Overview

Short-term rentals are explicitly allowed in San Bruno, CA. The City of San Bruno permits short-term residential rentals (STRRs) under Chapter 12.270 of the San Bruno Municipal Code. STRs are defined as the transient occupancy use of entire dwelling units or portions thereof (such as individual bedrooms) to guests for rental periods of less than thirty consecutive calendar days. However, these rentals are subject to strict regulatory requirements, occupancy limitations, and permit obligations designed to preserve residential neighborhood character while providing a regulated framework for this business model.

How to Start a Short-Term Rental Business in San Bruno

Starting a STR business in San Bruno requires following a comprehensive three-step process:

Step 1: Meet Host Requirements

• Establish owner occupancy: Applicants must provide evidence of owner occupancy for the primary dwelling unit
• Secure liability insurance: Property owners must obtain and maintain liability insurance for the STR unit
• Obtain zoning permit: Apply for a short-term residential rental zoning permit with a $1,375 application fee
• Acquire business license: Apply for and maintain a valid city-issued business license

Step 2: Ensure Compliant Dwelling Unit

• Verify appropriate unit type: The STR must be located in permitted dwelling types (single-family, two-family/duplex, or multiple-family dwelling units)
• Pass safety inspections: Complete building and fire inspections before permit issuance, with inspections required every two years thereafter
• Resolve code violations: Address any building code violations identified during inspection before receiving STR permit

Step 3: Maintain Ongoing Compliance

• Adhere to usage limits: Comply with annual rental duration limits and bedroom restrictions
• Follow operational standards: Maintain compliance with all STR operational requirements
• Remit applicable taxes: Collect and pay all required transient occupancy taxes (TOT) and business license taxes
• Renew permits: Complete bi-annual renewal of the STR zoning permit and annual renewal of the business license

Required Documents, Permits, Licenses, and Guidelines

Mandatory Permits and Licenses

Short-Term Residential Rental Zoning Permit

• Application Fee: $1,375
• Application Process: Submit completed application form with proof of owner occupancy and insurance to Planning@sanbruno.ca.gov
• Validity: Permit valid until December 31st of the year issued
• Renewal: Bi-annual renewal required with renewal fee and application form

Business License

• Application Method: Online at sanbruno.hdlgov.com or by phone at 650-273-4371
• Renewal: Annual renewal required

Required Documentation

Owner Occupancy Verification

• Evidence demonstrating owner occupancy of primary dwelling unit in form satisfactory to the city
• Required for hosted units and applicable ADU situations

Liability Insurance

• Property owner must obtain required insurance policy in amount determined by the city
• Must be maintained throughout STR operation

Inspection Documentation

• Building and Fire inspection approval required before permit issuance
• Re-inspection required for failed items
• Building permits may be required to resolve identified code violations

Operational Guidelines

Local Contact Requirements

• Designate local contact person available 24/7 during non-hosted stays
• Contact information must be filed with city and posted conspicuously within and outside rental unit
• Must respond to complaints within 60 minutes and have authority to take remedial action

Advertising Requirements

• All advertising (print or digital) must include permit number
• Advertising platform compliance with tax collection obligations

Safety Compliance Standards

• Post approved fire safety and evacuation plan information inside front door
• Comply with California Building Standards Code requirements
• Maintain required smoke detectors, carbon monoxide detectors, and heating systems

Specific Regulations for Short-Term Rentals

Permitted Unit Types and Usage Limits

Hosted Units

• Eligibility: Owner-occupied single-family, two-family/duplex, or multiple-family dwelling units
• Occupancy Requirement: At least one property owner must physically occupy unit as sole primary residence
• Room Limit: Maximum of three individual bedrooms may be rented simultaneously
• Annual Limit: No maximum annual usage limit

Non-Hosted Units

• Eligibility: Entire single-family, two-family/duplex, or multiple-family dwelling units
• Annual Limit: Maximum of 120 calendar days per calendar year
• Owner Occupancy: Not required

Accessory Dwelling Units (ADUs)

• Pre-September 25, 2020 ADUs: Permitted for STR use if primary single-family dwelling is owner-occupied
• Annual Limit: Maximum of 120 calendar days per calendar year for pre-2020 ADUs
• Post-September 25, 2020 ADUs: Prohibited from STR use with stays less than 30 consecutive days

Prohibited Activities and Uses

Commercial Restrictions

• For-profit commercial uses, corporate events, and party hosts are strictly prohibited
• STR operations in vehicles, trailers, tents, tree houses, yurts, storage sheds, or garages are banned

Compliance Requirements

• Must comply with city noise ordinances
• No additional parking requirements; existing on-site parking must be made available to guests
• All applicable city taxes, including TOT and business license taxes, must be collected and remitted

Permit Administration and Enforcement

Permit Revocation Grounds

• Fraud, misrepresentation, or false statements in application
• Violations of municipal code provisions
• Violations of federal, state, or local laws

Enforcement Mechanism

• City may enforce regulations through any legally permitted means
• Reapplication prohibited within one year after permit revocation

Appeals Process

Permit Approval Appeals

• Written appeals to City Manager, who may decide de novo
• City Manager's decision is final

Denial or Revocation Appeals

• Written appeal to City Manager (de novo review)
• City Manager decision may be appealed to City Council
• City Council decision is final
• Appeals must be filed within 10 business days of written decision

Inspection Requirements

Initial Inspection

• Building and Fire Marshal inspection required before permit issuance
• Inspections conducted only on Thursdays, 1:30-4:30 PM
• Schedule by calling 650-616-7038 by Tuesday, 1 PM of desired inspection week

Ongoing Compliance

• Inspections required every two years for permit renewals
• Failed inspections require separate building permit for violation resolution
• STRR permit issuance contingent upon passing all inspections

Contact Information for Local Authority

Planning Division (Primary Contact)

• Email: Planning@sanbruno.ca.gov
• Phone: 650-616-7074
• Address: City of San Bruno, 567 El Camino Real, San Bruno, CA 94066

Business License Information

• Phone: 650-273-4371
• Online Application: sanbruno.hdlgov.com

Safety Regulation Inquiries

• Phone: 650-616-7074
• Inspection Scheduling: 650-616-7038

General City Contact

• Phone: 650-616-7058

Source Pages

• Main STRR Information Page: www.sanbruno.ca.gov/940/Short-Term-Residential-Rental-STRR
• Municipal Code Chapter 12.270: www.sanbruno.ca.gov/DocumentCenter/View/5073/Chapter-12270-Short-Term-Residential-Rentals
• STRR Application Forms: Available through Planning Division
• Business License Application: sanbruno.hdlgov.com/

This guide provides a comprehensive framework for understanding and navigating San Bruno's STR regulatory environment. Investors should carefully review all requirements and maintain ongoing compliance to ensure successful operation within this highly regulated market.