Miami, Florida Short-Term Rental Regulation: A Guide For Airbnb Hosts

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What are Short-Term Rental (Airbnb, VRBO) Regulations in Miami, Florida?

Miami, with its vibrant tourism industry and year-round sunny weather, has become a hotspot for short-term rental investments. However, navigating the complex web of regulations governing Airbnb, VRBO, and other vacation rental platforms in Miami requires careful attention to detail. Whether you're a property owner looking to maximize your investment or a real estate entrepreneur exploring rental arbitrage opportunities, understanding these regulations is crucial to operating legally and profitably.

Starting a Short-Term Rental Business in Miami, Florida

Starting a short-term rental business in Miami involves several critical steps to ensure compliance with local, county, and state regulations. The city defines short-term rentals or "vacation rentals" as any dwelling rented for less than 30 days. Before diving into this business, you need to understand the regulatory landscape and obtain the necessary permits and licenses.

Zoning Restrictions and Property Eligibility

The first step in establishing a short-term rental business is determining whether your property is in a zone that permits such operations. Miami's zoning regulations are specific about where short-term rentals can operate:

• Check Miami's zoning map to confirm if your property is in a permissible zone for short-term rentals
• Depending on your property's zoning category, you may need a warrant or an exception permit
• Single-family homes in Miami Beach are prohibited from operating as short-term rentals
• Many multi-family dwellings in certain zones of Miami Beach are also restricted from short-term rental use

A real estate investor I spoke with recently discovered that his newly purchased condo in Miami Beach couldn't be used for short-term rentals despite being in what he thought was a tourist-friendly area. He had to pivot his business model to long-term rentals, significantly impacting his projected returns.

Required Licenses and Permits

To legally operate a short-term rental in Miami, you must obtain several licenses and permits:

1. Florida Department of Business and Professional Regulation (DBPR) license
2. Certificate of Use (CU) from Miami-Dade County
3. Business Tax Receipt from the city where your property is located
4. Resort Tax Certificate (particularly important in Miami Beach)
5. Vacation Rental Dwelling License

The CU application requires attestation of licensing, tax registration, insurance coverage, and, if applicable, notification to homeowner's or condominium associations. Different license types are issued based on your rental property's structure and the number of properties you manage.

Tax Registration and Compliance

Short-term rental operators in Miami must comply with various tax obligations:

1. Register with the Florida Department of Revenue for state sales tax (currently 6%)
2. Collect and remit tourist development taxes on rentals for periods of six months or less
3. In Miami-Dade County, collect and remit the 6% Convention and Tourist Development taxes
4. Maintain proper records of all tax collections and payments

Homesteaded properties used as vacation rentals may still be eligible for homestead exemption under certain conditions, but it's essential to understand the specific requirements to avoid tax issues.

Operational Requirements

Once licensed, short-term rental operators must adhere to specific operational standards:

1. Occupancy limits: Generally limited to 2 people per bedroom plus 2 additional people, up to a maximum of 12 (excluding children under 3)
2. Residency requirements: In certain areas, owners or their representatives must reside in the rental properties for more than six months per year
3. Guest registration requirements and parking restrictions
4. Compliance with local requirements regarding waste disposal, noise, public nuisance, pets, and advertising
5. Safety compliance, including swimming pool safety features for properties with private pools
6. Background checks on prospective guests to verify they are not registered sexual offenders or predators

Recent Legislative Changes

Florida's short-term rental landscape continues to evolve. In 2024, Senate Bill 280 was introduced to standardize rules across the state, but Governor Ron DeSantis vetoed the bill, ensuring that control remains with local legislatures. This means that Miami and Miami Beach can continue to enforce their own distinct regulations.

Starting a short-term rental business in Miami requires careful planning, thorough research, and strict adherence to regulations. While the regulatory environment is complex and enforcement is stringent, particularly in Miami Beach, the potential returns can be substantial for those who navigate the rules successfully.

Before investing, consult with local real estate attorneys familiar with short-term rental regulations, connect with established hosts in the area, and consider working with property management companies that specialize in compliance with local ordinances. With proper preparation and ongoing diligence, a short-term rental business in Miami can be both compliant and profitable.

