STRO PERMIT LOTTERY & APPLICATION INFORMATION
As the new short-term rental ordinance and permit lottery roll out, the San Diego Short-Term Rental Alliance will share helpful information here. Please note: This page does not constitute legal advice nor is it the official authority on the short-term rental ordinance. Contact the City of San Diego if you have questions about your specific property, the ordinance, the permit lottery and application process, and any other regulatory information.
As of 1/2/24
The City of San Diego recently updated their STRO webpage with additional information about permits.
Important: The Application period for Tier 4 has closed. The application period for Tier 1, 2, & 3 is open. It is unlawful to operate a STRO without a STRO license on or after May 1, 2023.
Quarterly Reports Due Dates
Quarterly reports are only required for Hosts with a Tier 3 or Tier 4 license. Hosts with a Tier 1 or Tier 2 license are not required to submit quarterly reports.
| Quarter | Report Due |
| Q1 – January 1 through March 31 | April 30 |
| Q2 – April 1 through June 30 | July 31 |
| Q3 – July 1 through September 30 | October 31 |
| Q4 – October 1 through December 31 | January 31 |
Check the City’s STRO webpage for updated information >
Helpful Resources
- STRO License Application Guide – Steps to apply for your STRO License
- STRO License Application Video – Overview of the STRO license application process
- STRO License Timeline – View the timeline for license application and lottery details.
- STRO Application Checklist – To assist hosts in preparation for the STRO license application period.
- STRO Application Information Sheet – Includes detailed information on the application process.
- The City of San Diego Council District Map to see whether your property is within the ordinance’s jurisdictional limits.
- The City of San Diego Community Plans Map to determine your dwelling unit’s Community Planning Area (CPA) (for tier 3 and 4 properties)
- Tier 3 and Tier 4 Good Actor Prioritization memo issued January 7,2022 and the Tier 3 and Tier 4 Good Actor Prioritization Clarification memo issued July 13, 2022
- To check and see if code enforcement has received a complaint against your property, owners/hosts can check here.
- STRO Host Requirements Video
- STRO Host Requirements Checklist
- Good Neighbor Policy
- Human Trafficking
Transient Occupancy and Rental Unit Business Taxes
Transient Occupancy Tax (TOT) Certificate numbers and Rental Unit Business Tax (RUBT) account numbers will be required for STRO applications. If you do not know your TOT number or RUBT account number, that information can now be accessed through Open Data:
If you have questions regarding TOT or RUBT, contact TOT Administration at sdtot@sandiego.gov or at rtax@sandiego.gov.
Enforcement Questions
If you have a question related to enforcement of the STRO ordinance, please contact the STRO Code Enforcement team at (619) 533-6489 or email dsdstrocomplaint@sandiego.gov.
See the City's answers to frequently asked questions
Find your permit tier by property and usage types
See more details on the application process and fees
If you have a question related to the licensing process or general information on the STRO ordinance, please contact the STRO Administration at (619) 615-6120 or email stro@sandiego.gov.
ADDITIONAL SAN DIEGO STRA FREQUENTLY ASKED QUESTIONS
The San Diego STRA sent the following questions to the City of San Diego and received the responses below in April 2023.
Enforcement
1. When will the OTAs (Airbnb/VRBO) be taking down listings without a license?
It varies by platform, it could be as soon as 5/1/23.
2. Where do we post the notice?
Per the STRO ordinance, signage needs to be visible from the sidewalk.
3. What type of signage should I have on my property?
STRO license holders received the required signage when they received their license. Signage is also available here.
4. How do you do that in a high-rise building?
Per the STRO ordinance, the notice needs to be visible form the sidewalk.
5. Do I have to post my license even when it is not being occupied?
The required signage needs to be visible from the sidewalk and in good condition while the property is operated as a Short Term Rental.
6. Has the city staffed for enforcement?
Yes
7. How many Enforcement Officers will we have?
5
8. Is there a number to call for enforcement and an email address for questions?
619-533-6489
DSDSTROcomplaint@sandiego.gov
Licensing
1. How do I obtain a license?
- Learn more here.
- For questions, contact stro@sandiego.gov.
- Complete an application here.
2. Does the new licensing requirement rid the city of out-of-town investors?
That’s not applicable, there are no stipulations regarding out-of-town investors.
3. Are there certain reasons the property can be denied?
Yes, previous complaints or violations at that address or TOT were not paid, and/or requirements in the STRO ordinance are not followed: active Code enforcement cases where a remedy has been issued, unpaid TOT or RUBT, etc.
