Executive Overview: STR Status in Pacifica, CA

Short-term rentals ARE ALLOWED in Pacifica, California, but with significant restrictions implemented in 2025. The city has adopted a dual approach that heavily regulates unhosted whole-house rentals while continuing to support hosted STRs where residents rent portions of their own homes. The new comprehensive ordinance, finalized in July 2025, represents a three-year regulatory development process and implements what the city describes as "sensible limits" to balance economic benefits with neighborhood stability.

Pacifica's approach distinguishes between hosted STRs (where the owner/tenant is present) and unhosted STRs (entire property rentals), with substantially more restrictions on unhosted operations. The city explicitly positions this as targeting problematic "party house" operations while preserving the original "sharing economy" concept of home-sharing.

How to Start a Short-Term Rental Business in Pacifica

Step 1: Determine Your STR Type and Eligibility

Before applying, you must categorize your intended STR operation:

Hosted STRs (Preferred/Encouraged):

• Owner/tenant lives on-site during rental periods
• renting bedrooms or portions of primary residence
• No annual day limits specified in the ordinance
• Generally more flexible regulatory treatment

Unhosted STRs (Heavily Restricted):

• Entire property rentals with no on-site owner/tenant
• 60-day annual limit per property
• Subject to strike system for violations
• Additional restrictions and enforcement

Prohibited STR Types:

• Accessory Dwelling Units (ADUs) - completely banned for STR use
• Properties in certain zoning districts (verify with Planning Division)

Step 2: Complete Required Applications and Permits

Online Application Process: All permits and licenses must be obtained through the City of Pacifica HdL STR Permit Portal. The city has consolidated all STR-related applications through this platform to streamline the process.

Required Documents and Applications:

1. Short-Term Rental Permit

   • Annual permit valid for up to one year
   • Mandatory for all STR operations
   • Health and safety compliance declaration required
   • Must be renewed annually between October 1-31

2. Business License

   • Required for all business operations within city limits
   • STRs classified as "Classification E" business (motels and property management)
   • Must be obtained concurrently with STR permit

3. STR Safety Declaration

   • Required acknowledgment of safety requirements
   • Confirms compliance with health and safety standards

Step 3: Meet Safety and Compliance Requirements

Health and Safety Standards:

• Maintain functional smoke detectors
• Install carbon monoxide detectors
• Post city ordinances and restrictions for guests
• Inform guests of noise restrictions and social host responsibilities
• Ensure compliance with occupancy limits and parking requirements

Inspection Requirements:

• Properties outside Coastal Zone require paid inspection ($263 fee)
• Properties within Coastal Zone may have different requirements (verify)
• Properties must pass safety inspection before permit approval

Step 4: Establish Tax Collection and Remittance Systems

Transient Occupancy Tax (TOT) Collection:

• 15% tax on gross rental receipts
• Collected from guests and remitted to city
• Some platforms (Airbnb, VRBO) collect and remit automatically
• If not using automated platform, manual monthly remittance required
• Use city TOT submission portal for direct payments

Required Documents, Permits, Licenses, and Guidelines

Complete Documentation Checklist:

Primary Permits:

• [ ] Short-Term Rental Permit ($1,704 annual fee)
• [ ] Business License (minimum $40 + graduated fees over $25,000 gross receipts)
• [ ] STR Safety Declaration
• [ ] Property Safety Inspection (outside coastal zone: $263 additional fee)

Ongoing Compliance Documents:

• [ ] Monthly TOT remittance records (if not platform-collected)
• [ ] Guest registry and communication logs
• [ ] Proof of insurance (recommended but verify if required)
• [ ] Current fire extinguisher and safety equipment records

Annual Renewal Requirements:

• [ ] Permit renewal between October 1-31 each year
• [ ] Updated safety declaration
• [ ] Business license renewal
• [ ] Updated TOT registration if using new platform arrangements

Property-Specific Requirements:

• [ ] Zoning compliance verification (verify with Planning Division)
• [ ] Coastal Zone determination and compliance (if applicable)
• [ ] Parking plan for guests
• [ ] Emergency contact information posted

Specific Regulations: City, County, and State Level

City of Pacifica STR Regulations (Effective 2025)

Hosted STRs:

• Allowed without annual day limits
• Owner/tenant must be present during all rental periods
• Must reside at property as primary residence
• Subject to standard safety and business licensing requirements
• Less stringent enforcement and penalty structure

Unhosted STRs (Entire Property Rentals):

• 60-day annual limit per property
• Strike system for violations (three strikes = permit revocation)
• Enhanced compliance monitoring and enforcement
• Additional administrative oversight

Prohibited Operations:

