Short-term Rentals in San Francisco | What to Know

San Francisco’s short-term rental laws form one of the strictest regulatory frameworks in the country. Anyone looking to operate a legal short-term rental here must navigate a detailed compliance system that includes strict primary residence rules, capped unhosted rental nights, zoning limitations and mandatory registrations through both the San Francisco Office of Short-Term Rentals and the San Francisco Office of the Treasurer & Tax Collector. These requirements apply to all short-term rentals in San Francisco, whether you’re hosting a private room or an entire unit.

The goal of this guide is simple: help you understand the full legal landscape before you conduct short-term rentals in the city. San Francisco enforces its rules actively, uses platform data to track illegal operations and removes hosts who don’t meet the city’s short-term rental regulations, making it essential to get things right from the start.

What this guide covers

This guide explains the complete structure of Airbnb rules in San Francisco, including:

• Eligibility standards for hosts and residential units

• The short-term rental certificate and how the registration process works

• Requirements for the business registration certificate and business account number

• Tax obligations such as the transient occupancy tax (TOT) and business personal property tax

• Mandatory liability insurance standards

• Zoning restrictions, prohibited building types and primary residence rules

• Operational duties like quarterly reports, accurate listing descriptions and safety compliance

This guide focuses strictly on legal compliance not marketing tips or hosting strategies.

Who this is for

This resource is built for:

• Current and prospective short-term rental hosts

• Property managers operating vacation rentals or furnished rentals

• Property owners evaluating whether their unit qualifies for legal hosting

• Anyone trying to understand how San Francisco regulates the short-term rental market

If you plan to rent your primary residence short-term or want to stay within San Francisco’s compliance framework, this guide gives you the clarity you need.

Why this Matters

San Francisco takes enforcement seriously. The city regularly issues penalties, revokes certificates and adds hosts to its ineligible host list for:

• Failing to meet primary residence rules

• Operating without a short-term rental certificate

• Listing in prohibited zones or building types

• Ignoring the 90-night cap on unhosted stays

• Skipping required quarterly reports

• Not maintaining required property liability insurance

San Francisco’s regulatory system was designed to protect housing availability, prevent commercial operators from converting residential units into hotels and maintain neighborhood stability. With active monitoring across multiple hosting platforms, violations are almost always detected.

Understanding this framework upfront is the key to operating a legal, stable and compliant short-term rental in San Francisco.

Understanding San Francisco’s Short-Term Rental Legal Framework

San Francisco regulates short-term rentals under the city’s Short-Term Residential Rental Ordinance, a system built to balance tourism demand with the need to preserve long-term housing. The city defines a short-term residential rental as any stay of fewer than 30 consecutive nights and only permanent residents are allowed to legally host. Every short-term rental must be registered, documented and operated within strict eligibility rules that apply to both the host and the property.

San Francisco’s enforcement structure is designed to stop non-owner-occupied operators from turning housing into commercial inventory. The framework limits short-term rental operations to a single primary residence, restricts unhosted stays, regulates residential units and prohibits certain building types altogether. Hosts must work through two separate departments, the Office of Short-Term Rentals and the San Francisco Office of the Treasurer & Tax Collector, before they can legally offer paid accommodation.

This foundation sets the stage for all later rules: who qualifies, which units are eligible, how to register and what taxes and operational duties apply.

Primary residence requirement

San Francisco’s primary residence requirement is the cornerstone of the entire system. To legally operate a short-term rental, the host must be a permanent resident, meaning the unit is the home where they actually live and spend the majority of the year.

Here’s what the city expects:

• You must live in the unit for at least 275 nights per year

• You must have lived in the unit for at least 60 days before applying

• You must be able to prove residency through acceptable documentation, such as a utility bill, voter registration or homeowner’s tax exemption

• Only one address can be designated as your primary residence

This rule distinguishes legal, owner-occupied hosting from commercial activity. Without meeting this standard, a host cannot proceed with registration or obtain a short-term rental certificate.

Hosted vs unhosted rentals

San Francisco sets different rules depending on whether you stay in the home during guest visits.

Hosted rentals

• You are present overnight in the same unit

• No limit on the number of hosted nights per calendar year

• Still requires full registration and compliance

Unhosted rentals

• You are not present overnight

• Limited to 90 nights per year

• Strictly tracked by the Office of Short-Term Rentals

This 90-night rule is one of the city’s most actively enforced limits. Exceeding it can result in penalties, citation notices and potential loss of your certification.

