Short-Term Rentals in SSF: What Hosts Must Know

Thinking about listing your South San Francisco home as a short‑term rental? You’re not alone. With steady demand from nearby biotech campuses and SFO travelers, STRs can look attractive. But success starts with understanding the local rules that keep hosts compliant and neighbors comfortable. In this guide, you’ll learn what permits and taxes SSF expects, how the 90‑day cap works for non‑hosted stays, what to consider for ADUs, and a checklist to launch with confidence. Let’s dive in.

What to confirm first

Before you post your first listing, confirm the basics with the City of South San Francisco. Local rules cover who can host, how many days you can rent, what safety items you need, and how to register for transient occupancy tax. The safest move is to speak with the City Planning Division about permits and zoning and the City Finance/TOT office about tax registration and remittance. Rules can change, so verify details and keep copies of everything you submit.

Permits and taxes you need

Operating an STR in SSF is typically not a list‑and‑go situation. Expect these core requirements:

• STR permit/registration. You may need city approval before listing. Application materials often include proof of address, host contact info, and possibly a business license number.
• Transient occupancy tax (TOT). You must register for TOT and remit tax on eligible stays. Some platforms may remit tax to the city, but you are still responsible for compliance. Confirm current remittance procedures with the Finance/TOT office.
• Zoning and property type. Verify that STRs are allowed at your address and for your property type. Single‑family homes can be eligible when permitted. Mixed‑use or multi‑unit properties may have additional rules.

Keep clear records of your permit, tax filings, and correspondence. It makes renewals and any audits far easier.

Hosted vs non‑hosted stays

South San Francisco differentiates between hosted and non‑hosted stays.

• Hosted stays mean you live on site during guest stays. These are often allowed more broadly, provided you register and follow safety and nuisance rules.
• Non‑hosted stays mean you are not on site. SSF imposes a 90‑day cap on non‑hosted short‑term stays. Confirm whether this cap is measured by calendar year or a rolling 12‑month period, how partial days are counted, and whether the cap applies per property, unit, or address.

If you expect to be away often, track your booking nights closely. Exceeding the cap can trigger enforcement.

Single‑family homes and eligibility

Many single‑family homes in SSF can operate as STRs if they meet permit, safety, and zoning rules. Some programs tie expanded flexibility to owner‑occupancy for hosted stays. If you are an absentee owner, non‑hosted limits will matter. Clarify any primary residence or owner‑occupancy requirements with the Planning Division before investing in furnishings or marketing.

ADUs: special considerations

Accessory dwelling units can sometimes be used as STRs, but they often come with added steps:

• Separate registration. An ADU may need its own STR registration and TOT account.
• Counting rules. Ask whether ADU nights are counted separately from or combined with the main house for any non‑hosted cap.
• Parking and occupancy. Confirm on‑site parking requirements and maximum guest counts for the ADU.

Because state ADU policy interacts with local STR rules, get written guidance from the city on how your ADU is treated before you list.

Safety and inspections

Life‑safety compliance is central to STR approval. Expect to install and maintain:

• Smoke detectors and carbon monoxide alarms.
• A visible fire extinguisher.
• Safe egress routes and working locks.
• Posted emergency information and evacuation steps.

The city may require an inspection. Even if it is not required, a safety walkthrough helps prevent incidents and complaints.

Occupancy, parking, and house rules

Cities often set maximum guest counts per bedroom or per unit. They may also have quiet hours, street‑parking limits, and trash rules. Write clear house rules and share them with guests before arrival. Include:

• Maximum overnight occupancy and quiet hours.
• Parking instructions and waste/recycling days.
• No‑party policy and neighbor courtesy notes.
• Emergency contacts and step‑by‑step instructions for issues.

Proactive communication goes a long way toward protecting your permit and reputation.

Insurance and risk management

Standard homeowners policies rarely cover STR activity without endorsements. Ask your insurer about a short‑term rental rider or a commercial policy that fits your use. Some cities require proof of insurance when you apply. Keep certificates updated and stored with your permit files.

