Short-term rentals in Miami, such as those listed on Airbnb and VRBO, offer tremendous potential—whether you're a local homeowner, an investor, or a landlord looking to maximize property value. However, this opportunity comes with a complex mesh of regulations, licensing requirements, and enforcement practices unique to South Florida. Understanding Miami’s short-term rental laws not only protects you from costly fines, but also safeguards your investment and neighbor relationships. If you’re planning to offer your property for short-term stays, clear guidance and an in-depth understanding of the local legal landscape are essential.
What Is Considered a Short-Term Rental in Miami?
Miami defines short-term rentals as any residential occupancy or agreement for less than six months. This definition covers a wide range of rental activities, from listing a single room to renting out an entire house or condo for short stays. Whether you host on platforms like Airbnb, VRBO, or manage bookings independently, Miami short-term rental laws apply to you if your property is rented for less than six months at a time. This also includes "vacation rentals" and transient lodging.
The City of Miami and Miami-Dade County each apply specific rules. The City of Miami often refers to these rentals as “transient use” properties, which applies to rentals of 30 days or less. Meanwhile, Miami-Dade County regulations extend to properties with rental periods under six months. It's important to distinguish these local ordinances from Florida's statewide landlord-tenant regulations, which apply to longer-term leases. Both city and county compliance are required to avoid enforcement actions.
Short-term rental laws in Miami are property-type specific. Some neighborhoods and buildings allow these rentals, while many strictly prohibit them for condos, single-family homes, or multi-family properties. For instance, historic districts and many single-family zones have outright bans, while certain areas have flexible, case-by-case rules. Before listing your property, consider its type and location to ensure it meets the narrow definitions required for legal short-term rental activity.
Who Is Allowed to Operate a Short-Term Rental in Miami & Throughout Miami-Dade?
Ownership rules and registration obligations restrict who can legally offer short-term rentals in Miami. Owners of record can operate, provided they meet all city, county, and association compliance standards. Long-term tenants occasionally operate short-term rentals, but only with express written consent from the property owner and, often, the governing association.
Foreign investors and out-of-state owners must designate a local contact in Miami-Dade County for licensing and safety purposes. Miami-Dade’s Certificate of Use application asks for a responsible local party to respond to guest complaints, inspection requests, or code enforcement rounds. Without this designated representative, applications may be delayed or denied.
Some properties carry heightened compliance barriers—particularly those operated under a trust, LLC, or corporate structure. These typically require proof of authorized signatories, additional insurance, and disclosure documents during the application process. No matter the ownership structure, condo boards and HOAs may exert absolute authority to prohibit or further limit short-term rentals within their communities. Always confirm association approval and review your corporate filings or trust documents to avoid eligibility issues.
What Licenses & Permits Do You Need for Short-Term Rentals in Miami?
Operating a Miami short-term rental legally involves a detailed, three-step licensing process, each layer overseen by a different authority. Property owners must secure all permits before listing or advertising a property for short stays. Missing any step carries severe penalties—even if you follow the remaining requirements.
To guide your compliance, here’s a step-by-step approach:
- Obtain a City of Miami Business Tax Receipt (BTR) & Certificate of Use (CU): These verify that the property meets safety codes and is officially categorized for transient rental. Both require annual renewals, and CU may require inspection.
- Apply for a Miami-Dade County Certificate of Use for Vacation Rentals: This involves submitting an operational plan, proof of liability insurance, and registering a local contact. Renew these certifications annually and update promptly for any property management changes.
- Register with the Florida Department of Business and Professional Regulation (DBPR): The DBPR, through its Division of Hotels and Restaurants, requires all short-term rental owners to register and pay an annual fee. This registration checks health and safety standards and verifies proper local licensing.
Timelines for licensure vary, but delays often occur if property paperwork is incomplete or if code issues are identified during city or county inspections. Licensing requirements may also update rapidly as rules evolve, so routinely review all guidelines and keep up with city or county bulletins regarding changes that affect your property or neighborhood.
How Do Miami Zoning Laws & Neighborhood Restrictions Affect Short-Term Rentals?
Miami’s zoning regulations are the frontline in determining where short-term rentals are legal. Not all areas are open to vacation rental activity—even if you have all your licenses in place. The City of Miami and Miami Beach each maintain maps and lists of neighborhoods where transient uses are permitted, strictly prohibited, or permitted with restrictions. For example, most single-family neighborhoods in Miami Beach bar all short-term rentals, and some multifamily or mixed-use areas tightly limit the number and density of allowable rentals.
Miami typically limits rentals to particular commercial corridors, mixed-use districts, and specific multi-unit buildings. Each neighborhood is subject to evolving city ordinances, so an address in one block may be legal for short-term rentals while the next street over is not. Proximity to schools, religious institutions, or hospitals often triggers additional regulatory scrutiny or outright bans.
Zoning violations often result from:
- Not confirming whether your block or building permits short-term rentals
- Assuming county or state permissions override city rules
- Failing to research temporary moratoriums or neighborhood-initiated restrictions
Always check zoning maps with the city or speak directly with planning officials and association representatives before marketing your property as a short-term rental, especially given the city’s robust enforcement program and hefty fines.
How Do Condo, HOA & Multi-Family Rules Impact Short-Term Rental Operations?
Navigating short-term rentals within condominiums or HOA communities introduces unique legal hurdles. Many condo declarations and HOA bylaws throughout Miami-Dade strictly prohibit rentals shorter than 30 days—and in some cases, even longer terms. Others place quotas on the number of units available for transient use, or require explicit board approval and guest vetting before any booking.
