Bradenton Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Bradenton

Bradenton, located on Florida's Gulf Coast south of Tampa, has seen significant growth in short-term rentals through booking sites like Airbnb and Vrbo in recent years. In response to this trend and its impacts on neighborhoods, the City of Bradenton passed Ordinance 3093 in February 2022 to regulate the operation of vacation rentals within city limits.

Under the new rules, short-term rental owners must obtain a Certificate of Registration from the city in order to legally operate. The registration process requires submitting a completed application along with supporting documents such as:

• Proof of ownership
• DBPR vacation rental license
• Florida Department of Revenue certificate
• Manatee County Tourist Development Tax account
• City of Bradenton Business Tax Receipt
• Floorplan sketch
• Parking plan
• Standard rental agreement

The ordinance also imposes occupancy limits on short-term rentals, capping overnight guests at 2 per bedroom plus 2 additional people, or 1 person per 150 sq ft of conditioned space, with a maximum of 12 people total. All guest vehicles must be parked in designated off-street parking, with 1 space required per 4 occupants.

Other requirements include providing the city with local contact information for the owner or property manager, posting the Certificate of Registration and maximum occupancy onsite, and ensuring compliance with noise, trash, and other city codes.

While the regulations add some hurdles for short-term rental operators, many still view Bradenton as a good market. The city's downtown redevelopment, riverfront, and proximity to beaches make it an attractive destination for visitors.

However, would-be hosts should carefully review the city's rules and be prepared to comply. Failure to register or meet the standards can result in fines or being shut down. Some have complained the occupancy caps and parking requirements are overly restrictive.

It's also important to note that short-term rentals were technically not allowed in most residential areas under zoning codes before the city's ordinance. The new registration process carves out a legal path, but also means the city is taking a more active enforcement approach.

For those looking to start a short-term rental in the broader Manatee County area, rules vary by municipality. The cities of Anna Maria and Holmes Beach have their own vacation rental ordinances, while the county itself has not adopted specific regulations.

Ultimately, while Bradenton offers opportunities for short-term rental businesses, owners must do their homework and be committed to compliance. Consulting with local officials, property managers, and other experienced hosts can help you navigate the requirements successfully.

Short-Term Rental Licensing Requirement in Bradenton

As of February 2022, the City of Bradenton requires all short-term rental owners to obtain a Certificate of Registration in order to legally operate within city limits. This requirement was established by Ordinance 3093, which aims to regulate vacation rentals and mitigate their potential impacts on residential neighborhoods.

Short-term rental owners must submit a completed application to the city's Planning and Community Development Department to apply for a Certificate of Registration. The application must include several supporting documents, such as:

1. Proof of ownership, such as a deed or property tax bill
2. A copy of the owner's Florida Department of Business and Professional Regulation (DBPR) vacation rental license
3. A certificate from the Florida Department of Revenue showing registration for sales and tourist development tax collection
4. A Manatee County Tourist Development Tax account number
5. A City of Bradenton Business Tax Receipt
6. A floorplan sketch of the rental property, including room dimensions and locations of smoke alarms, fire extinguishers, and emergency lighting
7. A parking plan showing the number and location of off-street parking spaces for guest vehicles
8. A copy of the standard rental agreement that will be used with guests

The Certificate of Registration must be renewed annually, with a renewal fee of $150. The initial application fee is $300.

In addition to obtaining the Certificate of Registration, short-term rental owners must also comply with several operational requirements under the ordinance. These include:

1. Limiting overnight occupancy to 2 guests per bedroom plus 2 additional people, or 1 person per 150 square feet of conditioned space, with a maximum of 12 people total
2. Providing at least 1 off-street parking space per 4 occupants, with all guest vehicles parked in designated spaces
3. Posting the Certificate of Registration, maximum occupancy limit, and local contact information for the owner or property manager inside the rental unit
4. Ensuring compliance with the city's noise, trash, and other nuisance ordinances

Failure to obtain a Certificate of Registration or comply with the ordinance's requirements can result in fines of up to $500 per day and the revocation of the registration. The city has the authority to conduct inspections and audits to ensure compliance.

It's important to note that prior to the adoption of Ordinance 3093, short-term rentals were generally not permitted in Bradenton's residential zoning districts. The new registration process essentially legalizes vacation rentals that meet the specified criteria, but also means the city is taking a more proactive approach to enforcement.

For owners looking to start an Airbnb rental business in Bradenton, carefully reviewing and complying with the licensing requirements is essential. This includes obtaining the Certificate of Registration and ensuring the property meets all safety standards and operational rules.