• STRs in Accessory Dwelling Units (ADUs) - completely banned
• STRs by non-resident property investors (corporate or multiple-property operations heavily restricted)
• Properties with documented history of nuisance activity

Operational Restrictions:

• Maximum occupancy limits enforced
• Parking restrictions for guests
• Noise and disturbance regulations apply 24/7
• Social host liability extends to STR operators
• 30-minute response requirement for operator to address disturbances

Enforcement and Penalties:

• Strike system for unhosted STRs (progressive penalties)
• Immediate citation authority for police
• Code enforcement for ongoing violations
• Permit suspension or revocation for serious or repeated violations

San Mateo County Level

The provided content focuses primarily on city-level regulations. However, Pacifica is located in San Mateo County, and investors should be aware that:

• County regulations may apply to unincorporated areas
• Coastal Commission approval required for coastal zone STR regulations
• Building and safety codes follow county standards
• Tax collection may involve county systems

Note: Verify specific county requirements with San Mateo County planning and building departments.

State of California Requirements

While the provided content focuses on Pacifica-specific rules, California state law provides the broader framework:

Key State Considerations:

• California Civil Code provisions on short-term rentals
• State tax collection requirements
• Airbnb/VRBO platform tax collection agreements with California
• Fair housing and anti-discrimination requirements
• Building and safety code compliance

Important: Consult California Department of Consumer Affairs and Franchise Tax Board for complete state-level requirements.

Contact Information and Local Authority

Primary Contact: City of Pacifica Finance Department

Phone: (650) 738-7300 Website: City of Pacifica Finance Department Address: 170 Santa Maria Avenue, Pacifica, CA 94044

STR-Specific Contacts

Short-Term Rental Permit Applications:

• Online Portal: HdL STR Permit Portal
• Inquiries: Finance Department
• Phone: (650) 738-7300

Code Enforcement (Complaints and Violations):

• Department: Community Development - Code Enforcement Division
• Website: Code Enforcement
• Emergency Violations: Contact Pacifica Police Department

Police Department (Disturbances and Nuisance Activity):

• Phone: 911 for emergencies; non-emergency dispatch contact city
• Website: Pacifica Police Department
• For STR Nuisances: Loud parties, disruptive behavior, illegal parking

Planning Division (Zoning and Compliance):

• Department: Community Development - Planning Division
• Website: Planning Division
• Purpose: Zoning compliance, coastal zone requirements, ADU restrictions

Additional Resources

Transient Occupancy Tax Questions:

• Portal: TOT submission and payment through HdL platform
• Contact: Finance Department for TOT policy questions

Business Licensing:

• Contact: Finance Department
• Application: Through HdL portal concurrent with STR permit

Source Pages and Links

Official City Sources

1. City of Pacifica Short-Term Rental Program - Primary source for all STR regulations, requirements, and procedures

2. HdL STR Permit Portal - Online application system for all permits and licenses

3. Ordinance NO. 901 - C.S. (2025) - Current STR ordinance effective outside coastal zones

4. Ordinance NO. 888 - C.S. (2023) - STR ordinance effective within coastal zones

5. Transient Occupancy Tax Information - TOT requirements and payment procedures

6. City of Pacifica Municipal Code - Complete municipal code including STR regulations

News and Analysis Sources

7. Coastside News: Pacifica Approves Short-Term Rental Rules - Recent coverage of 2025 ordinance adoption

8. Coastside News: Pacifica Introduces New Rules for Short-Term Rentals - Additional coverage of regulatory development

Contact Directories

9. Finance Department Directory - Contact information for permit and licensing questions

10. Code Enforcement Division - Violation reporting and compliance

Important Investment Considerations

Market Implications of 2025 Regulations

The new ordinance fundamentally changes the STR landscape in Pacifica:

• Hosted STRs remain viable for residents wanting supplemental income
• Unhosted STR investment severely limited with 60-day annual caps
• ADU restrictions eliminate a significant portion of potential STR inventory
• Enforcement mechanisms strengthened with strike systems and immediate citation authority

Financial Planning Considerations

• High permit costs ($1,704 + inspection fees) require substantial revenue
• Limited operating days for unhosted STRs create revenue constraints
• TOT obligations (15%) significantly impact profit margins
• Renewal timing (October) requires advance planning for continuous operations

Compliance Risk Management

• Strict enforcement with strike systems for unhosted STRs
• 30-minute response requirement for disturbance calls
• Social host liability extends beyond traditional hospitality operations
• Platform compliance requirements may limit marketing flexibility

Recommendation: Given the regulatory complexity and restrictions, serious STR investors should consult with local real estate attorneys and tax professionals before making investment decisions in Pacifica. The city's clear preference for hosted over unhosted STRs should guide investment strategies and property selection.