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Short-term rental rules

Running an Airbnb in San Francisco, California

San Francisco requires hosts to be permanent residents living in the unit at least 275 nights per year, registering with the Office of Short-Term Rentals, and caps un-hosted rentals at 90 nights per year. Guests pay the city transient occupancy tax.

11 of 13 fields confirmedLast checked 18 Jul 2026 Lodging tax in San Francisco

The rules

Every field, with its source

Anything not confirmed on an official source shows as Verify with jurisdiction rather than a guess.

Licence or permit required
YesReported

Hosts need a business registration certificate and a short-term residential rental certificate.

Source
Primary residence required
YesReported

Host must be a permanent resident living in the unit at least 275 nights per year.

Source
Annual night cap
About 90 nights per yearReported

Maximum 90 un-hosted nights per calendar year.

Source
Zoning restricted
Verify with jurisdictionUnverified
Permit number shown on listing
RequiredReported

A valid registration number is required on listings.

Source
Register or apply
https://www.sf.gov/guide-opening-short-term-residential-rentalReported
Source
Enforcement notes
Un-hosted rentals are capped at 90 nights per year; hosts must maintain permanent residency of at least 275 nights.Reported
Source

Check eligibility

Can you run each type of STR in San Francisco?

A deterministic read of the cited rules for each common use type. When a governing rule is unknown, the verdict says so rather than guessing.

My primary residence (home-share)

Allowed with a permit

Short-term rentals are allowed in San Francisco once you obtain the required licence and follow the rules below.

  • A short-term rental licence or registration is required before you list.
  • Register or apply here: https://www.sf.gov/guide-opening-short-term-residential-rental
  • Your permit or registration number must appear on the listing itself.
  • This city ties short-term rentals to a primary residence. Non-owner-occupied whole-home rentals are limited or barred.
  • There is an annual cap of about 90 nights for non-primary or unhosted rentals.
  • Un-hosted rentals are capped at 90 nights per year; hosts must maintain permanent residency of at least 275 nights.

Confidence: high. You live there and rent it while away or rent a room.

A whole second home / investment property

Restricted

In San Francisco, an STR that is not your primary residence is restricted. A home-share of your own residence is the usual path.

  • A short-term rental licence or registration is required before you list.
  • Register or apply here: https://www.sf.gov/guide-opening-short-term-residential-rental
  • Your permit or registration number must appear on the listing itself.
  • This city ties short-term rentals to a primary residence. Non-owner-occupied whole-home rentals are limited or barred.
  • There is an annual cap of about 90 nights for non-primary or unhosted rentals.
  • Un-hosted rentals are capped at 90 nights per year; hosts must maintain permanent residency of at least 275 nights.

Confidence: high. A dedicated STR that is not your primary residence.

An ADU, basement or garage unit

Allowed with a permit

Short-term rentals are allowed in San Francisco once you obtain the required licence and follow the rules below.

  • A short-term rental licence or registration is required before you list.
  • Register or apply here: https://www.sf.gov/guide-opening-short-term-residential-rental
  • Your permit or registration number must appear on the listing itself.
  • This city ties short-term rentals to a primary residence. Non-owner-occupied whole-home rentals are limited or barred.
  • There is an annual cap of about 90 nights for non-primary or unhosted rentals.
  • Un-hosted rentals are capped at 90 nights per year; hosts must maintain permanent residency of at least 275 nights.

Confidence: high. An accessory dwelling on your property.

Unhosted, whole-unit, no owner on site

Restricted

In San Francisco, an STR that is not your primary residence is restricted. A home-share of your own residence is the usual path.

  • A short-term rental licence or registration is required before you list.
  • Register or apply here: https://www.sf.gov/guide-opening-short-term-residential-rental
  • Your permit or registration number must appear on the listing itself.
  • This city ties short-term rentals to a primary residence. Non-owner-occupied whole-home rentals are limited or barred.
  • There is an annual cap of about 90 nights for non-primary or unhosted rentals.
  • Un-hosted rentals are capped at 90 nights per year; hosts must maintain permanent residency of at least 275 nights.

Confidence: high. The strictest category in most cities.

LodgeDeck reports publicly available short-term rental rules and lodging tax rates and cites the source of each field. It is not legal or tax advice and it does not replace your own review. Ordinances and tax rates change often and automated collection can lag, so every field shows the source it came from and a confidence flag, and unconfirmed values are marked Unverified. Confirm with the jurisdiction before you rely on a rule or rate.

FAQ

Common questions about San Francisco

Do I need a licence to run an Airbnb in San Francisco?

Yes. San Francisco requires a short-term rental licence or registration before you list. Hosts need a business registration certificate and a short-term residential rental certificate.

Does a short-term rental have to be my primary residence in San Francisco?

Yes. San Francisco ties short-term rentals to a primary residence, so non-owner-occupied whole-home rentals are limited or barred. Host must be a permanent resident living in the unit at least 275 nights per year.

Is there a night cap on short-term rentals in San Francisco?

Yes. San Francisco has an annual cap of about 90 nights for the affected rental types. Maximum 90 un-hosted nights per calendar year.

Do I have to show my permit number on the listing in San Francisco?

Yes. San Francisco requires a valid permit or registration number to appear on the listing itself. A valid registration number is required on listings.

What lodging tax will my guest pay in San Francisco?

A guest pays roughly 14 percent combined lodging tax in San Francisco. See the full lodging-tax breakdown for the state and local components.

See the lodging tax a guest pays in San Francisco

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