Short‑Term Rental Rules for District 7 Condo Owners

Thinking about listing your Cow Hollow condo for short stays but unsure what is actually allowed? You are not alone. Owners across District 7, which includes Cow Hollow, Pacific Heights, and the Marina, often find short-term rental rules confusing and high stakes. This guide breaks down the city rules, typical HOA restrictions, and the practical steps to take before you decide to list. By the end, you will know how to evaluate hosted vs. unhosted stays, how your building’s documents can affect your plan, and what to verify with the city and your insurer. Let’s dive in.

The basics: How San Francisco regulates STRs

San Francisco allows short-term rentals under a city registration program. You must register your unit, keep that registration active, and post your registration number on every listing. The city also expects you to designate a local, 24/7 contact who can respond to complaints.

City rules focus on primary residence. Only a primary residence unit can be registered for short-term rentals. You need evidence that you live there as your main home. The city may audit, so keep clear records like utility bills, identification, and occupancy logs.

There are two rental types to understand. Hosted stays are when you remain on site and rent a room or part of your unit. Unhosted stays are when guests occupy the entire unit while you are away. Hosted stays are typically allowed year-round if the home is your primary residence. Unhosted stays are capped at a set number of nights per calendar year. Check the city’s program before you list to confirm the current cap, proof requirements, and fees.

Taxes, safety, and listing rules

Short-term rental operators owe transient occupancy tax. You are responsible for registering for tax, charging it to guests, and remitting it on schedule. Even if a platform collects tax on your behalf, you remain legally responsible for accurate reporting and recordkeeping.

Safety rules matter. Expect requirements such as smoke and carbon monoxide detectors, safe exits, and posted house rules. You must include your registration number on your listing and post your local contact information inside the unit. Nuisance rules on noise, trash, parking, and maximum occupancy apply to short stays and are enforced by the city.

Noncompliance carries real penalties. The city can issue fines, suspend or revoke your registration, or order your listing removed from platforms. Repeat violations often trigger higher penalties.

District 7 condo reality: Your HOA may be stricter

Even if the city allows your short-term rental, your building can still say no. Condominiums in Cow Hollow, Pacific Heights, and the Marina often have covenants, conditions and restrictions, along with bylaws or House Rules, that limit or ban short stays. Many buildings require a minimum lease term of 30 days or more, and some prohibit short-term rentals entirely.

Boards can require approval before any rental, limit the number of units that can be rented at once, and levy fines for violations. Private rules are enforceable through fines, liens, and even court injunctions. If your CC&Rs say no short stays, city registration will not protect you from HOA enforcement.

Older or luxury buildings in these neighborhoods can be especially strict. Some have unique management frameworks, rental caps, or guest registration procedures that make short stays difficult to operate day to day.

Hosted vs. unhosted: What fits your situation

If the unit is your primary residence, a hosted setup can be the most straightforward path. You rent a spare room while you live in the unit and typically can do so year-round. This often reduces wear and neighbor complaints because you are present.

Unhosted whole-unit stays can deliver higher nightly rates during peak demand. They also come with more risk. You face the city’s annual night cap for unhosted rentals, a higher management load, and a greater chance of HOA conflict and neighbor concerns.

If your building’s rules do not allow short-term stays, a 30-plus day lease may be a better fit. Many District 7 HOAs permit longer leases even when short stays are banned. You get more predictable income, fewer turnovers, and insurance that is often easier to secure.

Practical risks to weigh before you list

• HOA enforcement risk: If you list in conflict with CC&Rs, you may face fines, legal fees, or injunctions. Complaints often trigger faster enforcement, especially in high-density buildings.
• Registration risk: Failing to register, keep records, or meet primary-residence standards can lead to fines or a suspended registration. Platforms can be required to remove unregistered listings.
• Insurance gaps: Standard condo policies often exclude business or short-term rental use. Without the right endorsement or policy, you could face uncovered liability for injury or damage.
• Lender restrictions: Some mortgages restrict rentals or require notification. Review your loan documents and ask your lender before you list.
• Building and neighborhood impacts: Stairwells, elevators, trash areas, and street parking are sensitive points in District 7 buildings. Managing guest behavior is critical to avoid complaints.

Long-term rental as a stable alternative

Many condo owners find a 30-plus day lease to be a cleaner fit. It usually aligns better with HOA rules, lender expectations, and standard insurance coverage. You trade some nightly rate upside for steadier income and far fewer compliance headaches.

If you go this route, confirm your building’s minimum lease terms and any rental caps. Also confirm whether your unit is subject to local rent regulations. Many San Francisco condos built after 1979 are not under rent control, but you should verify your unit’s specific status before you commit to a tenant.

