Everything you need to know about getting, maintaining, and renewing your Short-Term Rental permit in Pacific Beach, San Diego — including what changed in 2025 and 2026.
Last updated Pacific Beach, San Diego, CA~10 min read
Overview
San Diego runs one of the tightest short-term rental permit systems in California. The city uses a tiered STRO (Short-Term Residential Occupancy) framework. Pacific Beach falls under Tier 3 — capped at roughly 1% of total housing units citywide, around 5,400 permits. Mission Beach is Tier 4 — capped at about 30% of dwelling units, roughly 1,100 permits, and that cap is full with 0 remaining and the waitlist exhausted as of February 2026.
If you own property in PB or Mission Beach and want to rent it for fewer than 30 consecutive days, you need an active STRO license from the City of San Diego before listing on any platform. Operating without one is a violation that can result in fines up to $2,500 per day and permanent permit denial.
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Mission Beach Tier 4 is closed. The Tier 4 cap is full with 0 permits remaining as of February 2026, and the waitlist is exhausted. New Mission Beach applicants currently have no path to a Tier 4 permit. PB still has Tier 3 availability, but those slots are shrinking as more owners apply. Time your application now.
Permit required
STRO License (Short-Term Residential Occupancy)
PB tier
Tier 3 — citywide 1% cap (~5,400 permits)
Mission Beach tier
Tier 4 — 30% of dwelling units (~1,100 permits, 0 remaining, waitlist exhausted)
Issuing department
City of San Diego Treasurer's Office
STRO application portal
aca-prod.accela.com/SANDIEGO/Default.aspx
Annual renewal
Required — renew through online portal
Permit number display
Required on all listings and inside property
Minimum stay
2 nights citywide (Tier 1, 3, and 4)
Transient Occupancy Tax
11.75% / 12.75% / 13.75% (zoned)
TOT remittance
Monthly — due by last day of following month
This guide covers everything a PB or Mission Beach property owner needs to know — from initial application through annual renewal, compliance obligations, and what happens when rules are violated.
Who Needs a Permit
Any property in Pacific Beach or Mission Beach rented to guests for fewer than 30 consecutive days requires an STRO license from the City of San Diego. This applies regardless of the platform — Airbnb, VRBO, direct booking, or any other channel. Casual or occasional rentals are not exempt.
Properties that require a permit
Single-family homes rented for any period under 30 days
Condos, townhomes, and multi-family units in eligible zones
Accessory dwelling units (ADUs / guesthouses) rented separately from the primary home
Properties listed on any short-term rental platform
Tier 3 vs. Tier 4 — which applies to your property
Pacific Beach properties fall under Tier 3, which is capped at 1% of the city's total housing units — roughly 5,400 permits citywide. Mission Beach is Tier 4, capped at approximately 30% of dwelling units in that specific community — around 1,100 permits. The tier is determined by your property address, not your choice.
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Mission Beach Tier 4 is closed. The approximately 1,100 Tier 4 permits are all issued with 0 remaining as of February 2026, and the waitlist is exhausted. There is currently no path to a new Tier 4 permit in Mission Beach. PB Tier 3 still has availability, but the citywide cap is shared with every other San Diego neighborhood. Apply before those slots fill.
The permit cap — what it means for new applicants
San Diego enforces hard caps on every tier. Once a tier fills, the city stops accepting new applications. Tier 4 (Mission Beach) is closed with 0 remaining and the waitlist exhausted as of February 2026. Tier 3 (PB) is still open but shrinking.
If you are considering purchasing a PB or Mission Beach property for short-term rental purposes, verify permit availability before closing. Buying a property without an available permit — or assuming a permit transfers with the property — is a costly mistake.
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Permits do not transfer with property sales. When a property changes ownership, the existing STRO permit is voided. The new owner must apply for a new permit, subject to cap availability in their tier. There are no exceptions.
Application Process
San Diego's STRO application is handled entirely through the City Treasurer's office. The process is straightforward if your documents are ready — but don't wait, especially if you're in PB where Tier 3 slots are still available.
1
Register for a San Diego Business Tax Certificate
A Business Tax Certificate is required before you can apply for the STRO license. Apply online through the City of San Diego Treasurer portal. This is quick and mostly administrative.
