Overview: Short-Term Rental Status in San Mateo

Short-term rentals ARE ALLOWED in San Mateo, CA, but they are subject to strict regulations at both the city and county levels. The City of San Mateo adopted comprehensive STR regulations (Chapter 5.66) on February 1, 2021, while San Mateo County maintains separate regulations for unincorporated areas, particularly in the Coastal Zone.

Key Distinction: San Mateo City and San Mateo County (unincorporated areas) have different regulatory frameworks. Investors must determine whether their property falls within city limits or unincorporated county jurisdiction to ensure compliance with the correct regulations.

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

For Properties Within City of San Mateo Limits:

Step 1: Obtain Business License

• Apply through the online business license portal
• Complete all required business tax applications
• Ensure compliance with municipal business regulations

Step 2: Submit Short-Term Rental Registration

• Use the City's online portal administered by HdL Companies
• Complete the STR application with all required information
• Pay the annual registration fee

Step 3: Obtain Transient Occupancy Tax (TOT) Certification

• Complete TOT certification form
• Understand ongoing TOT payment obligations

Step 4: Ensure Operating Standards Compliance

• Verify property meets all zoning and safety requirements
• Establish local contact person arrangements
• Implement required parking and occupancy standards

For Properties in Unincorporated San Mateo County (Coastal Zone):

Step 1: Zoning Verification

• Confirm property is zoned R-1 (Single Family) or R-3 (Multi-Family)
• Use the County's "Find My Zoning" portal to verify zoning
• Schedule pre-application consultation with planning staff

Step 2: Apply for Short-Term Rental Permit

• Submit application through the Accela Citizen Access portal
• Include all required documentation and fees
• Allow 3-4 weeks for processing

Step 3: Obtain TOT Certificate

• Apply for Transient Occupancy Tax certificate
• Include proof with STR permit application

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Required Documents, Permits, Licenses, and Guidelines

City of San Mateo Requirements:

Primary Permits/Licenses:

1. Business License - Required annually
2. Short-Term Rental Registration - Annual registration due July 1st
3. Transient Occupancy Tax (TOT) Certification - Ongoing tax collection obligation

Annual Fees:

• STR Registration Fee: $250 per year
• Business license fees (vary by business type)
• TOT: 14% of gross rental receipts (collected monthly)

Required Documentation:

• Host identification and contact information
• Property address and legal description
• Local contact person information and 24/7 availability confirmation
• Zoning compliance verification
• Business license application
• TOT certification completion

San Mateo County (Unincorporated Coastal Zone) Requirements:

Primary Permits:

1. Short-Term Rental Permit - Required before operation
2. Transient Occupancy Tax Certificate - Proof required for permit

Fees:

• STR Permit Application: $500 (estimated)
• Processing time: 3-4 weeks

Required Documentation:

• Property ownership verification
• Zoning compliance confirmation (R-1 or R-3 only)
• TOT certificate proof
• Local contact person designation and 20-mile radius commitment
• Parking arrangement documentation

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Specific Regulations for Short-Term Rentals

City of San Mateo Regulations (Chapter 5.66):

Property Eligibility:

• Must be legal dwelling units (single-family, multi-family, condo)
• ADUs (Accessory Dwelling Units) are PROHIBITED from STR use
• Primary residence requirement

Annual Operation Limits:

• Maximum 120 days per calendar year when host not present on-site
• No restrictions when host is present

Occupancy Limits:

• Maximum 2 people per bedroom OR 10 people per property (whichever is less)

Parking Requirements:

• Properties with 3 or fewer bedrooms: minimum 1 off-street parking space
• Properties with 4+ bedrooms: minimum 2 off-street parking spaces

Local Contact Requirements:

• Must designate local contact person
• Available 24/7 during guest stays
• Must respond within 60 minutes to complaints
• Must take remedial action to resolve issues

Prohibited Activities:

• Weddings, parties, corporate events, commercial functions
• Any special events with potential traffic, parking, or noise impacts

Safety and Compliance:

• Must notify guests of all city noise, trash, and parking ordinances
• Hosts responsible for ongoing compliance monitoring

San Mateo County (Unincorporated Coastal Zone) Regulations:

Property Eligibility:

• Only allowed on parcels zoned R-1 (Single Family) or R-3 (Multi-Family)
• Must be legal residences
• ADUs are PROHIBITED from STR use

Annual Operation Limits:

• Maximum 180 nights per calendar year
• No distinction between host-present and host-absent operations

Occupancy Limits:

• Maximum 2 persons per bedroom plus 2 additional persons
• Children under 12 years not counted toward maximum

Parking Requirements:

• Minimum 1 parking space for properties with 8 or fewer guests
• Minimum 2 parking spaces for properties with 9+ guests
• Spaces must be in garage, driveway, or on-site parking areas

Local Contact Requirements:

• Must designate local contact person
• Must remain within 20-mile radius of rental unit
• Available 24/7 during occupied periods
• Must respond to questions/concerns while property is occupied

California State-Level Requirements:

Transient Occupancy Tax (TOT):

• Cities and counties may impose TOT on STR operations
• Rates vary by jurisdiction (San Mateo City: 14%, County rates vary)
• Operators responsible for collection and remittance

Registration Requirements:

• Some jurisdictions require registration with state tax authorities
• Platform operators may have collection agreements with jurisdictions

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Contact Information

City of San Mateo Short-Term Rental Program:

General Information:

• Phone: (650) 443-9056
• Email: sanmateoTOT@hdlgov.com
• Consultant: HdL Companies (administers program for City)

Code Enforcement:

• Code Enforcement Hotline: (650) 522-7150
• Noise Disturbances (Police Department): (650) 522-7700 (24-hour non-emergency)

City Contacts:

• Steven Peck (Planning/Development Questions): speck@cityofsanmateo.org - (650) 522-7217
• City Hall: 330 West 20th Avenue, San Mateo, CA 94403

San Mateo County Planning Department:

Permit Applications:

• Accela Citizen Access Portal: aca-prod.accela.com/smcgov/Welcome.aspx
• In-person: Planning Counter (Monday-Thursday, 8am-12pm, 1pm-4pm)
• Appointments: planning-appointmentssmcgov.com/

Contact Information:

• Main Planning Department: Contact through County website directory
• For TOT questions: Contact through County Tax Collector

Important Notes:

• City and County have completely separate regulatory frameworks
• Properties within City limits follow City regulations
• Properties in unincorporated areas follow County regulations
• Midcoast Community Council provides local advocacy but doesn't issue permits

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Links to Source Pages

City of San Mateo:

• Short-Term Rental Registration & Requirements
• Short-Term Rental Regulations (Chapter 5.66)
• STR Application Portal
• Business License Application
• Transient Occupancy Tax Information
• Municipal Ordinance No. 2021-6

San Mateo County:

• Short-Term Rental Permit (Coastal Zone)
• STR Application Portal
• Zoning Information Portal
• Planning Department
• TOT Information

Community Resources:

• Midcoast Community Council STR Information

Hosting Platforms:

• Airbnb San Mateo Guidelines

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Important Compliance Note: Non-compliance with STR regulations can result in registration revocation, administrative citations, fines, and potential ineligibility to reapply for 24 months (City) or other enforcement actions. Investors should maintain detailed records of all STR activities, tax payments, and guest communications for a minimum of three years to demonstrate ongoing compliance.