4. When is my $1000 due to the city?
During the application process and before a license can be issued.
5. We have multiple listings on Airbnb for the same property (one as a two-bedroom and one as a one). Can I use the same license on two listings?
Yes, as long as the listings are home-share within the same dwelling unit.
6. How do I get a clear TOT?
Contact the TOT Administration at (619) 615-1530 or email sdtot@sandiego.gov.
7. I am approved as Tier 2. I received notice from Airbnb requiring me to license two private individual sleeping options. What should I do?
Speak directly to Airbnb about this.
8. I have applied and have not heard back. What do I do?
Contact the STRO Administration at stro@sandiego.gov or call (619) 615-6120.
9. I’m in Mission Beach and got 9 out of 10 and was not given a license. Is there an appeals process as I feel I should have 10 out of 10? Have I automatically been put on a waiting list and if so how do I know how far I am on the list?
There is no appeal process for the lottery results. The current Tier 4 waitlist is available on the STRO website. This is updated as changes occur.
•••
The San Diego STRA sent the following additional questions to the City of San Diego and received the responses below in March 2022.
1. How should operators with multiple dwelling units on one parcel apply for each of those units? Will that be a different process than that of operators with multiple dwelling units on multiple parcels?
“A host may only hold one license at a time and a host may not operate more than one dwelling unit for short-term residential occupancy at a time within the City of San Diego; regardless of how many dwelling units are on one parcel. The STRO Ordinance defines a host as a natural person who has the legal right to occupy the dwelling unit and to allow short-term residential occupancy. A host may include the owner or a lessee if the lease allows for subleasing for less than one month.”
2. Can multiple individuals apply for the same permit on the same dwelling unit?
“No, only one completed and accurate application per dwelling unit will be considered for a license, regardless of the Tier.”
3. Can one individual apply for multiple permits on multiple dwelling units?
“See response to number 1 above. Additionally, only one completed and accurate application per dwelling unit will be considered for a license, regardless of the Tier.”
4. Will dwelling units in underlying single-family residential zones be treated any differently? Will dwelling units in underlying commercial zones be treated any differently than dwelling units in underlying multifamily residential zones?
“No, the ordinance applies to all dwelling units used for short-term residential occupancy in the City of San Diego regardless of base zoning designation.”
5. Can one apply for a permit in the name of an LLC, Corporation or Trust?
“No, a host is defined as a natural person who has the legal right to occupy the dwelling unit and to allow short-term residential occupancy. A host may include the owner or a lessee if the lease allows for subleasing for less than on month. A host may only hold one license at a time, and a host may not operate more than one dwelling unit for STRO at a time within the City of San Diego.”
6. Can a person under the age of 18 apply for a permit?
“The Ordinance does not speak to this directly; however, a host is defined as a natural person who has the legal right to occupy the dwelling unit and to allow short-term residential occupancy.”
7. Will permits be removed from hosts who do not engage in STR activity after obtaining their permit? If so, under what parameters will these be measured?
“Yes, see section 510.0107 of the Ordinance. This section lays out the requirements for the host including the requirement to use the license in accordance with the ordinance. For example, for a Tier 3 or Tier 4 license, the host is required to use the license a minimum of 90 days each year during the term of the license. Failure to comply with this or any section of the Ordinance could result in remedies outlined in the San Diego Municipal Code including license revocation (see section 510.0109 of the Ordinance).”
8. After the lottery is complete and permits are issued, will there be a list of applicants who were not issued a license? If so, will these applicants be prioritized for future permits? Will a waiting list be created?
“All eligible applicants that did not receive a license as part of the lottery process, will be placed on a waiting list. On a quarterly basis, a review will be conducted to determine if additional licenses have become available (cancelled by host, revocation, etc.). If licenses are available, an additional lottery may be conducted following the lottery process.”
9. When a license becomes available after the cap is met, how soon does that license pass to the next in line?
“On a quarterly basis, a review will be conducted to determine if additional licenses have become available (cancelled by host, revocation, etc.). If licenses are available, an additional lottery may be conducted following the lottery process.”
10. What census data is the city using to determine the number of households, and how often will it be updated to adjust the number of available licenses?
“Per sections 510.0103(d)(4) and 510.0103(e)(4), the number of Tier 3 and Tier 4 licenses available are limited and based on a set percentage of total housing units using SANDAG’s Demographic and Socioeconomic Housing estimates rounded up to the nearest whole number. The number of available licenses will be updated at least every two (2) years following the release of SANDAG’s housing estimates and will not be reduced below the total number of Tier 3 and Tier 4 licenses available in the prior two-year period.”