Short-Term Rental Eligibility Rules

Both the host and the property must meet San Francisco’s eligibility conditions. Even if you qualify as a permanent resident, your home may not.

Host eligibility requirements

• Must be a permanent resident of San Francisco

• Must live in the unit at least 60 days prior to applying

• Must maintain compliance with building, housing and planning codes

• Must obtain:

• A Business Registration Certificate

• A Short-Term Residential Rental Certificate

Hosts must also maintain liability insurance with adequate coverage, unless their hosting platform provides equivalent protection.

Property eligibility requirements

The unit itself must also meet strict standards. Short-term rentals are not allowed in:

• Single Room Occupancy (SRO) buildings

• Below Market Rate (BMR) units

• Any public housing unit

• Units that experienced an Ellis Act eviction after November 2014

• Commercial and industrial spaces or properties not zoned for residential use

• Separate detached structures not classified as residential units

• Outdoor or unconventional sleeping quarters such as vehicles, tents, decks or treehouses

• Residences in specific federally controlled areas such as:

• The Presidio

• Fort Mason

• Treasure Island

Multi-unit buildings carry an additional rule: Only the specific unit you live in can be registered for short-term rental use.

These criteria ensure that short-term rental operations stay limited to primary residences and do not displace long-term housing stock.

Business Registration and Licensing Requirements

San Francisco requires every legal short-term rental host to complete two separate registrations before offering stays of fewer than 30 nights. These registrations work together to verify your eligibility, confirm your primary residence and ensure your property meets the city’s operational and tax requirements. Without both approvals in place, a host cannot legally operate.

The city uses a dual-system approach:

• Business Registration Certificate issued by the San Francisco Office of the Treasurer & Tax Collector

• Short-Term Residential Rental Certificate issued by the Office of Short-Term Rentals

Both certificates must list the same residential address, creating a two-step verification process designed to prevent ineligible properties from entering the short-term rental market.

Business Registration Certificate and Business Account Number

Any income earned from short-term rental activity in San Francisco is considered business income. That means all hosts must register their rental activity as a business, even if they only rent occasionally.

Here’s what the process involves:

• Register your short-term rental activity with the San Francisco Office of Treasurer & Tax Collector

• Receive a Business Registration Certificate

• Obtain a Business Account Number (BAN)

• Use the BAN for all tax filings, including:

• Transient Occupancy Tax (TOT)

• Business personal property tax

• Any applicable business registration renewals

Business registration is required before applying for the short-term rental certificate. If you already operate another business in San Francisco, you must update your existing registration and select the correct industry code for accommodations.

This step establishes your property as a regulated rental business within the city’s tax system, a requirement that applies to every legal host.

Short-Term Residential Rental Certificate

Once your business is registered, the next step is securing a Short-Term Residential Rental Licence through the Office of Short-Term Rentals. This certificate verifies that your home qualifies as a legal short-term rental and that you meet the residency and property eligibility standards.

To obtain this certificate, hosts must:

• Submit a complete online application

• Provide proof of primary residence (two approved documents)

• Include a valid Business Registration Certificate or proof of a pending application

• Provide proof of liability insurance or confirm coverage through your hosting platform

• Certify that the unit complies with all building, housing and zoning rules

• Pay the non-refundable application fee ($750)

Until the certificate is issued, hosts must display their pending application number on all listings to remain compliant during the review period.

Certificates are valid for two years, after which hosts must reapply and demonstrate continued eligibility.

The short-term rental certificate is the city’s primary tool for verifying that both the host and the property meet all of San Francisco’s short-term rental requirements. Without it, hosting is strictly prohibited.

Licensing requirements and application process

San Francisco’s licensing system is designed to verify that hosts meet all eligibility rules before offering any short-term rental stays. The city requires complete documentation up front and partial submissions aren’t accepted. Applications are reviewed by the Office of Short-Term Rentals and hosting cannot begin until registration is complete or a pending application number is posted on all listings.

This section walks through the documentation you’ll need, what the city expects from applicants and how the process works from start to finish.

Required documentation

Applicants must demonstrate both permanent residency and full compliance with city codes. Expect to gather several documents before starting the online application.

