Thinking about renting a spare room in Santa Monica or buying a property with hosting in mind? The city’s rules are strict, and getting them wrong can cost you. You want clarity on what’s allowed, what isn’t, and how to stay compliant without surprises. This guide breaks down the essentials so you can host legally or evaluate a property with confidence. Let’s dive in.
What Santa Monica allows
Legal home-sharing means you rent one or more bedrooms for 30 days or less while you live on site as your primary residence. You must be an eligible resident and prove the home is your primary residence. The city’s rules are detailed in Chapter 6.20 of the municipal code, which governs permits, operations, advertising, and enforcement. See the current definitions and requirements in the Santa Monica Municipal Code Chapter 6.20.
What’s illegal
Unhosted short-term stays are not allowed. If a guest has exclusive use of the unit for fewer than 31 days while no primary resident is present, that is a vacation rental and it is unlawful in Santa Monica. Whole-home weekend getaways while you are out of town fall into this category under the code.
Who can host
You can host if you are an owner or long-term resident using the property as your primary residence and you can document it. Tenants may host only if they meet the primary residence test and have landlord approval consistent with city guidance. For application steps and required documentation, review the city’s Business License process page.
- Review tenant guidance and background in the city’s 2017 refresher on legal home-sharing.
Permits, taxes, and insurance
Before listing, you must secure a home-sharing permit and a Santa Monica business license. Every listing must display your city license number and state that you live on site during stays. Home-share rentals are subject to a 17% Transient Occupancy Tax. Platforms often collect and remit this tax, but you are responsible for compliance. Hosts must maintain at least $500,000 in liability coverage or use a platform with equal or greater protection.
- Learn about the 17% Transient Occupancy Tax on the city’s Finance page.
Operating rules to follow
- Host presence: You must live on site and be present for the entire guest stay.
- One registered home-share: You can host only one home-share and post no more than two listings for that home-share on each platform.
- Occupancy limits: The cap is the lesser of 10 people, one person per 200 square feet, or two people per bedroom, excluding minor children. You cannot book more than two groups for the same dates.
- Vehicle limits: Visitor vehicles are limited, generally one per bedroom rented, with special rules in preferential parking zones.
- Safety and advertising: Provide smoke and carbon monoxide detectors and a fire extinguisher. Include your business license number on every listing and state that you live on site.
Find the full set of operating standards in the municipal code.
Platforms and listings
Booking platforms must refuse transactions for unregistered units and typically collect and remit the city’s transient occupancy tax. Following litigation, Airbnb agreed to require license numbers on listings, remove illegal listings, limit hosts to one dwelling with up to two room listings, and pay a per-night fee that supports affordable housing. Read about the settlement details reported by the Los Angeles Times.
Penalties and enforcement
Santa Monica actively enforces these rules. Violations can trigger administrative fines, criminal charges, repayment of unpaid TOT, and the surrender of illegally obtained rental revenue. The city can also seek injunctions and revoke permits or licenses. You can verify legal listings using the Santa Monica Home-Sharing Registry, which is updated as licenses are issued or revoked.
- Check a property’s status in the city’s Home-Sharing Registry.
Quick host checklist
- Confirm you are an eligible resident using the property as your primary residence.
- Obtain a home-sharing permit and a Santa Monica business license.
- Maintain at least $500,000 in liability insurance or use qualifying platform coverage.
- Post your license number on every listing and state you live on site during stays.
- Follow occupancy, vehicle, and safety rules.
- Ensure TOT is collected and remitted at 17%.
- If you rent, secure written landlord approval and keep it with your records.
- Start your application on the city’s Business License process page.
Tips for buyers and sellers
If you are buying, verify any past or current hosting activity. Unhosted short-term use under 31 days is illegal. Check the city registry, CC&Rs, lease terms, and any restrictions that may limit home-sharing. If you are selling, disclose any home-sharing business activity and confirm the status of permits and taxes to avoid delays or penalties.
- Verify license status in the Home-Sharing Registry.
Temporary changes to know
Santa Monica has used temporary emergency measures in the past, such as a short-term pause on enforcement during regional fires, with enforcement resuming April 19, 2025. These exceptions are time-limited and can change. For the latest updates, consult the city’s housing resources page.
If you are weighing whether hosting fits your goals, or you want to buy or sell with a clear view of Santa Monica’s rules, let’s talk about your next step. Reach out to Stacey Elaine Sharpe for local guidance and a smooth plan.
FAQs
Is unhosted short-term renting legal in Santa Monica?
- No. Unhosted vacation rentals of 30 days or less are unlawful. Legal home-sharing requires you to live on site during each stay under Chapter 6.20 of the municipal code.
Can a renter legally home-share in Santa Monica?
- Possibly, if you are a long-term resident using the unit as your primary residence and you obtain landlord approval, then secure the required city permits and license per the Business License process.
How much is Santa Monica’s home-share tax?
- Home-share stays are taxed at 17% under the city’s Transient Occupancy Tax. Platforms often collect and remit, but you are responsible for compliance if they do not.
How do I check if a listing is licensed in Santa Monica?
- Search the city’s Home-Sharing Registry to confirm an active license before you book or host.
What happens if I break the home-sharing rules?
- You could face administrative fines, criminal penalties, repayment of unpaid taxes and rental revenue, and permit or license revocation under Chapter 6.20.
Are ADUs eligible for home-sharing in Santa Monica?
- ADUs permitted on or after March 31, 2017 face additional restrictions intended to preserve long-term housing. Review the municipal code for the narrow exceptions and details.