Reporting and tax remittance

Confirm whether your platform collects and remits SSF’s TOT on your behalf. Even when platforms remit, you may still need to register with the city and file reports. Keep a monthly ledger of bookings, rates, nights, and taxes paid. Reconcile your platform payouts with your records so year‑end reporting is straightforward.

Compliance and penalties

Operating without required approvals can lead to fines, permit suspension, or nuisance abatement actions. Repeated complaints or party incidents can also trigger enforcement. Keep orderly records of bookings, cleaning invoices, guest communications, and tax remittances. If a complaint arises, prompt response and documentation often help resolve issues quickly.

STR vs long‑term lease: what pencils out

Short‑term rentals can produce higher nightly rates, but income depends on occupancy and seasonality. In SSF, proximity to biotech campuses and SFO can support demand, but you should plan for variability. Compare that to the stability of a long‑term lease with lower turnover costs.

Consider the full cost stack for STRs:

• Furnishings, linens, and replacements.
• Turnover cleanings and restocking.
• Higher utilities and wear‑and‑tear maintenance.
• Platform fees, STR permit fees, and renewals.
• Professional management if you outsource hosting.

For taxes, STR income is taxable. You will track income and expenses, remit TOT, and consider whether services you provide could trigger self‑employment tax. A qualified CPA can help you structure bookkeeping and deductions.

A practical SSF host checklist

Use this step‑by‑step guide before you list and as you operate:

1. Confirm zoning and eligibility for your property type, including any HOA rules.
2. Decide if you will host on site or operate non‑hosted and understand how the 90‑day cap applies.
3. Apply for required STR permit/registration and any business license.
4. Register for transient occupancy tax and confirm platform remittance rules.
5. Update insurance for STR use and keep proof on file.
6. Complete safety items: smoke/CO alarms, extinguisher, egress, and posted emergency info.
7. Create written house rules, parking guidance, and an emergency contact plan.
8. Set up cleaning and maintenance vendors for fast turnarounds.
9. Track bookings, nights, revenue, expenses, and TOT remittances from day one.

Ongoing, renew permits on time, monitor your night counts, respond quickly to neighbor concerns, and reconcile records monthly.

How a local expert can help

If you own a home, condo, or small multi‑unit in South San Francisco, the right plan depends on your goals. You may be weighing STR income against a longer lease or considering an ADU strategy. A local, full‑service advisor can help you compare net returns, outline compliance steps, connect you with trusted vendors, and manage preparation tasks like light repairs or staging if you pivot to a traditional sale or a furnished mid‑term rental.

If you want a steady, hands‑on partner who knows South San Francisco and the Peninsula, reach out for a quick planning call. We can review your property, discuss the permitting landscape, and map next steps so you can move forward with clarity.

Ready to get guidance tailored to your address? Let’s Connect — Request Your Free Home Valuation with Unknown Company.

FAQs

Are short‑term rentals allowed in South San Francisco?

• Yes, STRs can be allowed if you secure required permits, register for transient occupancy tax, and comply with zoning, safety, and operating rules. Always verify current city requirements.

How does SSF’s 90‑day non‑hosted cap work?

• SSF caps non‑hosted STR stays at 90 days. Confirm with the city how nights are counted, the measurement period, and whether the cap applies per unit or per property.

Can I rent my ADU short‑term in SSF?

• ADUs may be eligible, but they often require separate registration and must meet parking, occupancy, and safety standards. Ask the city whether ADU nights count separately for any caps.

Do I need to collect transient occupancy tax in SSF?

• You must register for TOT. Some platforms may remit TOT, but you should confirm current rules and still maintain your own records and filings as required by the city.

What happens if I operate an STR without a permit?

• Noncompliance can result in fines, permit suspension, or nuisance abatement actions. Keep thorough records and respond quickly to any city notices or neighbor complaints.