What to verify with the city right now

Rules evolve, and the details matter. Before you decide to list, confirm the following with San Francisco’s short-term rental program and Treasurer & Tax Collector:

• Current definition of primary residence and required proof
• Annual limit on unhosted whole-unit nights
• Registration fees and renewal timelines
• Transient occupancy tax rate and filing schedule
• Required postings, local contact expectations, and guest occupancy limits

Keep copies of all filings, approvals, and correspondence in one place. Good records protect you during audits or disputes.

Read your building documents closely

Before you spend money on listing photos or furniture, gather your building’s rules and read them carefully:

• CC&Rs, bylaws, House Rules, and rental policy addenda
• Board meeting minutes that mention leasing or enforcement
• Any prior rulings, waivers, or approvals related to short stays

If anything is unclear, ask your HOA or property manager for the building’s written position on short-term rentals. Get answers in writing and keep them with your records.

Talk to your insurer and your lender

Call your insurance agent and ask if your current HO-6 policy covers short stays. If not, ask about a short-term rental endorsement or a policy built for hosting. Verify any HOA coverage requirements as well.

Then review your mortgage documents, especially if you have an investor or portfolio loan. Ask your lender if rentals are allowed and whether you must notify them before you start hosting.

Operating tips for neighbor-friendly hosting

If you move forward, set up simple systems that reduce complaints and keep you compliant:

• Post your city registration number and host contact on every listing and inside the unit
• Provide clear house rules on noise, trash, deliveries, parking, and check-in times
• Arrange a local, 24/7 contact who can resolve issues quickly
• Limit occupancy to what is comfortable for your building and unit size
• Keep logs of guest stays, communications, and tax filings

Small details like labeled trash instructions and quiet hours help maintain goodwill in tight-knit District 7 buildings.

Quick decision guide: Which path makes sense?

• Choose hosted STR if you live in the unit, your HOA allows it, and you want occasional income without giving up your home base.
• Choose unhosted STR if your HOA permits it and you can comply with the city’s unhosted night cap and operational demands.
• Choose 30-plus day leasing if your HOA bans short stays or you prefer lower turnover, steadier income, and simpler insurance.

If you are unsure, test your assumptions by confirming city, HOA, insurance, and lender rules. A few targeted calls now can prevent expensive course corrections later.

Pre-listing checklist for District 7 condo owners

• Confirm city requirements: registration, primary-residence proof, unhosted night cap, and fees
• Set up tax compliance: transient occupancy tax registration and filing process
• Review building rules: CC&Rs, bylaws, House Rules, rental caps, and approval steps
• Verify coverage: insurance endorsement or STR-specific policy if needed
• Check mortgage terms: confirm rental permissions and any notifications
• Prepare operations: local 24/7 contact, guest rules, safety gear, and recordkeeping
• If opting for 30-plus day leasing: confirm minimum lease terms and any rent regulation considerations

Considering a move instead?

If operating a short-term rental does not fit your building or lifestyle, selling and trading into a home that better matches your plans can be the right next step. In District 7, small changes in location, building type, or amenities can make daily life and long-term plans much easier.

If you want help weighing your options or preparing a sale, reach out to Sage Real Estate. Our team pairs local neighborhood expertise with a calm, process-driven approach that protects your timeline and your bottom line.

FAQs

How do San Francisco’s short-term rental rules apply to a Cow Hollow condo?

• City rules apply citywide. You must register the unit, meet primary-residence standards, and follow hosted and unhosted rules. Your HOA’s private rules still control what your building allows.

What is the difference between hosted and unhosted stays in District 7?

• Hosted stays occur while you are present and are typically allowed year-round for a primary residence. Unhosted whole-unit stays are capped each year, so confirm the current limit with the city before listing.

Can my HOA in Pacific Heights or the Marina prohibit short-term rentals?

• Yes. Many buildings set a minimum lease term of 30 days or more or ban short stays entirely. Private rules are enforceable through fines, liens, and legal action.

Do I still owe transient occupancy tax if a platform collects it for me?

• You are responsible for correct registration, collection, and remittance. Platforms may help, but you must verify filings and keep records in case of audit.

Will my condo insurance cover short-term rental activity?

• Often not under a standard HO-6 policy. Ask your insurer about endorsements or a short-term rental policy, and confirm any coverage required by your HOA.

What happens if I rent unhosted nights beyond the allowed cap?

• The city can issue fines, suspend or revoke your registration, and order your listing removed. Your HOA may also pursue enforcement if building rules were violated.

Is a 30-plus day lease a safer option for my District 7 condo?

• For many owners, yes. Longer leases often align with HOA rules, simplify insurance and lender compliance, and reduce neighbor complaints compared with short stays.