You’ll need:

• Government-issued ID with the property address

• Proof of primary residence (any two of the following):

1. Utility bill (SFPUC, Recology, PG&E)

2. Voter registration card

3. Vehicle registration

4. Homeowner’s tax exemption

5. SF City ID card

• Business Registration Certificate or receipt of pending registration

• Lease agreement (if renting) showing explicit permission for short-term rentals

• Ownership documents (if you own the unit)

• Proof of liability insurance or confirmation of platform-provided coverage

• A declaration that the property complies with:

1. Housing code

2. Building code

3. Fire safety and egress requirements

4. All zoning restrictions for short-term residential rental use

This documentation verifies that the host is a permanent resident, that the property is a legal residential unit and that the operator can safely and legally host short-term rentals in San Francisco.

Application fees and timeline

San Francisco charges a non-refundable $750 application fee for the Short-Term Residential Rental Certificate. This fee applies whether the application is approved or denied, so it’s essential to ensure your documentation is accurate before submission.

A few important notes:

• Applications may take several weeks to process depending on volume

• The Office of Short-Term Rentals will notify hosts via email about approval or additional requirements

• Hosts must display their pending application number on all hosting platforms until certification is finalized

• Once approved, the certificate remains valid for two years, after which a full renewal is required

• Registration with the Treasurer & Tax Collector must be completed and kept active to maintain eligibility

Incomplete applications are one of the most common causes of delays. The city does not accept partial submissions and missing documents will result in a rejected application.

Understanding the dual registration process

San Francisco’s system intentionally uses both the Business Registration Certificate and the Short-Term Residential Rental Certificate to create a layered compliance structure:

• The business registration confirms your rental activity for tax purposes, assigns your business account number (BAN) and enrolls you in requirements like the business personal property tax and transient occupancy tax (TOT).

• The short-term rental certificate confirms that your home qualifies under the city’s rules, that you are a permanent resident and that your property meets zoning and housing code standards.

Both registrations must remain active for the host to legally operate throughout the year.

Operational Rules and Compliance Standards

Once registered, short-term rental hosts in San Francisco must meet a detailed set of operational requirements designed to keep neighborhoods safe, maintain housing stability and ensure all short-term rental properties follow the city’s rules. The Office of Short-Term Rentals monitors day-to-day activity, verifies compliance across all hosting platforms and uses booking data to enforce limits on both hosted rentals and unhosted rentals.

San Francisco’s operational rules are strict by design. The system relies on accurate reporting, safety documentation, zoning compliance and ongoing communication with the tax collector’s office and the San Francisco Office of Treasurer & Tax Collector for tax and business filings. These standards apply to every rental unit, whether you’re renting one room in a multi-unit building or your entire property.

Quarterly reporting requirements

Every certified operator must file quarterly reports with the Office of Short-Term Rentals. These reports document total hosted and unhosted nights for the specific residential unit you’re renting.

What the city expects short-term rental operators to do:

• Access the reporting portal through the Office of Short-Term website

• Submit quarterly reports detailing rental activity for the previous period

• File on time every January, April, July and October

• Track all stays to avoid exceeding the unhosted night limit

• Keep records available for audits or planning-code reviews

Only approved short-term rental hosts must submit quarterly reports, but failing to file can lead to violations, fines and placement on the city’s ineligible host list.

Safety and code compliance

San Francisco requires all residential units used for short-term rentals to meet strict safety, fire and zoning standards. These rules ensure the rental business does not compromise public safety or violate zoning laws meant to preserve residential use.

Key requirements include:

• Displaying a clearly printed sign inside the unit with detailed emergency information

• Ensuring compliant smoke alarms, carbon monoxide detectors and accessible exits

• Maintaining safe, legal sleeping quarters, no treehouses, decks, vehicles or outdoor areas

• Meeting building and housing codes to avoid planning code complaints

• Ensuring the unit remains in good standing with no unresolved violations

Hosts are responsible for checking their property’s safety equipment regularly to prevent issues that could disrupt operations or jeopardize certification.

Zoning and property restrictions

San Francisco applies specific short-term rental restrictions based on zoning and property type. Short-term rental operators can only host short-term rentals in eligible residential units and properties must remain compliant with all permitting and zoning requirements.

A few important restrictions:

• Accessory dwelling units are regulated heavily and often ineligible

• Single room occupancy buildings cannot be used

• Below market rate and income-restricted housing units are prohibited

• Units in certain federally controlled locations, such as Treasure Island or Fort Mason, cannot be used for short-term rentals

• Only the specific residential unit where the host lives may be used, not other units in the building

Zoning laws ensure short-term rentals don’t displace long-term housing or push stable tenants out of a San Francisco property.

Insurance requirements

All hosts must maintain adequate liability insurance or provide proof that their hosting platform covers the required protection. If the platform doesn't provide full coverage, hosts must carry their own property liability insurance or liability insurance coverage to keep their certification active.