2
Prepare your STRO application documents
The STRO license application requires the following:
Proof of property ownership (grant deed or recorded title)
Active Business Tax Certificate number
Property address, unit number, and bedroom count
Designated Good Neighbor contact — available 24/7, can respond within 1 hour
Completed Good Neighbor Policy document
Application fee payment
3
Complete the Good Neighbor Policy
The Good Neighbor Policy is a required document that details how you will handle guest complaints, noise issues, and neighbor concerns. It must name a local contact who can physically respond to the property within one hour at any time. This is not optional — applications without a complete Good Neighbor Policy are rejected. In PB and Mission Beach, this contact gets tested regularly.
4
Submit through the online portal
Submit your completed STRO application at aca-prod.accela.com/SANDIEGO/Default.aspx. The City of San Diego processes applications through the Treasurer's office. You can also apply in person at the Treasurer's office downtown.
5
Post your STRO license number — everywhere
Once approved, your STRO license number must be displayed on every platform listing (Airbnb, VRBO, direct booking) and physically posted inside the property. The city actively scrapes listings and cross-references permit databases. Missing numbers trigger enforcement.
✓
A qualified property manager can handle this for you. San Diego allows an authorized agent to submit applications and manage renewals on behalf of the owner. The license remains tied to the property and owner.
The direct permit costs in San Diego are relatively modest — the larger ongoing obligation is the Transient Occupancy Tax (TOT), which is collected from guests and remitted to the city monthly under the zoned rate system that took effect May 2025.
Business Tax Certificate
Varies based on gross receipts
STRO License fee
Confirm current fee with Treasurer's Office at application
Annual renewal
Required — renew through online portal
Transient Occupancy Tax (TOT)
11.75% / 12.75% / 13.75% (zoned since May 2025)
TOT remittance
Monthly — due by last day of the following month
Late renewal penalty
Permit lapse — must reapply (subject to cap)
Understanding the Transient Occupancy Tax (TOT)
San Diego switched to a zoned TOT system in May 2025. Your rate depends on your property's zone: 11.75% (Zone 1), 12.75% (Zone 2), or 13.75% (Zone 3). Most PB and Mission Beach properties fall into Zone 2 or Zone 3 given their proximity to the coast. TOT applies to gross rental income — the total amount collected from guests before any platform fees or expenses.
TOT must be collected from guests on every booking and remitted to the city monthly — due by the last day of the month following the rental period. This is not annual or quarterly. It is monthly. Miss a filing and penalties start accruing.
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Know your zone rate. Airbnb collects and remits TOT in some jurisdictions, but you need to verify your specific zone rate is being collected correctly. San Diego's zoned system means a blanket percentage may not match your obligation. Check the San Diego Treasurer's TOT portal to confirm your zone assignment.
Total annual cost estimate
For a typical PB rental generating $55,000 in annual gross revenue, the all-in annual permit and tax costs look approximately like this:
Business Tax Certificate renewal
~$100
STRO License renewal
Confirm with Treasurer's Office
TOT (12.75% Zone 2 example)
~$7,013 on $55K gross revenue
Total estimated annual cost
~$7,200 on $55K gross revenue
Annual Renewal
San Diego STRO licenses must be renewed annually. Missing the renewal window means your permit lapses — and given the tiered cap system, a lapsed permit may not be reissued if your tier is full. In Mission Beach, there is currently no path to a replacement Tier 4 permit — the waitlist is exhausted.
How renewal works
Renew through the online portal at aca-prod.accela.com/SANDIEGO/Default.aspx. The city sends reminders, but don't rely on them.
Pay the renewal fee. Confirm the current amount with the Treasurer's Office.
Keep your contact info current. If the city can't reach you, your renewal notification goes nowhere — and not receiving it is not an accepted excuse for lapsed compliance.
Submit promptly. Processing takes time, and there is no formal grace period. Delay puts your permit at risk — especially in Mission Beach where a lapsed Tier 4 permit currently cannot be replaced — the waitlist is exhausted.
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Don't let your permit lapse. In Mission Beach, a lapsed Tier 4 permit currently cannot be replaced — the waitlist is exhausted with 0 permits remaining. In PB, Tier 3 availability is not guaranteed. Set calendar reminders 60 and 30 days before renewal. If you haven't received a reminder, contact the Treasurer's Office at (619) 615-1500.
