also requires short-term rental operators to get a valid Short-Term Residential Rental Certificate. See more information on how to become a certified host and the Short-Term Rentals FAQ page. 

Building and Housing Standards

San Francisco has rules and regulations that specify minimum building, design, maintenance standards, habitability, health, and safety requirements. Some rules and regulations that apply to residential and non-residential properties may apply to your listing. Consult the City of San Francisco for more information. 

Tourist and Local Taxes

San Francisco imposes a 14% transient occupancy tax on the rental of accommodations for stays of less than 30 days. The transient occupancy tax is also known as the hotel tax. The tax is collected by hotel operators and short-term rental hosts/sites and remitted to the City.

Other Rules

It is also essential to understand and abide by other contracts or rules that bind you, such as leases, condo boards, co-op rules, HOA rules, or rules established by tenant organizations. Please read your lease agreement and check with your landlord if applicable. Visit the San Francisco website for more information.