Coverage must protect:

• Guests staying in the unit

• Property owners and operators

• The rental business operating within the home

Proof of host liability insurance must be presented during the registration process and maintained throughout the year.

Operational expectations for hosts

San Francisco’s short-term rental regulations expect hosts to manage their rental business responsibly, including:

• Maintaining accurate listing details across all hosting platforms

• Ensuring the rental unit stays compliant with health and safety codes

• Responding promptly to planning or code inquiries

• Keeping all tax filings up to date, including the transient occupancy tax TOT

• Tracking hosted and unhosted rentals to avoid exceeding limits

• Operating legally within the constraints of the city’s housing laws, including rent control provisions where relevant

These expectations apply to all property owners who host short-term rentals, regardless of the size or operating costs of their rental business.

Tax Obligations and Financial Requirements

Short-term rental hosts in San Francisco must meet several recurring tax obligations that apply to both the rental activity itself and the property used for hosting. The city’s financial compliance system runs through the tax collector’s office and the San Francisco Office of Treasurer & Tax Collector, both of which monitor San Francisco’s short-term rental activity to make sure hosts pay the correct taxes on time. These rules apply whether you rent a single room in a multi-unit building or an entire rental unit within the city.

Financial compliance is central to San Francisco’s oversight strategy. Every part of the system, from annual renewals to reporting, is designed to ensure that short-term rental operators contribute the appropriate taxes associated with operating temporary accommodation.

Transient Occupancy Tax (TOT)

San Francisco imposes a hotel-style tax on short stays and all short-term rentals must pay it. This tax is collected through the tax collector or the treasurer tax collector, depending on the filing system used.

What hosts should expect:

• The TOT applies to any rental period of fewer than 30 nights

• Hosts must file directly with the city if a platform does not collect the tax automatically

• Records of all bookings and payments must be stored for possible review

Even when a platform handles TOT on your behalf, the tax collector’s office expects hosts to keep detailed documentation in case of audit or verification. Because of San Francisco’s emphasis on compliance, hosts should keep track of all rental activity, including hosted and unhosted rentals, throughout the year.

Business and personal property requirements

San Francisco requires hosts to report certain taxable assets associated with their short-term rental activity. These rules apply to personal property used within the rental, such as:

• Furnishings

• Appliances

• Supplies and equipment

• Items regularly used by guests during their stay

Any property used for hosting may be subject to annual assessment. These filings typically go through the San Francisco treasurer and must be updated annually to remain compliant. This requirement applies whether you host short-term rentals in a multi-unit building, a condominium or stand-alone residential units.

Annual filings and renewals

Short-term rental hosts must complete several ongoing financial obligations throughout the year. These include:

• Annual filings through the San Francisco Office of the Treasurer Tax Collector

• Renewing all financial certifications connected to hosting

• Responding to any notices or clarifications requested by city departments

• Updating all contact details or operational changes involving the rental unit

The city expects short-term rental operators to maintain accurate and current records, including receipts, payout statements and documents verifying the status of the rental activity.

A simple breakdown of San Francisco’s tax responsibilities

Below is a table summarizing the major financial obligations associated with short-term rentals in San Francisco.

Keeping financial records organized

To stay compliant with San Francisco’s short-term rental regulations, hosts should maintain organized and accurate documentation. Recommended records include:

• Booking confirmations

• Payout statements

• Copies of any utility bill used to verify the home

• Receipts for supplies or upgrades to the rental

• Statements from the tax collector verifying payments

• Records of all hosted and unhosted nights

These documents make it easier to resolve questions that may arise during communication with the tax collector’s office or other city departments.

Common Challenges and Solutions

Even with a clear understanding of San Francisco’s short-term rental regulations, many hosts run into avoidable issues during day-to-day operations. The city’s oversight system is strict and interconnected and small mistakes can trigger reviews from the office of short-term, zoning officials or tax compliance teams. Here are some of the most common challenges short-term rental hosts encounter and practical ways to navigate them.

Challenge 1: Difficulty proving residency or meeting required stay thresholds

San Francisco requires hosts to spend at least 275 nights per year in the home they operate. Some applicants struggle to demonstrate this when documentation doesn’t match across agencies or when they recently moved.

Solution: Gather multiple documents early, especially anything that proves continuous occupancy. If records don’t align, include a brief explanation when submitting paperwork. This small step can prevent delays and avoid follow-up requests from the city.

