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South San Francisco, CA

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STR Regulations for South San Francisco, California

Overview: Are Short-Term Rentals Allowed?

YES — Short-term rentals are explicitly allowed in South San Francisco, CA. The City of South San Francisco permits short-term vacation rentals (STRs) under specific regulatory framework established in the Municipal Code. Short-term rentals are defined as residential dwellings rented to transient occupants for fewer than 30 consecutive days, encompassing both hosted rentals (where the host is present) and non-hosted rentals (where the host is absent).

What do Airbnb hosts actually earn in South San Francisco?

South San Francisco hosts earn a median $58,795/year with $241 ADR and 92% occupancy.

Top performers pull in $83,481+ per year.

See the full South San Francisco market breakdown

How to Start a Short-Term Rental Business in South San Francisco

Step 1: Determine Eligibility

Before proceeding with applications, verify that your property meets the following criteria:

  • Residency Requirement: You must be the permanent resident (owner or tenant) of the proposed short-term rental property
  • Property Type: Only existing single-family homes are eligible; multi-family units and accessory dwelling units (ADUs) are prohibited
  • Permit Limitation: You may only hold one short-term rental permit per single-family dwelling unit per lot
  • Parking Access: You must provide at least one off-street parking space (garage or driveway) for renters
  • Local Contact: Designate a local contact person available to respond within one hour during occupied rental periods
  • Lease Compliance: STR use must be permitted by applicable lease agreements, HOA bylaws, or Covenants, Conditions & Restrictions (CC&Rs)

Step 2: Secure Required Business License

Obtain a valid business license from the City of South San Francisco before applying for your STR permit. Business licenses must be renewed annually before January 1st each year.

Step 3: Submit Short-Term Rental Permit Application

  • Complete the official application form
  • Submit required documentation (detailed below)
  • Pay applicable fees
  • Submit through the City's Permitting Portal at: permits.ssf.net/

Step 4: Await Approval and Comply with Ongoing Requirements

Staff reviews applications for completeness and compliance within 30 days. Approved permits must be renewed annually before January 1st.

Required Documents, Permits, and Licenses

Essential Documents

  1. Short-Term Rental Permit Application

    • Complete the official form (fillable PDF available on city website)
    • Requires property owner/applicant information, property details, local contact manager information

  2. South San Francisco Business License

    • Required before STR permit approval
    • Must be renewed annually before January 1st

  3. Required Plans

    • Site Plan: Must show on-site parking available for renters
    • Floor Plan: Must indicate which bedrooms will be used for rentals

  4. Proof of Residency

    • Provide a copy of a utility bill

  5. Property Owner Authorization (if applying as tenant)

    • Notarized letter of authorization from property owner

Application Submission Requirements

  • Digital PDF copies of all plans
  • Application fee (refer to current fee schedule on Planning Webpage)
  • Submission through City's Permitting Portal: permits.ssf.net/

Specific Regulations for South San Francisco

Occupancy and Duration Limits

Hosted Rentals (Host Present Onsite):

  • Maximum occupancy: 2 people at any given time
  • No annual cap on rental days
  • Host must be physically present in the residential unit overnight with guests

Non-Hosted Rentals (Host Offsite):

  • Maximum occupancy: 2 people per bedroom plus 2 additional people
  • Annual limit: 90 days per permit year
  • Host must not be present during guest stays

Parking Requirements

  • One designated off-street parking space required for renters
  • Street parking does not satisfy this requirement
  • Must comply with Section 20.330.004: Required Parking Spaces

Operational Requirements

Safety and Compliance:

  • Must meet all safety standards outlined in Municipal Code Section 20.350.037
  • Required to provide health and safety information to renters
  • Must implement noise control measures
  • Commercial activities prohibited on premises

Advertising Regulations:

  • All advertisements must comply with Municipal Code requirements
  • Must accurately reflect hosted vs. non-hosted status
  • Must include required registration information

Host Responsibilities:

  • Local contact manager must be available 24/7 to accept calls and respond physically within one hour during occupied periods
  • Must ensure guest conduct compliance
  • Must maintain compliance with all municipal, state, and federal regulations

Tax Obligations

Operators must pay all applicable City taxes including:

  • Transient Occupancy Taxes (TOT)
  • Conference Center Taxes (CCT)
  • Additional information available through the Finance Department

State-Level Regulations (California)

While South San Francisco has comprehensive local regulations, California state law also impacts STR operations:

General State Requirements

  • Compliance with California's Business and Professions Code
  • Adherence to health and safety standards
  • Payment of applicable state taxes
  • Compliance with the California Civil Code regarding rental relationships