Common hurdles for condo and HOA short-term rentals include:
- Mandatory board approval for each lease or guest
- Guest registration processes, including background checks
- Additional insurance requirements and liability disclosures
- Imposed minimum stays or blackout dates for rentals
- Neighborhood notification rules and guest conduct policies
Multi-family property owners, such as those in duplexes or apartment buildings, may find themselves subject to even closer review by association boards and city inspectors. Operational plans—covering guest management, trash collection, parking allocation, and compliance with quiet hours—are often mandatory. Additionally, insurance riders for transient lodging and posted house rules are typically required within each rental unit.
Miami Short-Term Rental Taxes: What Do You Owe & What Are the Risks?
Tax compliance is one of the most overlooked or misunderstood pieces of Miami short-term rental law. Property owners are responsible for collecting and remitting several types of taxes, including state sales tax, Miami-Dade County Tourist Development Tax, and sometimes additional local fees. The state currently requires a 6% sales tax, while Miami-Dade adds a 6% Tourist Development Tax to each booking.
While major platforms such as Airbnb and VRBO may collect state sales tax and the county TDT automatically, they often do not remit city-level taxes or account for every type of applicable fee. Check the policies of each booking platform and read payout details closely. You may need to register for a Tourist Tax Certificate and Business Tax Receipt with the city or county to ensure proper compliance.
Property owners must also file monthly or quarterly tax returns reporting gross rental income, collected taxes, and any applicable exemptions. Failing to file or underreporting can result in:
- Penalties and interest on overdue taxes
- Government audits and required back payments
- Possible suspension of operating licenses
Consult a tax professional or real estate attorney with experience in short-term rental operations to avoid surprises and secure your rental activity’s continued legality.
What Penalties & Legal Consequences Do Short-Term Rental Violations Carry in Miami?
Regulators in Miami have ramped up short-term rental enforcement, leveraging digital tools, neighborhood reporting, and platform monitoring to detect noncompliance. Fines for unpermitted or out-of-compliance rentals can reach up to $500 per day in the City of Miami, while Miami Beach imposes fines starting at $20,000 for serious violations such as repeated unauthorized listings. These penalties quickly add up, potentially leading to property liens or forced sale in extreme cases.
Miami-Dade County has its own tiered penalty structure. Certificates of Use are suspended or revoked for issues such as:
- Overcrowding in rental units
- Failure to remit taxes or renew licenses
- False statements or fraudulent advertising
Penalties escalate for repeated violations, and persistent noncompliance can result in blacklisting—preventing future licenses from being issued for your property. Owners have a right to appeal any citation, but the process is technical, requiring rapid submission of evidence (permits, approvals, payment records) and strict compliance with deadlines. Engaging with city, county, or association officials early can open the door for negotiation, mitigation, or settlement options.
How Can Property Owners Maintain Ongoing Compliance With Miami Short-Term Rental Laws?
Staying compliant in Miami’s dynamic short-term rental landscape means actively managing permits, renewals, and documentation. Organize all approvals—city certificates, county permits, tax receipts, association agreements—so they're accessible for inspections or audits. Digital tools and property management software with Miami-specific compliance features can automate reminders for renewals and updates.
Regularly review updates from the City of Miami, Miami-Dade County, and your homeowners’ association to stay ahead of changes. Subscribe to local regulatory alerts, attend board meetings, or appoint a dedicated local manager to monitor announcements and respond to guest issues or neighborhood complaints.
When new regulations or ambiguous rules arise, consider:
- Engaging a seasoned real estate attorney familiar with Miami’s short-term rental ordinances
- Scheduling proactive inspections or reviews before accepting new bookings
- Creating a written operations plan for multi-unit or managed properties
These steps not only reduce your legal risk but demonstrate good-faith efforts to regulators, protecting your income and eligibility for future rental activity.
Recent Changes & Legal Trends in Miami Short-Term Rental Laws
Miami and Miami Beach continue to amend their short-term rental ordinances to reflect new community concerns and political priorities. Miami-Dade County’s 2023 updates increased annual renewal requirements for Certificates of Use and broadened disclosure mandates about property operations. Miami Beach has tightened rules for specific neighborhoods by limiting short-term rental licenses to primary residences and increasing penalties for violations. These changes can significantly affect your rental strategy, requiring prompt adjustment to stay compliant.
At the statewide level, Florida lawmakers have considered—but not yet passed—legislation that could give more oversight to Tallahassee, possibly preempting some local rules. For now, local government retains broad power to regulate, enforce, and modify short-term rental laws on a neighborhood-by-neighborhood basis.
Because enforcement often spikes after legal changes, operators should expect more inspections, complaint investigations, and neighborhood reports during transition periods. Staying informed through city websites, association minutes, and legal alerts minimizes surprises and keeps your business secure.
Why Informed Legal Guidance Matters for Short-Term Rental Owners in South Florida
Owning a short-term rental property in Miami comes with a unique set of challenges. Navigating evolving rules, overlapping jurisdictions, and complex licensing demands is difficult—especially as city, county, and association regulations shift. A trusted legal team can provide personalized guidance on issues ranging from licensing requirements and association disputes to compliance planning and defense against enforcement actions. This investment in legal guidance helps ensure that your rental operation stays profitable and that you remain protected from unexpected liabilities.
At Revah Law, our team has supported thousands of South Florida clients—homeowners, landlords, investors, and tenants—by providing tailored real estate counsel and commercial litigation representation. We serve Miami-Dade, Broward, and Palm Beach Counties, leveraging deep experience and a reputation for high professional and ethical standards. Whether you’re new to the rental market or expanding an existing portfolio, we help clarify what’s required, map risks, and position you for long-term success.
When you need insight on complex short-term rental compliance issues or want to safeguard your investment against Miami’s ever-shifting regulatory environment, consider reaching out for tailored legal guidance. For a confidential consultation, call (888) 218-4125 or contact Revah Law through our website today.