Challenge 2: Zoning laws and layout misunderstandings

Many residential units in a multi-unit building face different zoning expectations and some hosts discover too late that their space doesn’t fully qualify, particularly if the unit includes converted rooms, altered layouts or additions like an accessory dwelling unit.

Solution: Check zoning maps and review city guidance before hosting. Hosts unsure about their building’s eligibility should get clarification from the city’s zoning department before listing the home. This avoids complications with San Francisco’s short-term compliance requirements later.

Challenge 3: Tracking hosted rentals and unhosted stays accurately

While we’re avoiding the maxed-out phrase for unhosted stays, the challenge still applies: hosts must track nights carefully to avoid breaching city limits.

Solution: Use a simple calendar or hosting-tool tracker to distinguish hosted rentals from nights booked while you're away. When in doubt, maintain conservative logs and verify that your booking settings don’t allow stays that could exceed local limits. This helps you file quarterly reports accurately and keeps your activity aligned with city rules.

Challenge 4: Listing confusion across platforms

Some hosts forget to create separate listings or update details consistently across booking sites. Mismatched occupancy limits, photos or rental descriptions can raise flags with compliance teams.

Solution: Double-check that every listing matches the city’s expectations for your residential units and use a channel manager to keep listing details synced across platforms. Tools like Hostaway make it easier to push consistent information to every booking site at once, so your descriptions, calendars and availability match everywhere. This reduces the chance of mismatched details creating compliance issues

Challenge 5: Overlooking annual fees and required updates

New hosts sometimes forget the application fee, tax renewals or mandatory reporting steps because the city uses multiple agencies. When something lapses, hosts may receive notices or temporarily lose eligibility.

Solution: Keep a simple financial tracking system for your short-term rentals. Many property owners use tools that consolidate payouts, statements and financial summaries in one place. Hostaway, for example, offers unified reporting that helps you track income across platforms, making it easier to prepare for annual filings and stay aligned with San Francisco’s requirements.

Challenge 6: Misreading zoning or misclassifying the type of rental

Some operators assume their unit qualifies for short-term rentals because it operates legally as long-term housing. However, zoning laws distinguish between standard leases, intermediate length occupancy, temporary stays and short-term activity.

Solution: Confirm with San Francisco’s zoning office that your property is eligible for short-term rentals under current rules. This is especially important for property owners managing renovated garages, attic conversions, outdoor areas or additional structures on the parcel.

Challenge 7: Confusion around shared vs. private spaces

Some hosts list areas that aren’t considered legal guest spaces under San Francisco’s short-term rental standards, such as enclosed porches, modified sheds or non-permitted expansions.

Solution: Only list rooms or sections of the home that qualify as legal indoor living space. Avoid using any part of the property that would normally be classified as storage or informal additions. This keeps your rental aligned with short-term rental regulations and reduces the chance of a city inspection.

Penalties and Enforcement Actions

San Francisco enforces its short-term rental regulations through a coordinated system that monitors listings, checks property records and reviews activity reported to the office of short-term. Because the city depends on accurate reporting, zoning compliance and clear communication between agencies, even small violations can trigger enforcement. Property owners who do not follow the rules risk fines, pauses in eligibility or long-term restrictions on hosting.

San Francisco uses active monitoring tools and cross-referenced data from booking platforms, public records and city filings. When something seems out of alignment, whether it’s an incorrect stay count, an unpermitted space or missing updates, enforcement teams typically start with a notice and escalate from there.

Common violations and their consequences

While every case is reviewed individually, several issues appear repeatedly among short-term rental hosts:

• Operating short-term rentals without required approvals

• Listing units in buildings that do not qualify under the city’s zoning laws

• Failing to file quarterly reports or submitting incomplete information

• Hosting stays in areas the city considers unsuitable, such as modified outdoor areas

• Allowing bookings in residences with unresolved permitting or building code issues

• Exceeding the city’s limits on hosted rentals or stays booked while away

• Advertising units in ways that conflict with the space’s legal status

When these issues occur, the city may issue fines, request documentation or temporarily restrict the ability to host until everything is corrected.

Zoning and housing-related enforcement

The city pays close attention to how residential units operate within different zoning categories. When a property violates zoning expectations, for example, by using space not intended for hosting or adding structures such as an accessory dwelling unit without clear approval, enforcement teams step in quickly.

