Florida vacation rentals: what the state limited, and what your city can still require

The short version

• The state limit: a local law may not ban vacation rentals or regulate how long or how often they are rented.
• The big exception: that limit does not apply to a local law adopted on or before June 1, 2011.
• Cities and counties still act. The places we checked use permits, fees, inspections, occupancy limits, parking rules, noise rules, and 24-hour contacts.
• The state license is separate. Most short-stay rentals need a state license, and a local permit does not replace it.
• Taxes are separate too. Rentals can owe the 6 percent state tax plus local taxes.
• Your condo or HOA may have its own limits. The state rule on local laws does not cancel those.

What the state limited

Section 509.032(7) is the key law. It does three things:

• No local bans. A local law "may not prohibit vacation rentals."
• No local limits on how long or how often. A local law may not regulate the "duration or frequency" of rentals.
• State control of some lodging topics. Sanitation standards, inspections, and staff training at public lodging are left to the state.

What the state left alone

• Older local laws. The limit does not reach a local law adopted on or before June 1, 2011.
• Building and fire inspections. Local governments can still inspect for the Florida Building Code and the Florida Fire Prevention Code.
• A narrow exception for certain state-approved rules in an area of critical state concern.

Bills that did not become law

• 2024: Senate Bill 280 would have spelled out local registration powers and put new duties on advertising platforms. It was vetoed on June 27, 2024.
• 2026: Senate Bill 658 and House Bill 79 would have required water safety features at certain vacation rentals. Both died on March 13, 2026.

If you read about these as if they passed, the page is out of date or wrong.

What cities and counties require

These come from the local rules we opened. Not every place has all of them.

• A permit or registration, often renewed each year, and often with a fee.
• Inspections, often for fire and life safety.
• Occupancy limits, often based on bedrooms or floor area.
• Parking rules, such as off-street parking only or a limit on vehicles.
• Noise rules, including quiet hours or sound limits.
• A 24-hour contact. Some places require that person to show up within one hour.
• Posted information, such as the permit, the occupancy limit, or an evacuation map.
• The permit number in ads. Fort Lauderdale and Walton County are examples.
• A business tax receipt.

A minimum stay sets how long a rental must be. That is a duration rule, so a local law adopted after June 1, 2011 may not impose one. St. Augustine's page says the city adopted Ordinances 2019-50 and 2019-51 in 2019, and it still prints a one-week minimum in RS-1 and RS-2 and a one-month minimum in HP-1. Holmes Beach and Monroe County also print minimum stays. A minimum stay in a local law adopted on or before June 1, 2011 can still be enforced.

Place-by-place table

This is a sample from official local pages, not a list of every town. If your place is not here, that does not mean it has no rules. City and county rules can differ even in the same area, so check which one covers the address.

A blank cell means we did not see it printed on the page we opened. It does not mean there is no rule.

Places we could not confirm

We could not open an official rule for Panama City Beach, the City of Naples, or Collier County. Daytona Beach's page covers its long-term rental program and sends short-term questions to its Business Tax Office at 386-671-8140. We did not check Seminole County, Pinellas County, or St. Pete Beach for this page. That list is not complete.

For owners: the checklist

1. Get the state license if you need one

The Florida Department of Business and Professional Regulation (DBPR) says you generally need one if you rent the whole unit more than three times in a calendar year for less than 30 days or one calendar month, whichever is less. You also generally need one if you advertise it as regularly rented to guests.

• Renting individual rooms instead of the whole unit is not classified as public lodging, so DBPR does not license it. Local governments may still regulate it.
• Licenses renew every year. Your renewal date depends on your district.
• For a new single license, DBPR prints a $50 application fee, a $10 education fee, and a license fee of $170 for a full year or $90 for a half year. Group and collective licenses cost differently.
• Show the license or a copy in a visible spot on the property.
• Running without a license is a second-degree misdemeanor. DBPR can fine up to $1,000 per offense.

2. Meet the safety rules

• Smoke alarms in every living unit.
• A charged and accessible fire extinguisher.
• Electrical wiring in good repair.
• A balcony inspection certificate for buildings 3 or more stories tall, unless the railings, stairwells, and balconies are in common areas.
• Automatic sprinklers may be required.

