San Francisco Airbnb Restrictions & Short-Term Rental Laws

San Francisco is no stranger to tourists flocking to its iconic landmarks and charming streets. For property owners, this demand has made short-term rentals an enticing way to generate income. But if you think you can just list your place on Airbnb and start raking in cash, think again.

The city enforces some of the strictest short-term rental (STR) laws in the U.S. If you’re a landlord or homeowner looking to enter this space, you need to understand the rules, the risks, and the realities. Platforms like Airbnb and Vrbo are popular but come with challenges. Additionally, alternatives like Furnished Finder offer different opportunities, especially for longer stays. Here’s what it takes to stay compliant and profitable.

Are Short-Term Rentals Legal in San Francisco?

Yes, they are—but with big caveats. San Francisco’s Short-Term Rental Ordinance allows STRs only in properties that qualify as the owner’s primary residence. In other words, you must live there for at least 275 days a year. This rule alone knocks out many landlords who were hoping to turn vacation homes or investment properties into Airbnb hotspots.

Why so strict? It all comes down to the city’s housing crisis. Officials argue that unrestricted short-term rentals reduce the availability of long-term housing and drive up rental prices for locals. The result is a delicate balancing act between protecting renters and supporting the city’s vibrant tourism industry.

Avoid Risks & Complexities of STRs with Furnished Finder

For landlords looking for a different option, Furnished Finder provides a platform specifically designed for mid-term rentals, typically 30 days or more. It’s particularly popular with traveling professionals, like healthcare workers, who need temporary housing.

Why choose Furnished Finder?

Low Cost Annual Fee: Unlike Airbnb, which takes a cut from every booking, Furnished Finder charges hosts a flat $149 annual listing fee.
Direct Communication: Property owners communicate directly with tenants, creating a more personalized rental experience.
Lower Regulatory Risk: Mid-term rentals often bypass short-term rental restrictions, making compliance easier in cities like San Francisco.
Pro Tip: Furnished Finder is ideal if you’re looking for stable, longer-term tenants while avoiding the nightly turnover and potential pitfalls of short-term platforms.
Automatic Compliance with STR Law: Because Furnished Finder focuses on medium to long-term rentals, there’s no need to worry about pesky occupancy requirements, fees, registration, or any of the other regulations targeted against STRs.

Short-Term Rental (STR) Rules in San Francisco

1. Registration and Permits

Before you even think about listing your property, you’ll need a Short-Term Rental Permit from the city’s Office of Short-Term Rentals. It’s not a rubber-stamp process—you’ll need to prove that the property is your primary residence. Expect to submit utility bills, a driver’s license, and other documentation.

Application Fee: $450 for the initial permit, with renewals required every two years.
Business Registration: All hosts must also register with the San Francisco Treasurer and Tax Collector. Fees range from $25 to $500 annually, depending on your rental income.

This dual-registration system is designed to keep unregistered operators out of the game. If you skip it, you’re setting yourself up for hefty fines or worse.

2. Hosted vs. Un-hosted Rentals

This distinction trips up a lot of property owners. Here’s the deal:

Hosted Rentals: You’re present during the rental (e.g., renting out a room or guest suite). There’s no limit to how many nights you can host guests.
Unhosted Rentals: You’re not on-site, and these rentals are capped at 90 nights per calendar year. Go over that limit, and you’re breaking the law.

If you’re thinking of calling an un-hosted rental “hosted,” try not to. The city has mechanisms to check for compliance, and fines can stack up quickly.

3. Insurance and Safety

San Francisco requires short-term rental hosts to carry at least $500,000 in liability insurance. Some platforms, like Airbnb, offer coverage, but it’s often limited. Be sure your policy explicitly covers short-term rentals; otherwise, you could be on the hook for damages.

You’ll also need to ensure your property is up to code with working smoke and carbon monoxide detectors, plus a clear emergency exit plan. These details might seem minor, but compliance is non-negotiable.

4. Tax Obligations for Short-Term

Taxes are a non-negotiable part of the equation if you’re operating a rental property in San Francisco. Understanding your obligations from city taxes to federal income taxes is crucial to avoid penalties and keep more of your earnings.

Transient Occupancy Tax (TOT): San Francisco imposes a 14% Transient Occupancy Tax (TOT) on rentals of fewer than 30 consecutive days. But for longer stays–those over 30 days–rentals are exempt from the TOT. This makes mid-term rentals a smart choice for hosts looking to minimize administrative burdens.
Income Tax Reporting: All rental income, whether from short-term or mid-term stays, must be reported on your federal and state tax returns. You can deduct expenses like: cleaning and maintenance; permit fees and registration costs; utilities and insurance premiums.

Risks of Non-Compliance

San Francisco’s enforcement system is no joke. The Office of Short-Term Rentals partners with platforms like Airbnb to identify illegal listings, and neighbors are quick to report suspicious activity. Here’s what could happen if you’re caught breaking the rules:

Fines: Up to $1,000 per day, per violation.
Delisting: Your property can be removed from platforms until you resolve the issue.
Legal Trouble: Repeat offenders may face lawsuits or restrictions on future short-term rental activity.

An example of these fines taking effect happened in 2019. A Pacific Heights landlord was fined $90,000 after listing multiple unregistered properties on Airbnb. Not only did the fines pile up, but the city also revoked their ability to operate short-term rentals in the future.

Some Other Strategies for Your Rentals

Think Hosted Rentals - If the 90-night cap on un-hosted rentals feels limiting, consider hosted rentals instead. Renting out a spare bedroom or an accessory dwelling unit (ADU) while you’re present can bypass the cap and allow for year-round bookings.

Diversify Your Portfolio - For landlords with multiple properties, short-term rentals might not be the best fit for every unit. Furnished Finder makes mid-term rentals to traveling professionals an attractive and stable alternative.