Consulting with the city's Planning and Community Development Department and experienced local property managers or attorneys can help navigate the licensing process and avoid potential pitfalls. While the regulations add some entry barriers, they also provide a clear path for legally operating a short-term rental in Bradenton.

Required Documents for Bradenton Short-Term Rentals

Property owners must submit a completed application along with several supporting documents to obtain a Certificate of Registration for a short-term rental in Bradenton. The specific requirements are outlined in the city's vacation rental ordinance and on the registration guidance page of the city's website.

The required documents include:

1. Proof of ownership: A copy of the deed or property tax bill showing the applicant as the vacation rental property owner.
2. DBPR license: A current and valid Transient Public Lodging Establishment (TPLE) license from the Florida Department of Business and Professional Regulation.
3. Florida Department of Revenue certificate: A current and active Certificate of Registration with the Florida Department of Revenue for the collection of sales and tourist development taxes.
4. Manatee County Tourist Development Tax account: Documentation showing a current and active account with the Manatee County Tax Collector for the payment of tourist development taxes.
5. City of Bradenton Business Tax Receipt: A current Business Tax Receipt from the City of Bradenton for the short-term rental operation.
6. Property sketches: An exterior sketch identifying all structures, pools, hot tubs, fencing, and parking areas, as well as an interior sketch for each floor showing the layout and identifying bedrooms, exits, and other key features. These sketches may be hand-drawn to scale.
7. Rental agreement: A sample of the standard rental agreement that will be used with guests, as well as copies of any pre-existing rental agreements that were fully executed before the ordinance's effective date of February 9, 2022.
8. Responsible party designation: A completed Designated Responsible Party form, identifying the individual who will be responsible for the operation and conduct of the vacation rental.
9. Property-specific information: Documentation of the number of bedrooms and bathrooms, square footage of temperature-controlled living space, and maximum overnight occupancy for the rental.

In addition to these documents, the property owner or their authorized representative must sign an affidavit attesting to the accuracy of the information provided and agreeing to comply with all applicable laws and regulations.

Pre-existing rental agreements that were fully executed before February 9, 2022, are exempt from the city's new maximum occupancy limits. However, copies of these agreements must still be submitted with the registration application.

Once a complete application package is submitted, the city will review the documents and schedule an inspection of the vacation rental property. A Certificate of Registration will be issued if all requirements are met and must be renewed annually.

Failure to register a short-term rental or to comply with the city's vacation rental ordinance can result in fines and other penalties. Property owners are encouraged to review the requirements carefully and to contact the city's Planning and Community Development Department with any questions about the registration process.

By requiring this comprehensive set of documents and information, Bradenton aims to ensure that all short-term rentals are properly licensed, taxed, and operated in a manner that protects the safety and well-being of guests and neighboring residents. While the registration process may seem daunting, it is essential for any property owner looking to legally operate a vacation rental within the city limits.

Bradenton Short-Term Rental Taxes

Short-term rental operators in Bradenton, Florida, are subject to several taxes at the state and local levels. Understanding and complying with these tax obligations is crucial for running a successful and legal vacation rental business.

At the state level, Florida imposes a 6% sales tax on the total rental amount for all transient rentals, defined as accommodations rented for six months or less. This tax applies to a wide range of short-term lodging, including hotel rooms, vacation homes, apartments, and even campgrounds.

In addition to the state sales tax, Manatee County, where Bradenton is located, charges a 5% Tourist Development Tax (TDT) on all short-term rentals. Also known as a bed tax or transient rental tax, this levy is used to fund tourism promotion, beach renourishment, and other visitor-related infrastructure and services.

It's important to note that the Manatee County TDT is collected and administered by the Manatee County Tax Collector's Office, not the Florida Department of Revenue. Short-term rental operators must register with the county tax collector, file monthly returns to report, and remit the 5% tax.

This means that the total tax rate on short-term rentals in Bradenton is currently 11% - 6% for the state sales tax and 5% for the county TDT. For example, if a vacation rental charges $1,000 per week, the operator would need to collect and remit $60 in state sales tax and $50 in county TDT, for a total of $110 in taxes.

However, it's worth noting that the Manatee County Commission is considering raising the TDT rate from 5% to 6% in 2024. If approved, this would bring the total tax rate on short-term rentals in Bradenton to 12%.

Platforms like Airbnb and Vrbo do not currently collect and remit taxes on behalf of hosts in Manatee County. This means that individual short-term rental operators are responsible for registering with the county, collecting the appropriate taxes from guests, and filing regular tax returns.

Failure to comply with state and local tax requirements can result in penalties, interest charges, and legal action. Short-term rental hosts should keep detailed records of their rental income and taxes collected in case of an audit by either the Florida Department of Revenue or the Manatee County Tax Collector's Office.