Short-Term Rental Licensing Requirement in Miami, Florida

Navigating Miami's short-term rental licensing requirements demands careful attention to multiple layers of regulation. Property owners must comply with state, county, and sometimes city-specific requirements to operate legally. Here's a comprehensive breakdown of what you need to know:

State-Level Requirements

Florida Department of Business and Professional Regulation (DBPR) License

Every short-term rental property in Miami must first obtain a vacation rental license from the Florida DBPR:

1. Application Process: Submit Form DBPR HR-7020 with required documentation including proof of ownership and valid photo ID

2. License Types:

1. Single rental unit: $170 for full year
2. Group licenses available for multiple units (2-25 units: $180)

3. Additional Fees: $50 application fee plus $10 Hospitality Education Program fee

4. Renewal: Licenses expire on October 1st each year

5. Half-Year Option: $90 fee available for licenses obtained midway through the cycle

6. Required Documentation:

1. Certificate of balcony inspection (for buildings over 3 stories)
2. Sales tax registration number
3. FEIN (for business applicants)
4. Human trafficking awareness training certification for staff performing housekeeping duties

County-Level Requirements

Miami-Dade County Certificate of Use (CU)

All short-term rental operators in unincorporated Miami-Dade County must obtain a Certificate of Use before advertising or renting their property:

1. Application Process: Submit online or in person at the Miami-Dade County Permitting and Inspection Centre (11805 SW 26th Street)

2. Fees: $136.17 total ($36.70 for certificate, $89.97 for inspection, $9.50 surcharge)

3. Required Documentation:

1. Address and legal description of the vacation rental property
2. Name, address, and phone number of property owner
3. Name, address, and phone number of responsible party
4. Name and contact information for platforms where the rental will be listed
5. Statement confirming tax registration and remittance
6. Statement confirming property owner's permission to operate as a vacation rental
7. Site plan and floor plan
8. Parking plan (1 space per 2 transient occupants)
9. Affidavit of compliance with Section 33-28 of the Miami-Dade County Code

4. Inspection Requirement: Properties must pass a safety inspection within 7 days of application submission

5. Validity: One year, requiring annual renewal with a new inspection

6. Display Requirement: The CU must be prominently displayed within the rental unit, showing the responsible party's name, address, 24/7 contact number, and maximum occupancy

Tax Registration Requirements

Short-term rental operators must register with:

1. Florida Department of Revenue:

For collection and remittance of 6% state sales tax

2. Miami-Dade County Tax Collector

For collection and remittance of 6% tourist development taxes
- 3% Convention Development Tax
- 2% Tourist Development Tax
- 1% Homeless and Domestic Violence Tax

Operational Requirements

Once licensed, short-term rental operators must adhere to:

1. Occupancy Limits: Generally 2 people per bedroom plus 2 additional people, up to a maximum of 12 (excluding children under 3)
2. Residency Requirements: In certain areas, owners or their representatives must reside in the rental properties for more than six months per year
3. Guest Registration: Maintain records of all guests
4. Parking Restrictions: Provide designated parking spaces as outlined in your parking plan
5. Noise Regulations: Comply with local noise ordinances
6. Waste Disposal: Follow proper waste management procedures
7. Safety Standards: Maintain all required safety equipment including smoke detectors, fire extinguishers, and emergency lighting

The complex web of regulations governing short-term rentals in Miami reflects the city's efforts to balance tourism demand with neighborhood preservation. While the licensing process may seem daunting, proper compliance is essential to avoid costly penalties and ensure a sustainable short-term rental business.

Required Documents for Miami, Florida Short-Term Rentals

Successfully operating a short-term rental in Miami requires meticulous documentation to ensure full compliance with state, county, and city regulations. Each document serves a specific purpose in the regulatory framework designed to maintain safety standards, ensure proper tax collection, and preserve neighborhood character. Here's a comprehensive list of all required documentation:

Florida Department of Business and Professional Regulation (DBPR) License

This state-level license is the foundation of your short-term rental operation:

1. Purpose: Establishes your legal right to operate a vacation rental in Florida
2. Where to obtain: Apply through the DBPR's online portal or submit Form DBPR HR-7020
3. Requirements: Proof of ownership, valid photo ID, and certificate of balcony inspection (for buildings over 3 stories)
4. Validity: Expires annually on October 1st

Florida Department of Revenue (DOR) Registration

This registration enables you to collect and remit state taxes:

• Purpose: Authorizes you to collect the 6% state sales tax from guests
• Where to obtain: Register online through the Florida DOR website or submit Form DR-1
• Requirements: Business information, Federal EIN or SSN/ITIN, and property details
• Validity: Ongoing with periodic tax filings required

