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Short-Term Rental Regulations
in San Francisco, CA

Last verified: March 2026 · Report an update

Zoning & Conditions

STRs are allowed only in residential units where the host is the permanent resident (must spend at least 275 nights per calendar year in the unit). Hosts are limited to 90 un-hosted nights per calendar year; certain property types are ineligible (income-restricted affordable/BMR units, public housing, most student housing and SROs, ADUs/JADUs for stays under 30 days, and units not authorized for residential use).

How to Obtain a Permit

1) Obtain a Business Registration Certificate from the San Francisco Treasurer & Tax Collector. 2) Submit an application to the Office of Short-Term Rentals (OSTR) via the City’s application portal (Accela), pay the $925 application fee, and provide required residency documentation. 3) Once approved, receive and post your STR certificate number on all listings; while pending, you may use your unique record number.

Regulatory Updates — San Francisco

Proposed and recent legislation

PassedJanuary 2017

90-Night Unhosted Cap — Ongoing Enforcement

San Francisco's 90-night annual cap on unhosted rentals (where the host is not present) has been continuously enforced since 2017 through data-sharing agreements with Airbnb and VRBO. Operators who exceed the cap face registration revocation. The Office of Short-Term Rentals sends automated warnings to hosts approaching the cap.

Official source
PassedJuly 2024

Permit Fee Increase — 2024

San Francisco increased the annual STR registration fee in 2024 as part of a broader city fee adjustment. The increase applies to all new and renewing registrations. The fee remains modest relative to the revenue potential of operating an STR in San Francisco.

PassedApril 2024

Platform Data-Sharing Agreement Extended

San Francisco's Office of Short-Term Rentals renewed and expanded its data-sharing agreement with major booking platforms in 2024. Platforms are required to provide booking data quarterly, including dates, durations, and registration numbers, which the city uses to identify permit violations and unregistered listings.

Official Resources

Official San Francisco STR regulation source

Local Resources & Advocacy

SF Home Sharing ClubLocal

San Francisco's primary STR host advocacy organization, providing guidance on OSTR registration, compliance with the 90-night cap, and engagement with city policymakers.

California Rental Housing Association (CalRHA)Statewide

Statewide landlord and rental property association that includes STR operators among its members. Monitors California-wide STR legislation and advocates for property owner rights.

Vacation Rental Management Association (VRMA)National

National trade association tracking San Francisco's long-standing STR regime as a model for other cities considering primary-residency and night-cap requirements.

Frequently Asked Questions

Are short-term rentals allowed in San Francisco, CA?
STRs are allowed only in residential units where the host is the permanent resident (must spend at least 275 nights per calendar year in the unit). Hosts are limited to 90 un-hosted nights per calendar year; certain property types are ineligible (income-restricted affordable/BMR units, public housing, most student housing and SROs, ADUs/JADUs for stays under 30 days, and units not authorized for residential use).
Is a permit required to operate a short-term rental in San Francisco?
Yes, a permit is required to operate a short-term rental in San Francisco. 1) Obtain a Business Registration Certificate from the San Francisco Treasurer & Tax Collector. 2) Submit an application to the Office of Short-Term Rentals (OSTR) via the City’s application portal (Accela), pay the $925 application fee, and provide required residency documentation. 3) Once approved, receive and post your STR certificate number on all listings; while pending, you may use your unique record number.
How do I get a short-term rental permit in San Francisco?
1) Obtain a Business Registration Certificate from the San Francisco Treasurer & Tax Collector. 2) Submit an application to the Office of Short-Term Rentals (OSTR) via the City’s application portal (Accela), pay the $925 application fee, and provide required residency documentation. 3) Once approved, receive and post your STR certificate number on all listings; while pending, you may use your unique record number.
What is San Francisco's 90-night unhosted cap?
San Francisco limits unhosted short-term rentals — where the registered host is not physically present in the dwelling during the guest stay — to 90 nights per calendar year. There is no annual cap on hosted rentals (where you share your home while present). If you exceed 90 unhosted nights, your STR registration can be revoked. The city tracks this through its data-sharing agreements with platforms, which submit booking records quarterly.
What counts as a primary residence for San Francisco STR purposes?
San Francisco requires that a registered STR host occupy the property as their primary residence for at least 275 days per calendar year. This means the address must be on your driver's license, voter registration, and tax filings, and you must actually spend the majority of your nights there. You cannot register a second home, investment property, or rental unit where you don't actually live as an STR in San Francisco.
What happens if I exceed the 90-night unhosted limit in San Francisco?
Exceeding the 90-night annual cap for unhosted rentals can result in revocation of your STR registration and fines. The city's Office of Short-Term Rentals receives booking data from platforms quarterly and will contact hosts approaching or exceeding the limit. If your registration is revoked, you must re-apply (which may not be approved) and cannot legally operate in the interim. Repeated violations can result in permanent disqualification.
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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: March 2026 · Suggest a correction