San Diego Airbnb Permit Guide: How to Get Your STRO License Step-by-Step

San Diego’s Short-Term Residential Occupancy (STRO) law is one of the strictest in California, and if you plan to host on Airbnb or VRBO in 2025, you must obtain the correct license. This guide walks San Diego homeowners through the entire STRO permit process step-by-step, including documents, timelines, fees, and common mistakes.

Why San Diego Requires an STRO License

San Diego created its STRO system to balance tourism demand with neighborhood quality of life. The license ensures guest safety, tax collection, and responsible hosting. Without a valid permit, Airbnb may suspend your listing, and the city can issue fines.

Understanding STRO License Tiers

The first step is deciding which permit your home qualifies for:

Tier 1 — Home Sharing (Host On-Site)

• You rent a room or part of the home while living there.

• Unlimited nights allowed.

• Must provide a 24/7 responsible contact.

Tier 2 — Part-Time Rental (Whole Home, 20–89 Nights Per Year)

• Whole-home rental for less than 90 nights per year.

• No lottery.

• Good for second homes or light-use STRs.

Tier 3 — Primary Residence, 90+ Nights

• Owner must live in the home at least 275 days per year.

• No lottery required.

• Great for ADUs or owners who travel.

Tier 4 — Non-Primary Residence (Whole Home)

• The true “Airbnb investment” category.

• License limits based on community planning areas.

• Requires winning a lottery (renewed annually).

• Highest revenue potential but hardest to obtain.

  
  

Required Documents to Apply

Gather these before starting your application:

• Proof of ownership or lease

• Photo ID

• TOT certificate

• Floor plan and parking plan

• Good Neighbor Policy (city template)

• 24/7 contact information

• Noise monitoring plan

• Local contact within 30 minutes of the property

Missing documents can delay approval by weeks.

How to Apply for Your STRO License

Follow these steps:

1. Obtain Your TOT Certificate

You must register with the City Treasurer before applying for STRO. This ensures proper tax collection.

2. Determine Your Tier and Eligibility

Use the city’s neighborhood lookup to see if Tier 4 is capped in your area.

3. Complete the Online STRO Application

Submit via the City of San Diego STRO portal. Upload documents, choose Tier, and pay the fee.

4. Wait for Approval

Approval timelines vary from 1–4 weeks depending on Tier and neighborhood.

5. Update Your Airbnb Listing

Attach the license number to all STR listing platforms. Airbnb will require the number to prevent delisting.

6. Renew Annually

STRO licenses expire every year and must be renewed with updated documents.

Compliance Requirements (Do NOT Skip These)

San Diego requires all hosts to follow operational rules:

• 24/7 responsible contact

• Noise monitoring device

• Trash + recycling plan

• Parking disclosure

• Visible posting of house rules

• Emergency procedures provided to guests

• Occupancy limits based on zoning

West Coast Homestays assists owners in meeting all compliance standards and handling renewals.

Common Mistakes Owners Make

• Applying for the wrong Tier

• Forgetting to register TOT

• Not updating Airbnb/VRBO with the permit number

• Hiring cleaners who do not follow STR sanitation standards

• Missing the renewal deadline

• Underestimating noise monitoring requirements

  
  

Final Thoughts

With proper guidance, the STRO process doesn’t need to be overwhelming. Whether you’re pursuing Tier 3 or competing in the Tier 4 lottery, West Coast Homestays can help ensure your property remains fully compliant while earning strong revenue.