Miami-Dade County Certificate of Use (CU)

This county-level permit verifies zoning compliance:

• Purpose: Confirms your property is in a zone that permits short-term rental operations
• Where to obtain: Apply online or in person at the Miami-Dade County Permitting and Inspection Centre (11805 SW 26th Street)
• Requirements: Property details, responsible party information, site plan, floor plan, and parking plan
• Validity: One year, requiring annual renewal with a new inspection

Miami-Dade County Tourist Tax Registration

This registration enables collection of local tourist taxes:

• Purpose: Authorizes collection of the 6% tourist development taxes
• Where to obtain: Submit the Tourist Tax Account Registration Form to the Miami-Dade County Department of Regulatory & Economic Resources
• Requirements: Owner information, establishment details, FEIN or SSN/ITIN, and property folio number
• Validity: Ongoing with monthly or quarterly tax remittance required

City of Miami Certificate of Use

For properties within Miami city limits:

• Purpose: Verifies compliance with city-specific zoning requirements
• Where to obtain: Miami's Office of Zoning
• Requirements: Certificate of occupancy from the Building Department showing approval for lodging land use
• Validity: Annual renewal required

City of Miami Business Tax Receipt

This is essentially a business license for the City of Miami:

• Purpose: Permits you to conduct business within city limits
• Where to obtain: City of Miami Finance Department
• Requirements: Completed application, proof of property ownership or lease agreement, and Certificate of Use
• Validity: Expires September 30th annually

Proof of Property Ownership

Documentation establishing your right to use the property:

• Purpose: Verifies your legal authority to rent the property
• Where to obtain: County property records or your property deed
• Requirements: Original deed, settlement statement, or property tax bill
• Validity: Ongoing until property ownership changes

Site Plan and Floor Plan

Detailed diagrams of your property:

• Purpose: Demonstrates compliance with occupancy limits and safety requirements
• Where to obtain: Self-created or professionally drawn
• Requirements: Clear indication of all rooms, exits, and dimensions
• Validity: Must be updated if property layout changes

Parking Plan

Documentation of available parking:

• Purpose: Ensures adequate parking for guests (typically 1 space per 2 transient occupants)
• Where to obtain: Self-created based on property specifications
• Requirements: Diagram showing designated guest parking spaces
• Validity: Must be updated if parking arrangements change

Proof of Insurance Coverage

Documentation of appropriate liability coverage:

• Purpose: Protects against liability for injury or harm to transient occupants
• Where to obtain: Insurance provider specializing in short-term rental coverage
• Requirements: Policy showing coverage specifically for short-term rental use
• Validity: Depends on policy term, typically annual

Attestation of HOA/Condo Association Notification

If applicable to your property:

• Purpose: Confirms you've informed your association of your intent to operate a short-term rental
• Where to obtain: Self-created document
• Requirements: Written notification to association and their acknowledgment
• Validity: May need to be renewed based on association rules

Federal Employer Identification Number (EIN)

For business entities operating short-term rentals:

1. Purpose: Tax identification for business operations
2. Where to obtain: Internal Revenue Service (IRS) website
3. Requirements: Completed IRS Form SS-4 or online application
4. Validity: Permanent unless business structure changes

Affidavit of Compliance

A sworn statement confirming adherence to regulations:

1. Purpose: Legally binds you to compliance with Section 33-28 of the Miami-Dade County Code
2. Where to obtain: Self-created using county-provided template
3. Requirements: Notarized signature
4. Validity: Must be renewed with each Certificate of Use renewal

Guest Registration System

Documentation of all guests:

1. Purpose: Maintains records of all occupants for safety and security
2. Where to obtain: Self-implemented system
3. Requirements: Records of guest names, contact information, and dates of stay
4. Validity: Must be maintained for at least three years

The documentation requirements for Miami short-term rentals reflect the city's commitment to balancing tourism opportunities with neighborhood preservation. While gathering these documents requires significant effort, having them properly organized and up-to-date is essential to operating legally and avoiding potentially costly penalties. Most importantly, these documents provide the foundation for a professional, compliant short-term rental business that can thrive in Miami's competitive vacation rental market.