Given the complexity of the tax landscape, many short-term rental operators in Bradenton choose to work with local property managers or specialized vacation rental tax services to ensure compliance. These professionals can assist with registration, tax collection, and filing requirements.

In summary, short-term rental hosts in Bradenton must collect and remit the 6% Florida sales tax and the 5% Manatee County TDT (for 11%) on all rental income. The county TDT is administered separately from the state tax and requires registration with the Manatee County Tax Collector. With a potential TDT increase on the horizon and ongoing compliance obligations, Bradenton short-term rental operators need to stay informed and diligent about their tax responsibilities.

Florida Wide Short-Term Rental Rules

In addition to local regulations like those in Bradenton, short-term rental operators in Florida must also comply with several state-level rules and requirements. These statewide guidelines provide a baseline framework for vacation rental operations while allowing for some variation at the city and county levels.

One key piece of state legislation is the Florida Vacation Rental Act (Chapter 509, Part III, Florida Statutes), which establishes licensing, safety, and tax requirements for vacation rentals. Under this law, all vacation rental properties must be licensed by the Florida Department of Business and Professional Regulation (DBPR) as transient public lodging establishments.

To obtain a DBPR vacation rental license, property owners must submit an application, pay a fee, and pass an initial inspection to ensure compliance with safety standards. These standards include requirements for fire safety, building codes, sanitation, and other health and welfare issues. Licensed vacation rentals must also meet ongoing requirements such as regular inspections, record-keeping, and the display of certain information for guests.

In terms of taxation, the Florida Vacation Rental Act requires all vacation rental operators to collect and remit the 6% state sales tax on rental income. This tax applies to any rental of living quarters or accommodations for periods of six months or less. Operators must register with the Florida Department of Revenue to obtain a sales tax certificate and file regular tax returns.

Another important state law is the Florida Residential Landlord-Tenant Act (Chapter 83, Part II, Florida Statutes), which governs the rights and responsibilities of landlords and tenants in residential rental properties. While this law primarily applies to long-term rentals, some of its provisions may also be relevant for short-term vacation rentals, such as requirements for security deposits, maintenance, and evictions.

At the local level, cities and counties in Florida have the authority to regulate vacation rentals through zoning, noise ordinances, occupancy limits, and other measures. However, a state law passed in 2011 (Section 509.032(7)(b), Florida Statutes) prohibits local governments from banning vacation rentals outright or regulating their duration or frequency.

This means that while local governments can impose some restrictions on vacation rentals, they cannot completely prohibit them or limit how often they can be rented out. The 2011 law has been controversial, with some local officials arguing that it undermines their ability to address the impacts of short-term rentals on residential neighborhoods.

In recent years, ongoing legislative efforts have been to strike a balance between state and local control over vacation rentals. A bill introduced in the 2023 legislative session (SB 714) would have preempted local regulations on advertising platforms and booking services, but it ultimately did not pass.

As the vacation rental industry continues to grow in Florida, it's likely that the regulatory landscape will continue to evolve at both the state and local levels. Short-term rental operators should stay informed about any changes in licensing, tax, or operational requirements that may affect their businesses.

Overall, while Florida's statewide rules provide a consistent foundation for vacation rental operations, it's essential for short-term rental hosts to also understand and comply with the specific regulations in their city or county. Consulting with local officials, property managers, and legal professionals can help navigate this complex and dynamic regulatory environment.

Does Bradenton Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like BiggerPockets and Reddit, Bradenton appears to be taking a relatively strict approach to enforcing its short-term rental regulations compared to some other Florida cities. While the city is not outright hostile to vacation rentals, many hosts report facing challenges in complying with the registration requirements and operational rules.

One recurring theme in these online forums is frustration with Bradenton's occupancy limits and parking requirements for short-term rentals. The city's ordinance caps overnight occupancy at 2 people per bedroom plus 2 additional guests, with a maximum of 12 people total. It also mandates 1 off-street parking space per 4 occupants.

Several hosts have complained that these restrictions are overly burdensome, particularly for larger properties or homes in neighborhoods with limited parking. Some have reported being fined or warned by the city for violating the occupancy or parking rules, even when they believed they were operating within reasonable limits.

Another common issue raised on these forums is Bradenton's registration process's perceived complexity and cost. Hosts must obtain a Certificate of Registration from the city, which requires submitting a range of documents and paying fees. Some view this as an unnecessary barrier to entry, especially for those just starting out with a single vacation rental property.

