Overview: how La Jolla short-term rentals are licensed
La Jolla and University City fall under the City of San Diego's Short-Term Residential Occupancy (STRO) system — the same citywide framework that governs Pacific Beach, Ocean Beach, and every other San Diego neighborhood. There's no separate La Jolla permit program. Your license comes from the Office of the City Treasurer.
The STRO system is tiered, which matters a lot for your specific situation. Most investors and whole-home owners land in Tier 3 — a category that's capped citywide at roughly 1% of housing stock. As of February 27, 2026, 956 Tier 3 spots remain. That's not infinite.
There are two required registrations before you can legally host a single guest: an STRO license and a Transient Occupancy Tax (TOT) Registration Certificate. You also need an active Rental Unit Business Tax (RUBT) account. Skip any of these and you're operating illegally — that's not a risk worth taking in La Jolla's strict enforcement environment.
The Tier system: which one applies to you
This is the part most La Jolla owners miss. Your tier determines whether there's a cap on availability — and whether you can even get a permit right now.
Primary residence, under 20 days/year
You live at the property and rent it for fewer than 20 nights per year. This is the most open tier — no waitlist, no cap concerns.
Availability: No cap — unlimited
Primary residence, 20+ days/year (hosted)
You live at the property and are present during guest stays (hosted rentals). Also no cap — and this is the only tier that allows single-night stays.
Availability: No cap — unlimited
Whole-home non-primary, 20+ days/year
Whole-home rentals where the property is not your primary residence. This is the tier that most La Jolla investors use — and it's capped citywide. Apply before the spots run out.
Availability: 956 spots remaining (as of Feb 27, 2026)
Mission Beach non-primary (30% cap)
Mission Beach only. Does not apply to La Jolla / University City properties.
Availability: 0 remaining — waitlist exhausted
What you need before you apply
Get these ready before opening the Accela portal. Missing documents is the most common reason applications stall.
Required for all tiers
- Active TOT Registration Certificate — you must register for Transient Occupancy Tax before or alongside your STRO application. These are separate processes.
- Active Rental Unit Business Tax (RUBT) account — file through the Business Tax portal at webapps.sandiego.gov/BtaxOnline/Login.aspx.
- Good Neighbor Policy — you're required to post this inside the rental covering max occupancy, quiet hours, parking, and trash rules.
- Designated local contact — must be able to respond to nuisance complaints within 1 hour. This is actively enforced.
- Parcel number — look this up on the San Diego County Assessor's website before you start the application.
Additional for Tier 2 (primary residence hosted)
- Proof of primary residence — government ID, utility bill, or other document confirming the property is your principal place of residence.
Additional if you're not the owner
- Right-to-occupy document — lease agreement or other authorization from the property owner confirming you have the right to sublease short-term.
- Business Tax Certificate — required if you're operating as a non-owner host.
How to apply: step by step
Everything is online. The City of San Diego does not accept mailed or in-person permit applications. All STRO applications go through the Accela Citizen Access portal.
Register for TOT first
Set up your RUBT account
Look up your parcel number
Open the Accela Citizen Access portal
Upload your documents and pay the fee
Post your Good Neighbor Policy
Fees & costs
Fee increases took effect March 1, 2025. These are the current amounts. Tier 3 renewal is the big one — $1,129 every two years, which works out to about $565/year. Plan for it.
These fees are for the STRO license only. Your Business Tax registration and TOT registration are separate filings with their own fees. Budget all three together when calculating your startup costs.
Renewals: what to know
Your STRO license expires exactly two years from the date it was issued — not the calendar year. The city emails renewal notices 60 days before expiration. Don't miss it. An expired license means you can't legally host.
How renewal works
- All renewals are online only through the same Accela Citizen Access portal used for the initial application. No mail, no in-person.
- Renewal fee for Tier 3 is $1,129 — same as the initial license fee structure but higher tier costs. Pay on time or risk a lapse.
- Keep your contact details and property information current in the portal so renewal notices reach you.
- Your TOT registration and RUBT account must remain active — the city cross-references them at renewal. A lapsed RUBT can block your renewal.
Staying compliant: the ongoing requirements
Getting the permit is step one. Keeping it is the job. These are the ongoing compliance requirements that get owners in trouble.
1-hour local contact rule
You must maintain a designated local contact who can physically respond to nuisance complaints within one hour — not call back, not text. Respond. This is enforced. Your guests are taken care of at 2am so you can sleep, but that only works if you have someone reliable on call.
2-night minimum stay
Tier 1, 3, and 4 permits require a minimum 2-night stay per booking. Single-night stays are not allowed under the ordinance. Check your Airbnb and VRBO settings before you go live — this is one of the most common compliance slip-ups we see.
Good Neighbor Policy posting
The Good Neighbor Policy must be posted inside the rental unit where guests can easily read it. It should cover maximum allowable occupancy, quiet hours (10pm–7am in residential zones), parking rules, trash instructions, and noise expectations.
STRO license number on all listings
Your license number must appear on every platform listing — Airbnb, VRBO, direct booking sites, everything. It must also be posted inside the unit. Platforms increasingly require this to publish listings. Missing it is a violation.
Monthly TOT filing
Even if Airbnb or VRBO auto-collects your TOT, you are still responsible for filing a monthly return with the City Treasurer's office. Zero-dollar months still require a filing. See the Taxes & TOT guide for the full breakdown.
Violations & enforcement
Operating without an STRO license is a code violation. The city uses Get It Done (getitdone.sandiego.gov) as the complaint intake system — neighbors can and do report unlicensed rentals. Don't test this.
Violations escalate. A notice of violation is the starting point. Three violations within 12 months can trigger a revocation hearing. A revoked license means you're out of the market — and in a capped Tier 3 environment, getting back in isn't guaranteed.
How enforcement complaints are filed
Neighbor complaints go through getitdone.sandiego.gov — select "STRO violation" in the complaint category. The city takes these seriously. Most La Jolla enforcement actions start with a neighbor complaint, not a city audit.
Frequently asked questions
Official links & contacts
STRO contact: (619) 615-6120 or [email protected]. Mail: Office of the City Treasurer, Attn: STRO, P.O. Box 122289, San Diego, CA 92112-2289.
Last updated March 2026. Verify current details at sandiego.gov/treasurer/short-term-residential-occupancy.
Rather have someone handle this?
We manage the permit process, TOT filings, compliance, and guest management so you can focus on the income — not the paperwork.