Miami, Florida Short-Term Rental Taxes

Operating a short-term rental in Miami City involves navigating a complex tax landscape that includes state, county, and local taxes. Understanding these tax obligations is crucial for maintaining compliance and maximizing profitability. Here's a comprehensive breakdown of the tax requirements for short-term rental operators in Miami:

Florida State Sales Tax

The foundation of your tax obligations begins with the Florida State Sales Tax:

1. Rate: 6% of the total rental amount
2. Applies to: All rental income, including cleaning fees and other charges
3. Collection: Required for all stays of 6 months or less
4. Remittance: Monthly filing with the Florida Department of Revenue
5. Automation: Platforms like Airbnb typically collect and remit this tax automatically, but hosts should verify this is happening correctly

Miami-Dade County Discretionary Sales Surtax

In addition to the state sales tax, Miami-Dade County imposes its own surtax:

1. Rate: 1% of the total rental amount
2. Purpose: Funds local infrastructure and services
3. Combined rate: When added to the state sales tax, creates a total sales tax obligation of 7%
4. Collection: Often collected alongside the state sales tax

Miami-Dade County Tourist Development Tax

This tax specifically targets the tourism industry:

1. Rate: 2% of the total rental amount
2. Purpose: Funds tourism promotion and development in Miami-Dade County
3. Exclusions: Does not apply to rentals located in Miami Beach, Bal Harbour, or Surfside, which have their own tourist taxes
4. Duration: Applies to stays of 182 nights or less

Miami-Dade County Professional Sports Franchise Facility Tax

This specialized tax supports local sports infrastructure:

1. Rate: 1% of the total rental amount
2. Purpose: Funds professional sports facilities in the county
3. Applicability: Same exclusions and duration requirements as the Tourist Development Tax

Miami-Dade County Convention Development Tax

This tax supports convention and meeting facilities:

1. Rate: 3% of the total rental amount
2. Purpose: Funds convention center development and maintenance
3. Exclusions: Does not apply to rentals in Bal Harbour and Surfside
4. Collection: Administered by the Miami-Dade County Tax Collector

Total Tax Burden

When all applicable taxes are combined, short-term rental operators in Miami City face a significant tax obligation:

1. Combined rate: 12% of the total rental amount (6% state sales tax + 6% county transient rental taxes)
2. Collection responsibility: While platforms like Airbnb collect many of these taxes automatically, hosts are ultimately responsible for ensuring all taxes are properly remitted

Federal Income Tax Implications

Beyond local taxes, short-term rental income is subject to federal income taxation:

1. Reporting requirement: All rental income must be reported on your federal tax return
2. Form: Typically reported on Schedule E (Form 1040) for passive rental activity or Schedule C (Form 1040) if considered a business
3. Tax rate: Varies based on your total income and tax bracket

Tax Deductions for Miami Short-Term Rental Operators

The substantial tax burden can be offset through various deductions available to short-term rental operators:

Property-Related Deductions

1. Depreciation: Spread the cost of your property (excluding land) over 27.5 years
2. Property taxes: Fully deductible as a business expense
3. Mortgage interest: Deductible for the portion of the property used for rental
4. Insurance premiums: Including landlord and liability policies

Operational Deductions

1. Cleaning and supplies: All costs associated with preparing the property between guests
2. Repairs and maintenance: Expenses to keep the property in good working condition
3. Utilities: Electricity, water, gas, internet, and cable TV
4. Furnishings: Deduct the cost through depreciation (typically over 5-7 years)
5. Guest amenities: Toiletries, coffee, welcome baskets, and other consumables

Business Deductions

1. Marketing expenses: Photography, listing fees, and advertising costs
2. Professional fees: Accounting, legal, and property management services
3. Travel expenses: Costs incurred traveling to and from your rental property for business purposes
4. Software subscriptions: Property management and booking software
5. Home office deduction: If you manage your rental business from home

Important Deduction Considerations

Starting in 2024, new tax rules affect deductions for non-compliant short-term rentals:

1. Compliance requirement: Rentals must have all required licenses and permits
2. Penalty for non-compliance: Deductions will be reduced proportionally for periods when the property was operating without proper licensing
3. Transition relief: Properties that become fully compliant by December 31, 2024, will be deemed compliant for the entire 2024 tax year
4. Documentation: Maintain meticulous records of all expenses, including receipts and proof of payment

The 14-Day Rule

A special IRS provision affects occasional rental hosts:

1. If you rent your property for 14 days or less per year, you don't need to report the rental income
2. However, you also cannot claim rental expense deductions (except those normally deductible as a homeowner, like mortgage interest and property taxes)
3. If you exceed 14 rental days, all income must be reported and expenses must be allocated between personal and rental use

The tax landscape for Miami short-term rentals is complex but navigable with proper planning and record-keeping. Many successful hosts work with tax professionals who specialize in real estate investments to ensure compliance while maximizing available deductions. By understanding these tax obligations and opportunities, you can structure your short-term rental business for optimal financial performance while avoiding costly penalties for non-compliance.

