San Diego STR Rule Changes: What Owners Need to Know

On October 21, 2026, San Diego’s Community and Neighborhood Services Committee advanced proposed amendments to the Short-Term Residential Occupancy (STRO) ordinance. None of the changes are in effect. They still need approval from the full City Council and certification by the California Coastal Commission, and nothing takes effect until then. Today’s rules still apply.

Updated October 29, 2026

What the committee reviewed

Item 6 on the committee’s October 21 agenda was an ordinance amending Chapter 5, Article 10 of the San Diego Municipal Code. The City’s staff report says the amendments “do not replace the existing regulatory framework.” They clarify and strengthen it. You can read the source documents yourself: the October 21 agenda packet and the staff report for Item 6.

According to the staff report, presentation and draft ordinance in that packet, the proposal would:

• Define primary residence as the home where the host lives at least six months of the year. A host can still have only one.
• Clarify Tier Two home sharing. It would be limited to the host’s primary residence or a separate unit on the same premises.
• Require a County Assessor residential building record with each application, showing the unit complies with the Land Development Code as a dwelling unit.
• Restrict applications and renewals when the unit has a pending City enforcement action, or the host had a license revoked or gave false information in the past 12 months.
• Bar licenses for units that violate the City’s Tenant Protections Ordinance.
• Tighten local contact rules. Hosts would have to tell the City within 24 hours when their local contact information changes. The one-hour complaint response requirement stays.
• Move the coastal sunset date for the STRO rules in the Coastal Overlay Zone from January 1, 2030 to January 1, 2038.
• Clarify hosting platform reporting and compliance duties.

Why the Coastal Commission matters

Parts of the STRO ordinance are in the City’s certified Local Coastal Program. The draft ordinance notes that changes to those sections won’t apply in the Coastal Overlay Zone until the California Coastal Commission certifies them. That includes the key definitions and the sunset clause. If your home is near the coast, expect a longer timeline.

What to do now

• Keep following the current rules. Nothing in this proposal is in effect.
• Tier 3 and Tier 4 hosts: keep using your license at least 90 days a year and keep filing quarterly reports, as the City’s current STRO rules require.
• Get your records in order. Check that your primary residence documents, TOT certificate and local contact details are current.
• Watch for the Council date. We’ll update this post when the City schedules the vote.

What happens next

The amendments go to the full City Council. As of October 29, 2026, the City hasn’t announced a date. After Council adoption, the sections in the Local Coastal Program still need Coastal Commission certification before they apply in the Coastal Overlay Zone. For the rules in force today, see our San Diego short-term rental regulations guide.

FAQ

Are the new San Diego short-term rental rules in effect?

No. The amendments still need approval from the full City Council and certification by the California Coastal Commission. Nothing takes effect until then, and current rules apply.

Do I still need to file STRO quarterly reports?

Yes, if you hold a Tier 3 or Tier 4 license. The City’s current rules require quarterly reports for those tiers. Tier 1 and Tier 2 hosts don’t file them.

When will the full City Council vote?

As of October 29, 2026, the City hasn’t announced a date. We will update this post when the vote is scheduled.

What would the amendments change?

Per the City’s staff report and draft ordinance, they would define primary residence, add a County Assessor record requirement, bar licenses for units that violate the Tenant Protections Ordinance, tighten local contact rules, and move the coastal sunset date from January 1, 2030 to January 1, 2038.

Know where your home stands

Get your free earnings report for a clear view of your home’s potential under today’s rules. Then book a call with our team. Prefer the phone? Call (858) 244-9400.