Overview: Are STRs allowed in Moss Beach?

Yes. As of June 2017, short-term rentals (less than 30 days) are allowed in the unincorporated San Mateo County Coastal Zone—including Moss Beach—when the property is a legal residence located on a parcel zoned for Single-Family (R-1) or Multi-Family (R-3) residential use. STRs are prohibited in Accessory Dwelling Units (ADUs). A San Mateo County STR permit and Transient Occupancy Tax (TOT) registration are required.

Key constraints include:

• 180-night-per-year cap (no owner-present exemption).
• Maximum occupancy: 2 persons per bedroom plus 2 additional; children under 12 are not counted toward occupancy.
• Parking: at least 1 on-site space; 2 on-site spaces required if maximum occupancy exceeds 8.
• Local contact: required and must be within 20 miles, available at all times during guest stays.
• Processing time: approximately 3–4 weeks; permit fee around $500 (see fee schedule for exact costs).

State-level regulations (California): TOT (Transients’ Occupancy Tax) is due on each occupied night; local registration (TOT certificate) is required; and certain business licensing or tax obligations may apply depending on the property owner’s and contact person’s circumstances.

How to Start an STR Business in Moss Beach

• Confirm zoning and parcel type.
  • The property must be a legal residence located in the San Mateo County unincorporated Coastal Zone and zoned R-1 or R-3. ADUs are explicitly prohibited for STR use.
  • Use the County’s “Find My Zoning” portal to verify zoning and whether your parcel is within the Coastal Zone. Confirm that you are in an unincorporated area (e.g., Moss Beach).
• Obtain a TOT certificate.
  • Short-term rental permit holders must pay Transient Occupancy Tax (TOT) for every occupied night and provide proof of TOT registration to obtain the STR permit.
  • Reference and register via the County’s TOT platform (registration is required before permit issuance).
• Prepare your permit application.
  • Applications are accepted online via the County’s Accela Citizen Access portal.
  • Key application items will include:
    • Proof of TOT registration/certificate.
    • Zoning verification (see “Find My Zoning” above).
    • Proposed occupancy, bedroom count, and parking availability.
    • Designation and contact information for a local contact person (must be within 20 miles and available while the rental is occupied).
• Submit via Accela and plan for review.
  • The County indicates an estimated processing time of approximately 3–4 weeks. Actual timelines vary.
  • It is recommended to schedule a pre-application meeting with a planner to review materials before submittal.
• Maintain compliance post-permit.
  • Track nights rented against the 180-night annual cap.
  • Enforce the occupancy limits and provide required on-site parking.
  • Ensure your local contact remains available during guest stays.
  • Maintain records for tax and permit compliance.

Required Documents, Permits, Licenses, and Guidelines

• San Mateo County Short-Term Rental Permit (Coastal Zone).
  • Evidence of a legal residence on an R-1 or R-3 zoned parcel within the unincorporated Coastal Zone.
  • Proof of TOT registration/certificate.
  • Name and 24/7 availability details for a designated local contact person within 20 miles.
  • Number of bedrooms and calculated maximum occupancy (2 per bedroom + 2 additional; children under 12 not counted).
  • Parking plan: at least 1 on-site space; 2 if occupancy exceeds 8.
• Transient Occupancy Tax (TOT) registration.
  • Required for each occupied night; registration precedes or accompanies the STR permit application.
• Business license (general).
  • If the property is used as a lodging business, standard County business license requirements may apply. Consult the County’s business license guidance.
• Helpful County resources and tools:
  • Apply via Accela Citizen Access.
  • Review the full Short-Term Rental Ordinance (Coastal Zone).
  • Use “Find My Zoning” to verify zoning/Coastal Zone status.
  • Contact the Current Planning Section to confirm permit requirements and process.
• Key regulatory restrictions and guidelines:
  • ADUs may not be used as STRs.
  • Annual cap of 180 nights for STR rentals.
  • Maximum occupancy rules and parking requirements as summarized above.
  • Recordkeeping to demonstrate compliance with TOT and STR caps.

City/County/State Regulations Applicable to Moss Beach

• City-level regulations:
  • Moss Beach is an unincorporated community in San Mateo County; there is no separate city STR ordinance. All STR requirements are set by the County within the Coastal Zone.
• County-level regulations (San Mateo County – Coastal Zone):
  • Allowed uses: STRs are permitted as an accessory residential use on legal single-family (R-1) and multi-family (R-3) parcels within the unincorporated Coastal Zone.
  • Prohibited: STR use of ADUs.
  • Nightly cap: 180 nights per calendar year (no owner-present exception).
  • Occupancy: 2 persons per bedroom plus 2 additional; children under 12 are excluded from the occupancy count.
  • Parking: 1 on-site space minimum; 2 on-site spaces if occupancy exceeds 8.
  • Local contact: must be within 20 miles; must be available at all times during guest occupancy.
  • Permit process: online application via Accela; approximate processing 3–4 weeks; permit fee approximately $500 (final fee may vary).
  • Tax obligations: TOT is due each night; proof of TOT registration is required for the STR permit.
• State-level regulations (California):
  • TOT (lodging tax) is generally due on each occupied night; local registration/certification is mandatory.
  • Additional business licensing, tax withholding, or registration obligations may apply to the property owner and/or the local contact depending on business structure and location. Seek guidance from the County or a tax professional to confirm applicability.

Contact Information

• San Mateo County Planning and Building (Current Planning Section)
  • Website: County Planning & Building Department (see Reference 3)
  • Online application portal: Accela Citizen Access (see Reference 3)
  • “Find My Zoning” portal: see County resources (see Reference 3)
  • Pre-application consultation: recommended; contact Current Planning to schedule.
• Revenue Services (TOT and related tax matters)
  • Website: County Revenue Services (see Reference 3)
  • TOT registration and information: see Reference 3
• Midcoast Community Council (MCC)
  • Mailing address: P.O. Box 248, Moss Beach, CA 94038
  • Email: MidcoastCommunityCouncil@gmail.com
  • Website: Midcoast Community Council (see Reference 1)

Source Links

• Midcoast Community Council – Short-Term Rentals overview and ordinance history: midcoastcommunitycouncil.org/short-term-rental-ordinance
• San Mateo County Planning – Short-Term Rental Permit (Coastal Zone): www.smcgov.org/planning/short-term-rental-permit-coastal-zone

Notes:

• Zoning verification and Coastal Zone status should be confirmed using County tools. ADUs are explicitly prohibited for STR use.
• Permit processing times are estimates; actual times vary by case complexity and volume.
• The 180-night annual cap applies to all STRs without exceptions in the San Mateo County Coastal Zone.