Florida Wide Short-Term Rental Rules

Miami short-term rental hosts must navigate not only local regulations but also state-wide rules that create the foundation for vacation rental operations throughout Florida. Understanding these state-level requirements is essential for legal compliance and avoiding potentially costly penalties.

State Definition of Short-Term Rentals

Florida law defines vacation rentals or short-term rentals as any property rented for periods of less than 30 days at a time. This definition applies consistently across the state, including Miami, and establishes which properties fall under vacation rental regulations. Any property meeting this definition is subject to Florida's vacation rental laws, regardless of whether it's marketed on platforms like Airbnb, VRBO, or through traditional vacation rental agencies.

State Licensing Requirements

The cornerstone of Florida's short-term rental regulation is the licensing requirement:

1. Mandatory License: Florida requires most short-term rental properties to be licensed by the Department of Business and Professional Regulation (DBPR)
2. Frequency Threshold: If you rent your property more than three times per year for periods less than 30 days per stay, you must obtain a Florida vacation rental license
3. License Categories: Florida offers different license types based on your rental operation:
   - Single unit licenses for individual property owners
   - Group licenses for multiple units under the same ownership
4. Application Process: Obtaining a license requires submitting DBPR Form HR-7020 with supporting documentation
5. Annual Renewal: Once approved, licenses are valid for one year and must be renewed annually
6. Inspection Requirements: Properties must pass safety inspections, including balcony inspections for buildings over three stories

State Tax Collection Requirements

Florida imposes several tax obligations on short-term rental operators:

1. State Sales Tax: 6% on all rental income, including cleaning fees and other charges
2. County Discretionary Sales Surtax: Varies by county (1% in Miami-Dade)
3. Tourist Development Tax: Required for rentals of 182 nights or less
4. Total Tax Burden: Combined rates typically range from 6.5% to over 13%, depending on location

While platforms like Airbnb and Vrbo automatically collect and remit state lodging taxes on behalf of hosts, they may not collect all local taxes, leaving hosts responsible for the difference.

Recent Legislative Developments

As of April 2025, significant changes to Florida's short-term rental landscape are being implemented:

1. Statewide Database: The Florida Legislature passed a bill in 2024 creating a statewide database for all short-term rentals
2. Increased Enforcement: The Department of Business and Professional Regulation received funding for nine new staff members dedicated to enforcing short-term rental regulations
3. Marketplace Requirements: Rental platforms must now include valid local registration numbers in listings and provide the state with information on all listed properties
4. Effective Date: These new regulations became effective July 1, 2024

Local Authority Limitations

Florida state law places specific boundaries on what local governments can regulate:

1. 2011 Preemption: Legislation passed in 2011 prohibits local governments from banning short-term rentals entirely or regulating the duration or frequency of stays
2. 2014 Amendment: The state granted local governments more authority to regulate aspects like parking, garbage collection, and noise
3. Grandfather Clause: Local regulations enacted before June 1, 2011, remain enforceable, even if they're stricter than current state law allows
4. County Ordinances: County regulations introduced before 2016 are also preserved under state law

Compliance Enforcement

Florida has strengthened enforcement mechanisms for short-term rental regulations:

1. Fines: Local authorities may levy fines up to $500 for registration violations
2. License Suspension: Properties violating general laws (not specific to short-term rentals) five times within a 30-day or 60-day period may have their licenses suspended
3. Repeat Offenders: Properties with two prior suspensions face stricter penalties for subsequent violations
4. Unlicensed Operations: According to a 2024 Florida TaxWatch report, nearly 50,000 short-term rentals operate in Florida without proper licensing, making them targets for enforcement

Human Trafficking Awareness Training

A unique aspect of Florida's vacation rental regulations is the requirement for human trafficking awareness:

1. Mandatory Training: Staff performing housekeeping duties must complete human trafficking awareness training
2. Certification: Documentation of this training must be included with license applications
3. Purpose: Helps identify and prevent human trafficking activities that may occur in vacation rental properties

The interplay between state and local regulations creates a complex compliance landscape for Miami short-term rental operators. While state law provides the framework and certain protections for property owners' rights to operate vacation rentals, it also grants Miami significant authority to implement local requirements addressing community concerns. Successful hosts must understand both levels of regulation to operate legally and profitably in Miami's competitive vacation rental market.