Key State Considerations

  • Insurance Requirements: While not explicitly stated in South San Francisco regulations, California hosts should consider liability insurance (minimum $500,000 coverage is standard in comparable California jurisdictions)
  • Tenant Rights: If operating as a tenant, California landlord-tenant laws apply
  • Tax Collection: State tax obligations may apply in addition to local requirements

Contact Information for Local Authority

Planning Division (STR Permits)

  • Phone: (650) 877-8535
  • Email: planning@ssf.net
  • Website: www.ssf.net/planning
  • Address: 315 Maple Avenue, South San Francisco, CA 94080

City of South San Francisco General Contact

  • Phone: (650) 877-8500
  • Address: 400 Grand Ave, South San Francisco, CA 94080
  • Website: www.ssf.net

Permitting Portal

Finance Department (Business Licenses & Taxes)

  • Website: www.ssf.net/departments/finance/business-license-information

Source Pages and Resources

  1. South San Francisco Planning Division - Short-Term Rentals

  2. South San Francisco Zoning Code Section 20.350.036: Short-Term Vacation Rentals

  3. Parking Requirements Section 20.330.004

  4. Short-Term Rental Permit Application (PDF)

  5. City Permitting Portal

  6. Business License Information

  7. Finance Department - STR Permits & Tax Payments

  8. Tax Information

Important Note for Investors: This guide specifically addresses South San Francisco regulations. While San Francisco has its own comprehensive STR framework, this analysis focuses solely on South San Francisco's requirements as requested. Always verify current regulations with the Planning Division before making investment decisions.

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South San Francisco

Market Saturation Score

036912
Mild Saturation
4/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full South San Francisco Market Analysis

Photos of South San Francisco

Overview of South San Francisco

South San Francisco sits in San Mateo County on the northern end of the San Francisco Peninsula, just across the bay line from the city of San Francisco itself. With a population of approximately 67,000 residents, it carries the unofficial motto "The Industrial City," a name earned through more than a century of manufacturing, warehousing, and — in the modern era — biotechnology, anchored by companies such as Genentech. The city has a hardworking, unpretentious character, offering visitors a quieter, more affordable alternative to staying directly in San Francisco while still putting the entire Bay Area within easy reach. South San Francisco is roughly ten miles south of downtown San Francisco, situated along the Interstate 280 and US 101 corridors, and is essentially adjacent to San Francisco International Airport.

One of the most recognizable landmarks is Sign Hill, a scrubby peak above the city that displays the iconic white "SOUTH SAN FRANCISCO" letters and "THE INDUSTRIAL CITY" tagline, visible to drivers on Highway 101. A short, steep hike from the neighborhood reaches the letters and rewards visitors with sweeping views over the bay, the airport, and the surrounding ridges. Just minutes north of the city, San Bruno Mountain State Park protects a wild stretch of coastal scrub habitat known for rare plants, hiking trails, and panoramic vistas of the Bay Area. Visitors can drive there in about ten minutes and find a network of paths suitable for casual walks or longer hikes, including overlooks that look directly down onto SFO and the bay.

For travelers interested in coastal scenery, the beaches and bluffs of Pacifica are a short drive west, typically under twenty minutes, offering oceanfront walking, surfing, and dramatic headland views. Pacifica is also the gateway to Devil's Slide, a dramatic stretch of coastline now transformed into the Devil's Slide Trail, a popular oceanside recreational path that hugs the cliffs between Pacifica and Half Moon Bay. Further south along the coast, roughly a forty-five-minute drive, lies the historic seaside town of Half Moon Bay, known for its harbor, beaches, pumpkin festivals, and coastal farmlands.

Within South San Francisco itself, Oyster Point Park and Marina line the bay waterfront, providing walking paths, picnic areas, and views of aircraft approaching SFO across the water. The downtown corridor along Grand Avenue has a small but growing collection of restaurants, cafes, and shops that reflect the city's diverse, blue-collar-meets-biotech population. Just to the north, the Cow Palace arena in Daly City hosts rodeos, concerts, and trade shows, and serves as another notable nearby venue.

South San Francisco is a compelling base for short-term rentals because of its central Bay Area position, its proximity to the airport, and its easy access to both urban San Francisco and the Pacific coastline. Travelers who want the convenience of Bay Area connectivity without San Francisco's peak pricing often find it an ideal landing spot, and guests can comfortably reach the city, the coast, the tech corridors, and the airports within minutes.

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