3. Handle the taxes

• State tax: 6 percent on rentals, under section 212.03. Stays over 6 months can be treated differently.
• Who owes it: the law puts the duty on the owner, lessor, or person receiving the rent. It does not name booking sites. Do not assume a site collects everything for you. Get it in writing.
• County tax: most counties add a local tourist development tax. The state's chart shows the rate for each county and who collects it. Examples are Volusia 6 percent and Monroe and Walton 5 percent.

4. Then check the local layer

• Is the address in a city or the unincorporated county?
• Does that government require a permit, inspection, or business tax receipt?
• Does its zoning limit short stays there?
• Do your ads need a permit number?
• Who is your 24-hour contact, and how fast must they respond?
• Does your condo or HOA allow it?

For guests: before you book and when you arrive

Before you book

• Check the license. Use DBPR's license and inspection search.
• Read the occupancy limit. Counting everyone matters. Some places do not count young children, and the ages differ.
• Ask about parking. Your extra car may not be allowed.
• Read the cancellation terms. Find out what happens if a storm hits or you have to leave.
• Be careful with a party or event. Local gathering, noise, and occupancy limits may apply.

When you arrive

• Look for the smoke alarm, fire extinguisher, evacuation information, and posted rules.
• Find the local contact number.
• Learn the quiet hours.
• Check the pool and the water. State water safety bills died in 2026, so do not assume a pool has an alarm or barrier. Watch children closely.
• Know your evacuation route. See our hurricane watch page.

Can you be told to leave?

Yes. Under section 509.141, an operator can remove a guest for reasons such as disturbing others, brawling, illegal drugs, or not leaving by the written checkout time.

• The operator may not remove a guest because of race, creed, color, sex, physical disability, or national origin.
• If you paid in advance, the operator must return the unused part. The operator may keep payment for each full day you stayed, including any part of a 24-hour period.
• Refusing to leave after a proper request is a second-degree misdemeanor. Police may remove you.

If something is wrong

• Safety or lodging complaint: file online with DBPR.
• Noise, parking, or an unregistered rental: call the city or county. Some have a hotline, listed in the table.
• An emergency: call 911.

Condos and HOAs have their own rules

The state limit is on local laws. It does not say your association has to allow rentals. An association's rules may be stricter.

• Condos: under section 718.110(13), an amendment limiting rentals applies only to owners who agree to it and to owners who take title after it takes effect.
• HOAs: under section 720.306(1)(h), a rental limit passed after July 1, 2021, generally applies to an owner who takes title after it passes or who agrees to it. But an HOA can pass a limit on rentals under 6 months, or more than three times a year, that applies to all owners.

Read your documents before you buy a place to rent out.

Questions people ask

Can a Florida city ban Airbnb-style rentals?

A local law may not ban vacation rentals or regulate how long or how often they are rented. That limit does not apply to a local law adopted on or before June 1, 2011.

Can a city still require a permit?

Yes. Chapter 2014-71 lets a city or county regulate vacation rentals, including registration. The local rule may not ban vacation rentals or set how long or how often they are rented, unless that local law was adopted on or before June 1, 2011. A city can also still inspect for the Florida Building Code and the Florida Fire Prevention Code.

Do I need a state license for a weekly beach rental?

Generally, yes, if you rent the whole unit more than three times in a calendar year for short stays, or advertise it as regularly rented. Check DBPR's guide.

Can my HOA stop me?

It may be able to. It depends on your documents and when the rule passed. An HOA can limit rentals under 6 months, or more than three times a year, for all owners.

As a guest, how do I check a rental?

Use DBPR's license and inspection search. Then read the posted rules and the occupancy limit.

Sources

State sources are below. Local sources are linked row by row in the table.

• Florida Statutes, section 509.032, local limits
• Florida House final bill analysis, chapter 2014-71
• Section 509.013, definitions
• Section 509.242, vacation rental classification
• Section 509.241, licenses
• Section 509.261, penalties
• Section 509.141, removing a guest
• Section 212.03, rental tax
• Section 718.110, condominium amendments
• Section 720.306, HOA amendments
• DBPR, vacation rental and timeshare licensing guide
• DBPR, Form HR 5025-753
• Department of Revenue, local tourist tax rates (DR-15TDT)
• Florida Senate, SB 280 (2024)
• Florida Senate, SB 658 (2026)
• Florida Senate, HB 79 (2026)

This Is Florida does not rent or book these properties.