Does Miami City Strictly Enforce STR Rules?

Miami City has established itself as one of the most aggressive enforcers of short-term rental regulations in the United States, with a robust enforcement mechanism that actively targets non-compliant operators. Unlike some cities that take a more reactive approach to short-term rental violations, Miami has developed a proactive enforcement strategy with dedicated resources specifically tasked with identifying and penalizing illegal rentals.

Enforcement Mechanisms and Strategies

Miami's Code Compliance department has taken an especially aggressive stance toward enforcing short-term rental regulations:

1. In the 12-month period ending September 30, 2024, the department cited 319 single-family-home property owners for violating the city's short-term rental ordinance
2. The city employs dedicated inspectors who actively search for illegal listings rather than simply responding to complaints
3. Code compliance officers conduct regular sweeps of popular vacation rental platforms to identify potentially illegal listings
4. The city has established a Short-Term Rental Compliance Unit specifically to enforce regulations and investigate complaints
5. This unit conducts regular inspections and issues citations for non-compliance

The enforcement process is thorough and persistent. Code compliance inspectors collect evidence, locate property owners (who often live off-premises), issue citations, follow up with summons to appear at hearings, and submit testimony before the Code Enforcement Board, which issues rulings by vote.

Severity of Penalties

Miami's penalty structure for short-term rental violations is designed to be a significant deterrent:

1. First offenses can result in fines of up to $1,000 per day
2. Second violations escalate to $2,000 per day
3. Subsequent violations can reach $5,000 per day
4. The city can place liens against non-compliant properties
5. In extreme cases, the city can pursue foreclosure proceedings

One particularly striking example involves a five-bedroom property that has accumulated more than $2 million in fines since being ordered to pay a $5,000 daily penalty for non-compliance. Despite these substantial fines, the property continues to advertise as a short-term rental for more than $3,200 per night, highlighting both the lucrative nature of the business and the city's enforcement challenges.

Miami's strict enforcement approach represents a clear policy choice to prioritize residential neighborhood preservation over short-term rental expansion. While this stance has not eliminated illegal rentals, it has created significant barriers to entry and ongoing operational challenges that make Miami one of the least Airbnb-friendly major cities in the United States. For potential hosts, the message from both regulations and enforcement actions is clear: Miami City is serious about restricting short-term rentals and will actively pursue violators with substantial penalties.

How to Start a Short-Term Rental Business in Miami City, Florida

Starting a short-term rental business in Miami requires careful planning, thorough research, and strict adherence to regulations. The process involves multiple steps across different governmental agencies and can take several months to complete. Here's a comprehensive, step-by-step guide to launching your short-term rental business in Miami:

1. Research Zoning Restrictions

Before purchasing a property or converting an existing one into a short-term rental, verify that it's located in a zone that permits such operations:

1. Consult Miami's zoning map to determine your property's zoning designation
2. Confirm that short-term rentals are permitted in your specific zone (typically allowed in Business and Office, Office-Residential, and certain designated Residential Communities zones)
3. Understand that single-family residential areas generally prohibit short-term rentals
4. If your property is in an Estate or Low-Density Residential zone, be aware that you must reside there for more than six months per year to operate a short-term rental

Pro Tip: Schedule a pre-application meeting with Miami's Office of Zoning to discuss your specific property and plans. This can save you significant time and money by identifying potential issues before you invest heavily in the property or licensing process.

2. Check Condominium and HOA Restrictions

If your property is part of a condominium or homeowners association, review their regulations regarding short-term rentals:

1. Request and thoroughly review the association's bylaws, CC&Rs, and rules and regulations
2. Look specifically for rental restrictions, including minimum rental periods
3. Determine if the association requires approval before listing your property
4. Identify any special requirements for guest screening or registration
5. Understand the process for notifying the association of new guests

Pro Tip: Even if your association currently allows short-term rentals, attend board meetings regularly to stay informed about potential rule changes. Building relationships with board members can help you advocate for your interests if rental restrictions are proposed in the future.