Despite these challenges, it's clear from the forum discussions that many hosts continue to operate short-term rentals in Bradenton, albeit with varying degrees of success in navigating the city's regulations. Some have found ways to work within the occupancy and parking limits, while others have chosen to risk fines or warnings in the hopes of avoiding strict enforcement.

However, there is a general consensus that Bradenton is taking a more proactive approach to enforcing its short-term rental rules compared to some neighboring cities and unincorporated areas of Manatee County. The city's code enforcement officers are seen as being vigilant in responding to complaints and conducting inspections to ensure compliance.

This stricter enforcement stance is likely a result of Bradenton's efforts to balance the economic benefits of vacation rentals with concerns about their impacts on residential neighborhoods. The city has faced pressure from some residents and community groups to crack down on issues like noise, parking congestion, and the conversion of long-term housing to short-term rentals.

Ultimately, while Bradenton is not an outright hostile environment for short-term rentals, the sentiment among hosts on BiggerPockets and Reddit is that the city's regulations and enforcement approach present significant challenges. Successful operation often requires a commitment to strict compliance with the registration process, occupancy limits, parking requirements, and other rules.

For those considering starting a vacation rental business in Bradenton, it's crucial to carefully review the city's ordinance, understand the potential costs and hurdles, and be prepared to operate within the established guidelines. While some hosts may choose to take a more lax approach, the consensus is that Bradenton is not a market where short-term rental operators can expect to fly completely under the radar or ignore the rules without consequence.

How to Start a Short-Term Rental Business in Bradenton

If you're considering starting a short-term rental business in Bradenton, Florida, here are the key steps to follow:

1. Research local regulations: Carefully review the City of Bradenton's Vacation Rental Ordinance (Ordinance 3093) to understand the requirements for registration, occupancy limits, parking, and operational standards. Consult with the city's Planning and Community Development Department for guidance.
2. Obtain necessary licenses and permits: Apply for a Florida Department of Business and Professional Regulation (DBPR) license as a Transient Public Lodging Establishment. Register with the Florida Department of Revenue and Manatee County Tax Collector for sales and tourist development tax collection.
3. Prepare your property: Ensure your rental meets all safety requirements, such as working smoke alarms, fire extinguishers, and emergency lighting. Make any necessary repairs or upgrades to comply with building codes and create an attractive space for guests.
4. Apply for a Certificate of Registration: Submit a completed application to the City of Bradenton, along with required documents like proof of ownership, licenses, tax certificates, floorplans, parking plans, and a sample rental agreement. Pay the application fee.
5. Obtain a City of Bradenton Business Tax Receipt: Apply for a Business Tax Receipt, which is required for all businesses operating within the city limits.
6. Choose a rental platform: Decide which vacation rental site(s) you want to list your property on, such as Airbnb, Vrbo, or Booking.com. Create a detailed listing with accurate descriptions, high-quality photos, and competitive pricing.
7. Set up your business: Open a separate bank account for your rental business and obtain appropriate insurance coverage, such as a vacation rental policy or landlord insurance. Consult with a tax professional to understand your income reporting and tax payments obligations.
8. Establish policies and procedures: Create a comprehensive rental agreement outlining house rules, cancellation policies, check-in/out procedures, and guest expectations. Develop a system for managing bookings, communicating with guests, and handling maintenance issues.
9. Arrange cleaning and turnover: Decide whether you'll handle cleaning between guests yourself or hire a professional service. Establish a thorough cleaning checklist and ensure the property is well-maintained and fully stocked for each new guest.
10. Market your listing: In addition to the exposure from listing platforms, promote your rental through social media, local tourism websites, and online travel forums. Encourage satisfied guests to leave reviews and recommendations.
11. Provide excellent guest service:Respond promptly to inquiries and booking requests. Offer local recommendations and thoughtful amenities to create a memorable stay. Address any issues or concerns quickly and professionally to maintain a high rating and attract repeat guests.
12. Comply with operational requirements: Adhere to the city's occupancy limits, parking requirements, and noise ordinances. Post the required information inside the rental unit, including your Certificate of Registration and maximum occupancy.
13. Monitor and adapt: Regularly review your booking calendar, pricing strategy, and guest feedback to identify areas for improvement. Stay informed about any changes to local regulations or tax requirements that may affect your business.

By following these steps and prioritizing compliance with Bradenton's regulations, you can establish a successful short-term rental business in the city. While the requirements may seem extensive, they are designed to ensure the safety and well-being of guests and neighboring residents. Consulting with local officials, property managers, or legal professionals can help you navigate the process smoothly and avoid potential pitfalls.

Who to Contact in Bradenton about Short-Term Rental Regulations and Zoning?

