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Is Airbnb legal in San Francisco, California?

Banned for investors: primary residence only. San Francisco only allows short-term rentals in the home you actually live in, so an investor buying a whole home to Airbnb is out. You must live in the unit at least 275 nights a year and hold a city certificate, and even then unhosted whole-home stays are capped at 90 nights a year.

Showing the researched rules for San Francisco, CA below. Type your San Francisco address to jump to the verdict.

Not allowed

Banned for investors: primary residence only

San Francisco only allows short-term rentals in the home you actually live in, so an investor buying a whole home to Airbnb is out. You must live in the unit at least 275 nights a year and hold a city certificate, and even then unhosted whole-home stays are capped at 90 nights a year.

Permit and costs

Permit
Short-Term Residential Rental Certificate
Issued by
San Francisco Office of Short-Term Rentals
Cost
$925 / 2 years
Renewal
Every 2 years

Key limits

Primary residence
Required, 275+ nights per year
Unhosted night cap
90 nights per year
Investor whole-home
Not permitted
Liability insurance
$500,000 required

Taxes

Transient occupancy tax
14%

Registration checklist

  1. 1
    Get a business registration
    Register with the Treasurer and Tax Collector and receive your Business Registration Certificate before applying for the rental certificate.
  2. 2
    Apply for the rental certificate
    Apply to the Office of Short-Term Rentals with proof of primary residency and insurance, paying the $925 nonrefundable fee.
  3. 3
    Report quarterly
    Report all rental nights to the Office of Short-Term Rentals every quarter, including quarters with zero activity.

What could change this verdict

Your HOA
Condo and co-op boards can ban short-term rentals on top of city rules, so read the CC&Rs before you buy.
Certificates do not transfer
The certificate is tied to the resident host, so buying a previously registered property does not give you the right to host.

Sources

BNBCalc San Francisco 2026 guide · Airbnb San Francisco help article

Rules researched October 2026. They change, so verify with the city before you buy.

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Verify before you buy. Rules change often and vary by zoning, HOA, and building type. This is a research starting point, not legal advice. Always confirm with the city's planning or business-license office before signing anything.