3. Obtain a State Vacation Rental License

Apply for a vacation rental license from the Florida Department of Business and Professional Regulation (DBPR):

1. Submit Form DBPR HR-7020 (Vacation Rental Application)
2. Include proof of property ownership (deed or tax bill)
3. Provide a valid photo ID
4. Pay the $170 annual license fee
5. Include a certificate of balcony inspection if your building is over three stories
6. Ensure your application includes human trafficking awareness training certification for any staff performing housekeeping duties

Pro Tip: The DBPR typically takes 30-45 days to process applications, so apply well in advance of your planned opening date. If you're purchasing a property that's already operating as a short-term rental, ask the seller to transfer their existing license to you, which can significantly expedite the process.

4. Register with Tax Authorities

Establish your tax collection and remittance framework:

1. Register with the Florida Department of Revenue for state sales tax collection (6%)
2. Register with Miami-Dade County Tax Collector for tourist development taxes (6%)
3. Obtain an Employer Identification Number (EIN) from the IRS if forming an LLC or corporation
4. Set up a system for tracking and documenting all tax collections and payments
5. Verify which taxes are automatically collected by platforms like Airbnb and which you must collect directly

Pro Tip: Consider setting up a separate bank account dedicated to your rental business to simplify accounting and tax preparation. Automating tax payments can help avoid penalties for late remittance, which can be substantial.

5. Apply for a Certificate of Use from Miami-Dade County

Secure a Certificate of Use (CU) from the Miami-Dade County Department of Regulatory and Economic Resources:

1. Submit the CU application online or in person at the Miami-Dade County Permitting and Inspection Centre
2. Pay the required fees (approximately $140)
3. Provide detailed property information including address, legal description, and owner information
4. Include a site plan, floor plan, and parking plan
5. Submit statements confirming tax registration, property owner permission, and insurance coverage
6. Schedule and pass the required property inspection

Pro Tip: Before the official inspection, conduct your own thorough pre-inspection using the county's checklist. Address any potential issues in advance to avoid failing the inspection, which would require paying for a re-inspection and delay your opening.

6. Obtain a City of Miami Business Tax Receipt

Apply for a Business Tax Receipt (essentially a business license) from the City of Miami:

1. Submit your application to the City of Miami Finance Department
2. Provide your Certificate of Use from Miami-Dade County
3. Include proof of property ownership or a lease agreement
4. Pay the required fees (varies based on property type and size)
5. Ensure your Certificate of Occupancy from the Building Department shows approval for lodging use

Pro Tip: Business Tax Receipts expire annually on September 30th regardless of when they were issued. Plan your application timing accordingly to maximize the value of your first year's license fee.

7. Secure Appropriate Insurance Coverage

Obtain comprehensive insurance coverage specifically designed for short-term rentals:

1. Purchase liability insurance with coverage specifically for transient occupants
2. Consider additional coverage for property damage beyond standard homeowner's policies
3. Obtain loss of income coverage to protect against booking cancellations
4. Verify that your policy covers the specific activities associated with short-term rentals
5. Document your insurance coverage for inclusion with your Certificate of Use application

Pro Tip: Standard homeowner's insurance typically doesn't cover short-term rental activities. Work with an insurance broker who specializes in vacation rental properties to ensure you have appropriate coverage without gaps or exclusions that could leave you financially vulnerable.

8. Prepare Your Property for Guests

Set up your property to meet all safety requirements and guest expectations:

1. Install smoke detectors, carbon monoxide detectors, and fire extinguishers
2. Create clearly marked emergency exit routes
3. Provide a first aid kit and emergency contact information
4. Ensure all electrical, plumbing, and HVAC systems are in good working order
5. Furnish the property appropriately for your target guest demographic
6. Create a house manual with property instructions and local information

Pro Tip: Consider hiring a professional photographer to capture high-quality images of your property. Quality photos can significantly increase booking rates and allow you to charge premium prices, often providing a return on investment within the first few bookings.

9. Establish a Property Management System

Develop systems for managing your rental property efficiently:

1. Create a cleaning and maintenance schedule
2. Establish a guest communication protocol
3. Set up a secure key exchange or digital access system
4. Implement a booking and calendar management system
5. Develop a pricing strategy that accounts for seasonality and local events
6. Create a guest screening process that complies with fair housing laws

Pro Tip: Consider using property management software specifically designed for short-term rentals to automate many of these tasks. These platforms can synchronize calendars across multiple listing sites, automatically send guest communications, and help optimize pricing based on market demand.

