Short-term rental rules · San Francisco, California
Short-term rentals in San Francisco, explained properly.
Short-term rentals are allowed only for permanent San Francisco residents renting out the unit they actually live in. Hosted stays (host present overnight) have no annual night limit, but un-hosted, entire-home stays are capped at 90 nights per calendar year, and a host may only offer one unit.
Draft. These rules were compiled from the official sources listed below but have not yet been checked line by line. Confirm with the city before making decisions.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Are short-term rentals allowed? | Yes, but only for a permanent resident hosting in the unit where they actually live[1] |
| Permanent residency requirement | Host must reside in the unit at least 275 nights per calendar year[2] |
| Hosted vs. un-hosted night limits | No annual limit for hosted stays (host present overnight with guests); un-hosted, entire-home stays capped at 90 nights per calendar year[2] |
| One unit per host | A host may only offer one residential unit for short-term rental, even if they own or control multiple units in the same building[2] |
| Registration required? | Yes — a Business Registration Certificate from the Office of the Treasurer & Tax Collector, plus a certificate from the Office of Short-Term Rentals (OSTR) with the certificate number posted on all listings[2] |
| Application fee | $925, non-refundable; approval is valid for two years[2] |
| Insurance requirement | Minimum $500,000 liability coverage for short-term rental use, or hosting through a platform that provides equal or greater coverage[1] |
| Transient Occupancy Tax rate | 14% of the rent charged, for stays of less than 30 days[3] |
| Penalty for continued unauthorized hosting | $484 per day, per residential unit, for continuing to host after a denial or revocation[2] |
| Last researched | September 25, 2026 |
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Detailed rules
The full picture, section by section
Eligibility & zoning
| Ineligible unit types | Single-Room-Occupancy (SRO) units, dormitories, commercial/industrial space, Below-Market-Rate (BMR) units, public housing, and Accessory Dwelling Units (ADUs) may not be used for short-term rental[1] |
|---|---|
| Ineligible locations | Units in the Presidio, Fort Mason, or Treasure Island are not eligible[1] |
| Ellis Act eviction exclusion | Units subject to an Ellis Act eviction after November 2014 are ineligible for short-term rental[1] |
| Open code violations bar eligibility | A unit in violation of city codes or with open enforcement actions is ineligible[1] |
| 60-day continuous residency before applying | A host must have lived in the unit continuously for at least 60 days before applying for certification[1] |
Licensing & application
| Hosting while an application is pending | A pending applicant may continue hosting if they currently reside in the unit and have no pending enforcement actions[2] |
|---|---|
| Proof-of-residency documents | Applicants must provide at least two of: motor vehicle registration, driver's license, voter registration, property tax bill, or a utility bill (maximum one utility bill counted)[2] |
| Business registration required before applying | Hosts must obtain a valid Business Registration Certificate from the Treasurer & Tax Collector before submitting an OSTR application[1] |
Operations & requirements
| Simultaneous renters limit | No more than 5 simultaneous distinct renters are allowed at a time[1] |
|---|
Taxes & fees
| Transient Occupancy Tax | 14% of the rent charged for stays under 30 days, collected from guests by the host or a hosting platform on the host's behalf and remitted to the city[3] |
|---|---|
| Program funding | The Office of Short-Term Rentals program is funded entirely by application fees, not by hotel tax revenue[2] |
Changes
Recent and pending changes
Checked SF Planning's Office of Short-Term Rentals FAQ and certified-host pages, and the SF Treasurer & Tax Collector's TOT page, as of the research date below. San Francisco's short-term rental ordinance has been broadly stable since it was first legalized in February 2015 (previously a full prohibition); no pending Board of Supervisors legislation to change the 90-night un-hosted cap or the permanent-residency requirement was found at research time. Watch the SF Board of Supervisors legislative file system and SF Planning's ordinance page for changes.
The city's original short-term rental ordinance took effect in February 2015, legalizing hosted and limited un-hosted short-term rentals for permanent residents where previously all such rentals were prohibited.
Sources
Every rule above links to one of these
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This page is general information compiled from official sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.