Thinking about listing your Sunnyvale home on a short stay platform? The city’s rules are clear and strict, which helps protect neighborhoods and hosts alike. If you understand what’s allowed, you can avoid costly missteps and make informed decisions as a homeowner, buyer, or seller. In this guide, you’ll learn the hosted-only rule, who can host, how to register, tax basics, and what enforcement looks like. Let’s dive in.
What Sunnyvale allows
Sunnyvale permits short-term rentals only as hosted stays for lodging of 30 consecutive days or less. In plain terms, you must live on the property while guests are there. Otherwise, short-term rental use is a prohibited use in residential zones. You can review the city’s overview and process on the official short-term rentals page and the controlling ordinance in Chapter 19.76 of the Municipal Code.
- Read the city’s short-term rental overview: City of Sunnyvale STR page
- See the governing rules: Sunnyvale Municipal Code, Chapter 19.76
Hosted-only: what it means
Hosted means you, the host, reside on site throughout each guest stay. The code defines “reside on site” as using the property as your primary residence for daily living during the stay. Unhosted rentals, such as renting your whole home while you are away for the weekend, are not allowed. The hosted requirement sits at the core of Chapter 19.76 and applies to all eligible residential properties.
Where and what you can rent
Hosted short-term rentals are allowed where residential uses are permitted if you meet Chapter 19.76 requirements. There are important limits:
- Primary residence only. The unit must be your primary residence during guest stays. (Chapter 19.76)
- ADUs. Accessory dwelling units approved on or after January 1, 2020 cannot be used for short-term rentals. ADUs approved before that date may be used only if you reside on the same lot and still meet hosted rules. New housing under Chapter 19.78 is not eligible. (Chapter 19.76)
- Occupancy. Maximum of four overnight lodgers per night in a single-family home or a single unit in a multi-family building. Children accompanied by an adult are not counted. Rentals to unaccompanied minors are prohibited. (Chapter 19.76)
- Allowed spaces. You must provide indoor sleeping, bathing, and toileting facilities. Renting outdoor spaces, vehicles, sheds, or tents is not permitted. (Chapter 19.76)
Registration and taxes
You must obtain city approval before you operate or advertise. Sunnyvale directs hosts to file the short-term rental application through its One-Stop Permit Center. If your home is in an HOA, you must include HOA authorization. If you are not the owner, the owner must consent. The director’s approval decision is final within the city process. (Chapter 19.76)
Sunnyvale also requires Transient Occupancy Tax. The city’s published TOT rate is 12.5%. Some platforms collect and remit TOT for hosts under city agreements. You remain responsible for registering with City Finance and remitting tax for any bookings that are not covered by platform collection. Start with the city’s STR page for application and TOT steps, and check your platform’s tax program details.
- Registration and TOT steps: City of Sunnyvale STR page
- Platform tax guidance: Airbnb help on occupancy taxes
Advertising and platform rules
Sunnyvale requires your city-issued approval number on every listing or advertisement. Advertising a unit without that number or misrepresenting compliance is prohibited. Hosting platforms have duties too: they must inform users about local rules and TOT, notify hosts of city-identified violations, deactivate listings if the city revokes approval, and retain records for at least five years. (Chapter 19.76)
Safety, nuisance, and enforcement
You must comply with applicable health, safety, fire, and building codes, and you are responsible for preventing nuisance conditions. Historically, Sunnyvale has emphasized complaint-driven enforcement with support from platform cooperation. The city can issue administrative citations, revoke approvals after notice and a hearing, and pursue nuisance abatement. Council materials have discussed strengthening fines for public health and safety violations, so you should confirm current penalty amounts in the city’s latest fee schedule.
- Enforcement framework and code remedies: Chapter 19.76
- Council materials on enforcement and fees: Sunnyvale legislative file
What buyers and sellers should know
If you are selling a home with a short-term rental history, expect buyers to ask for proof of compliance. Buyers should verify the active city approval number, TOT registration, any required HOA authorization, and whether there are enforcement notices or revocations. ADU approval dates matter because ADUs approved on or after January 1, 2020 are not eligible for STR use. Entire-home, unhosted rental history likely indicates noncompliance under Chapter 19.76. (Chapter 19.76)
If you are buying with plans to host, plan for the hosted-only model. You will need to make the home your primary residence, apply for approval before advertising, follow the four-guest limit, and register for TOT. Confirm whether your platform remits tax for you and what records you must keep. (City STR page)
Step-by-step compliance checklist
- Confirm the property is your primary residence and that you will reside on site during every guest stay. (Chapter 19.76)
- Check ADU eligibility. Only ADUs approved before Jan 1, 2020 may be used, and only with you residing on the lot. (Chapter 19.76)
- Obtain owner consent if you are not the owner and HOA authorization if in a common interest development. Include these in your application. (Chapter 19.76)
- Apply for approval through the City’s One-Stop Permit Center. Do not operate or advertise until approved. Display the approval number on every listing. (City STR page)
- Register for TOT with City Finance. Confirm if your platform collects and remits the 12.5% TOT on your behalf. File returns on the city’s schedule. (City STR page)
- Follow occupancy limits and safety codes. Provide indoor sleeping, bathing, and toileting facilities and avoid nuisance conditions. Maintain accurate records. (Chapter 19.76)
Whether you are evaluating a home’s STR history before a sale or planning to host after you buy, a clear plan helps you protect value and avoid surprises. If you would like seasoned guidance as you weigh options in Sunnyvale and greater Santa Clara County, reach out to The Lister Team for a confidential consultation.
FAQs
Can you rent your whole Sunnyvale home while away?
- No. Sunnyvale allows only hosted short-term rentals, which require you to reside on site during each guest stay. (Chapter 19.76)
What is the maximum number of overnight guests in Sunnyvale?
- Four overnight lodgers per night in a single-family home or single unit in a multi-family building. Children accompanied by an adult are not counted. (Chapter 19.76)
Are ADUs eligible for short-term rental in Sunnyvale?
- Only if the ADU was approved before January 1, 2020 and you reside on the lot, and you must still meet hosted rules. ADUs approved on or after that date are not eligible. (Chapter 19.76)
Do Sunnyvale hosts have to collect Transient Occupancy Tax?
- Yes. The city’s published TOT rate is 12.5 percent. Some platforms may collect and remit for you, but you remain responsible for compliance. (City STR page)
What are the risks if you operate without approval in Sunnyvale?
- The city can issue citations and fines, revoke approval after notice and hearing, and pursue nuisance abatement. Enforcement has often been complaint driven. (Chapter 19.76; legislative file)