What to check at renewal
Annual renewal is the right moment to audit your compliance. Before submitting, confirm:
STRO license number is displayed on all active listings
License number is posted inside the property
Good Neighbor contact is still local, reachable 24/7, and can respond within 1 hour
All monthly TOT filings are current — no missed months
No outstanding city notices or enforcement actions
Business Tax Certificate is also current
Violations & Penalties
San Diego Code Enforcement and the Treasurer's Office actively monitor STRO compliance. The city uses complaint-driven enforcement with a 1-hour response requirement. In PB and Mission Beach — where STR density is high and neighbors are vocal — complaints are frequent. Given the tiered cap, a revoked permit is effectively permanent.
Common violations
Operating without a valid STRO license
Up to $2,500/day + mandatory permit revocation
License number not on listing
Citation; potential listing removal by platform
License number not posted on property
Citation; compliance hold on renewal
Good Neighbor contact unresponsive
Citation; potential permit suspension after 3 strikes
Noise complaint — no response within 1 hour
Violation logged; escalating toward revocation
Failure to file monthly TOT
Late penalties; potential audit and permit review
Advertising without valid license
Citation; immediate fine
Trash / parking complaints from neighbors
Warning; escalating fines on repeat
Enforcement process
San Diego operates a complaint-driven enforcement system, but also cross-references listings against the STRO permit database. If a complaint is filed — from a neighbor, a guest, or the city's Get It Done portal — enforcement staff log it and contact your Good Neighbor designee. That person has one hour to physically respond. If no one shows, or the issue continues, it's logged as a violation. Three violations and your permit is up for revocation hearing.
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Permit revocation is effectively permanent. In Mission Beach, a revoked Tier 4 permit currently cannot be replaced — the waitlist is exhausted. In PB, a revoked Tier 3 permit requires reapplication subject to cap availability. PB and Mission Beach are enforcement hotspots — the city knows these neighborhoods generate more complaints than most. Compliance is not optional here; it's existential.
PB and Mission Beach enforcement reality
PB and Mission Beach have some of the highest STR density in San Diego. That means more neighbor complaints, more noise calls, and more city attention. The boardwalk blocks of Mission Beach and the Garnet Ave corridor in PB are particularly active enforcement zones. If your property is on one of these hotspot blocks, your Good Neighbor contact will be tested. Plan accordingly.
FAQ
Tier 3 covers most of the city, including Pacific Beach. It is capped at 1% of the city's total housing units — roughly 5,400 permits. Tier 4 applies only to Mission Beach and is capped at approximately 30% of dwelling units — around 1,100 permits. Mission Beach hit its cap with 0 remaining as of February 2026, and the waitlist is exhausted. PB still has Tier 3 availability, but those slots are shrinking. The tier your property falls under depends entirely on its address.
Yes. San Diego allows owners to designate an authorized agent — such as a licensed property manager — to submit the STRO application and manage renewals. The permit is tied to the property address and owner, not the manager. Your manager can also serve as the required Good Neighbor contact on the application.
STRO permits in San Diego are not transferable. When ownership changes, the existing permit is voided. The new owner has to apply fresh, subject to cap availability in their tier. In Mission Beach, there is currently no path to a new Tier 4 permit — the waitlist is exhausted. In PB, Tier 3 slots may or may not be available at the time of sale. Factor this into your purchase math.
Yes. San Diego requires your STRO license number on every platform listing — Airbnb, VRBO, direct booking sites — and physically posted inside the rental unit. Airbnb has a dedicated license field; fill it in. The city actively scrapes listings for compliance and will flag unlicensed operators.
The Good Neighbor Policy is part of your STRO application. It names a local contact available 24/7 who can physically respond to the property within one hour of a complaint. San Diego uses a complaint-driven enforcement model — if a neighbor calls and your contact doesn't show, that's a violation. Three strikes and your permit is up for revocation. This is the single most important compliance item for PB and Mission Beach operators.
No. Mission Beach hit the Tier 4 cap of roughly 1,100 permits with 0 remaining as of February 2026, and the waitlist is exhausted. There is currently no path to a new Tier 4 permit. If you want to operate a short-term rental in Mission Beach, you would need to buy a property where the existing owner holds a permit — but permits do not transfer, so the new owner still has no guarantee.
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