10. List Your Property and Begin Marketing

Once all legal requirements are met, create compelling listings on short-term rental platforms:

1. Develop detailed, accurate property descriptions
2. Upload high-quality photos that showcase your property's best features
3. Set competitive pricing based on market research
4. Establish clear house rules and policies
5. Consider listing on multiple platforms to maximize visibility
6. Develop a direct booking website to reduce platform fees for repeat guests

Pro Tip: Research your competition thoroughly before setting your rates. Visit other short-term rental listings in your area to understand what amenities and features command premium prices. Differentiating your property with unique offerings can help you stand out in a crowded market.

Starting a short-term rental business in Miami requires significant upfront investment in time and resources to navigate the regulatory landscape. However, with proper planning and compliance, it can be a lucrative business opportunity in one of America's most vibrant tourist destinations. By following these steps and maintaining ongoing compliance with all regulations, you'll position your short-term rental business for long-term success in the Miami market.

Who to Contact in Miami City, Florida about Short-Term Rental Regulations and Zoning?

Navigating Miami's short-term rental regulations often requires direct communication with various government departments and agencies. Having the right contacts can save you significant time and frustration when seeking clarification on regulations or applying for necessary permits. Here's a comprehensive list of official contacts and community resources for Miami short-term rental hosts:

Miami-Dade County Department of Regulatory and Economic Resources (RER)

This department serves as the primary regulatory authority for short-term rentals in unincorporated Miami-Dade County:

1. Phone: (305) 375-2700
2. Email: [email protected]
3. Physical Address: Stephen P. Clark Center, 111 NW 1st Street, 11th Floor, Miami, FL 33128
4. Director: Lourdes M. Gomez
5. Main Office Phone: 305-375-2877

The RER oversees the Certificate of Use application process and conducts property inspections for short-term rentals. They can provide guidance on county-specific requirements and help you understand the application process for obtaining necessary permits.

Miami-Dade County Neighborhood Regulations Division

This division handles enforcement and compliance issues related to short-term rentals:

1. Phone: 786-315-2552
2. Email: [email protected] (for reporting potential violations)
3. Reporting Violations: Call 311

The Neighborhood Regulations Division investigates complaints about non-compliant short-term rentals and enforces county ordinances. They can provide information about compliance requirements and address concerns about potential violations in your neighborhood.

City of Miami Planning Department

For properties within Miami city limits, the Planning Department provides guidance on zoning regulations:

1. Phone: (305) 416-1400
2. Email: [email protected]
3. Physical Address: Miami Riverside Center, 444 S.W. 2nd Avenue, 3rd Floor, Miami, FL 33130
4. Customer Service Hours: Monday - Friday, 8:00 am - 5:00 pm

The Planning Department can help you determine whether your property is in a zone that permits short-term rentals and what specific zoning requirements apply to your location.

City of Miami Zoning Office

The Zoning Office provides specific information about zoning classifications and requirements:

1. Phone: (305) 416-1495
2. Email: [email protected]
3. Physical Address: Miami Riverside Center, 444 S.W. 2nd Avenue, 2nd Floor, Miami, FL 33130
4. Walk-In Hours: Monday - Friday, 8:00 am - 11:30 am

Contact the Zoning Office to verify your property's zoning designation and understand what restrictions or requirements apply to short-term rentals in your specific zone.

Florida Department of Business and Professional Regulation (DBPR)

The DBPR handles state-level licensing for vacation rentals:

1. Phone: (850) 487-1395
2. Division of Hotels and Restaurants: (850) 487-1395
3. Website Contact Form: Available on the DBPR website
4. Physical Address: 2601 Blair Stone Road, Tallahassee, FL 32399

The DBPR can provide information about state licensing requirements, application procedures, and renewal processes for vacation rental licenses.

Miami-Dade County Tax Collector

For tax registration and remittance information:

1. Phone: (305) 270-4916
2. Tourist Development Tax Division: (305) 375-5773
3. Physical Address: 200 NW 2nd Avenue, Miami, FL 33128

The Tax Collector's office can help you understand your tax obligations, register for tourist development taxes, and establish proper tax remittance procedures.

When contacting any of these resources, be prepared with specific questions about your property and intended use. Many regulatory requirements depend on your property's exact location, structure, and how you plan to operate your short-term rental business. Having detailed information ready will help you get the most accurate guidance for your specific situation.

Remember that regulations can change frequently, so it's advisable to verify current requirements directly with the appropriate authorities before making significant investments or business decisions related to short-term rentals in Miami.