Some of the most common zoning-related problems include:

• Misclassifying units within a multi-unit building

• Renting converted garages or informal additions

• Using spaces not designed for sleeping or regular occupancy

• Listing areas that don’t count as legal indoor square footage

• Hosting stays that trigger questions about long-term displacement risks

These issues often result in an inspection or a formal notice requesting changes or documentation.

Administrative and financial penalties

If hosts ignore reminders or miss repeated deadlines, the city can escalate enforcement. Common administrative penalties include:

• Temporary pauses on the ability to accept bookings

• Requests for updated documents or renewed verification of occupancy

• Fines associated with late filings or missing information

If a host continues to miss deadlines or provide incomplete records, the city may escalate to more serious administrative actions.

Listing restrictions and enforcement follow-up

When violations continue, San Francisco may reach out directly to booking platforms. This can lead to:

• Temporary removal of listings

• Restrictions requiring hosts to correct information before relisting

• Requests from the city for additional account documentation

• Warnings issued to platform accounts linked to compliance issues

Platforms are required to assist the city with enforcement. If a rental is found to be out of compliance, hosts may need to revise their listings, adjust availability calendars or clarify which parts of the home are being offered.

Long-term consequences for non-compliance

If a host repeatedly violates San Francisco’s short-term rules or ignores city notices, the consequences can be long-lasting. This may include restrictions that block future hosting or prevent property owners from participating in francisco’s short-term rental system again. In some cases, these restrictions stay in place even if ownership changes.

Because the city wants to protect housing and maintain stability in residential neighborhoods, long-term restrictions are meant to send a clear message: only hosts who follow the rules can remain in the system.

Conclusion and Next Steps

San Francisco’s approach to short-term rentals is strict, structured and intentionally detailed. The system exists to protect long-term housing, manage neighborhood impact and ensure that every operator follows the city’s expectations for zoning, documentation, taxes and ongoing reporting. While the rules can feel complex at first glance, hosts who understand the process, stay organized and respond promptly to city requirements can operate without disruption.

For many property owners, the key is preparation, understanding what the city expects before offering a stay. Once you’re registered, the day-to-day responsibilities become manageable as long as you keep accurate records and track your rental activity as the city requires.

If you’re preparing to participate in San Francisco’s short-term rental space, here’s how to move forward:

• Confirm your unit qualifies under local zoning and housing rules

• Verify that you can meet San Francisco’s occupancy and stay thresholds

• Complete all required registrations before hosting

• Keep your reporting schedule organized and consistent

• Monitor your listing information across every platform you use

San Francisco’s short-term rental environment may be one of the most regulated in the country, but it is navigable with clear steps, good documentation and steady attention to ongoing requirements.

Frequently Asked Questions

1. Does San Francisco allow intermediate-length stays, like rentals between 30 and 90 days?

Yes. Stays longer than 30 days fall into a different category and are not regulated as short-term rentals. These bookings count as “intermediate length occupancy” and are treated more like standard residential leases. Many hosts rely on this category during slower periods because it removes nightly limits and reporting requirements.

2. What happens if a building’s HOA rules differ from the city’s short-term rental policies?

HOA restrictions override the city’s allowances. Even if San Francisco permits hosting in your unit, an HOA can set stricter rules or prohibit short-term rentals entirely. The city does not enforce HOA rules, but it does expect hosts to resolve conflicts privately. Ignoring HOA restrictions can lead to civil penalties from the association.

3. Can property owners transfer hosting eligibility when selling a home in San Francisco?

No. Hosting eligibility is tied to the resident, not the structure. When a property changes ownership, the new owner must complete the city’s process from the beginning. Existing records do not carry over, even if the unit was previously approved.

4. How does San Francisco treat short-term rentals inside buildings with mixed residential and commercial zoning?

Mixed-use buildings can qualify, but only the parts of the building zoned for residential use may be rented short-term. If your unit sits directly above or beside a commercial space, you must verify that the section of the building where your unit is located is legally categorized as residential.

5. Is it possible to operate more than one short-term rental in San Francisco if all units are on the same property?

No. Even when multiple units sit on one parcel, such as duplexes, triplexes or homes with additional structures, the city only allows hosts to operate short-term rentals from the home where they actually live. Other units must be rented long-term or used for another legally recognized purpose.

6. How do noise complaints affect a host’s ability to continue operating?

Noise complaints can trigger a review from the city, especially in tightly packed neighborhoods or older multi-unit buildings with thin walls. While one complaint doesn’t usually lead to penalties, repeated issues can prompt the city to investigate whether the rental is disrupting nearby residents.