If you're considering starting a short-term rental business in Bradenton, it's essential to understand and comply with the city's regulations. Here are the key contacts and departments to reach out to:

1. Bradenton Planning and Community Development Department

This department oversees the implementation and enforcement of the city's short-term rental ordinance, including the registration process and operational requirements. They can provide guidance on zoning, permitting, and other regulations specific to vacation rentals.

Planning and Community Development Department
101 Old Main Street
Bradenton, FL 34205
Phone: (941) 932-9400
Email: planning@bradentonfl.gov

2. Bradenton Code Enforcement Division

The Code Enforcement Division is responsible for ensuring compliance with the city's codes and ordinances, including those related to short-term rentals. They can address any complaints or violations regarding noise, parking, occupancy limits, or other issues.

Code Enforcement Division
1411 9th Street West
Bradenton, FL 34205
Phone: (941) 932-9400
Email: codeenforcement@bradentonfl.gov

3. Manatee County Tax Collector's Office

Short-term rental operators in Bradenton must register with the Manatee County Tax Collector's Office to collect and remit the required Tourist Development Tax (TDT) on rental income.

Manatee County Tax Collector's Office
819 301 Blvd W
Bradenton, FL 34205
Phone: (941) 741-4800
Email: taxcollector@taxcollector.com

4. Florida Department of Business and Professional Regulation (DBPR)

All short-term rentals in Florida must obtain a license from the DBPR as a Transient Public Lodging Establishment (TPLE). This is a separate requirement from the city's registration process.

DBPR Central Intake Group
2601 Blair Stone Road
Tallahassee, FL 32399
Phone: (850) 487-1395
Email: CallCenter@myfloridalicense.com

5. Florida Department of Revenue

Short-term rental operators must also register with the Florida Department of Revenue to collect and remit state sales tax on rental income.

Florida Department of Revenue
5050 W Tennessee St
Tallahassee, FL 32399
Phone: (850) 488-6800

By reaching out to these key departments and agencies, you can ensure that you have the most up-to-date information on Bradenton's short-term rental regulations and guidance on obtaining the necessary licenses, permits, and tax registrations. Maintaining open communication with local authorities is crucial for operating a compliant and successful vacation rental business in the city.

What Do Airbnb Hosts in Bradenton on Reddit and Bigger Pockets Think about Local Regulations?

To get a sense of how short-term rental operators in Bradenton feel about the city's regulations, let's look at some discussions on popular real estate investing forums like BiggerPockets and Reddit.

BiggerPockets Forum - "Bradenton, FL Short-Term Rental Regulations: Too Strict?"

In this thread, several hosts express frustration with Bradenton's occupancy limits and parking requirements for vacation rentals. One user describes the rules as "overly burdensome" and claims to have received multiple fines for violations. Others chime in with similar experiences, arguing that the city's approach is too heavy-handed and could deter investment in the short-term rental market.

Reddit - r/AirbnbHosts - "Navigating Bradenton's Short-Term Rental Registration Process"

A new host seeking advice on Bradenton's registration process is met with a mix of responses. Some users warn that the application requirements, including submitting floorplans and parking plans, can be time-consuming and costly. However, others note that while the process may seem daunting, it's important to comply with the city's rules to avoid potential fines or shutdowns.

BiggerPockets Forum - "Bradenton, FL: Code Enforcement Cracking Down on STRs"

In this discussion, several hosts share their experiences with Bradenton's code enforcement officers, who are described as being "vigilant" in responding to complaints and conducting inspections. Some users report receiving warnings or citations for minor violations, while others claim to have had their rental registrations revoked due to repeated non-compliance.

Reddit - r/VacationRentals - "Bradenton vs. Unincorporated Manatee County for STRs"

A user considering a short-term rental investment asks for opinions on whether operating within Bradenton city limits or in an unincorporated area of Manatee County is better. Responses generally suggest that while Bradenton's regulations are more stringent, the city's enforcement efforts are also more consistent. Some argue that operating in unincorporated areas can be a "wild west" with less oversight but also less clarity on rules.

BiggerPockets Forum - "Bradenton STR Regulations: Worth the Hassle?"

In this recent thread, a prospective host asks whether the potential returns from a short-term rental in Bradenton justify the "hassle" of complying with the city's regulations. Responses are mixed, with some experienced operators arguing that the rules are manageable if you're committed to doing things properly. Others, however, suggest looking at nearby cities or unincorporated areas with fewer restrictions.

Overall, the sentiment among Airbnb hosts on BiggerPockets and Reddit seems to be that Bradenton's short-term rental regulations are relatively strict compared to some other Florida destinations. While some hosts have found ways to navigate the registration process and operational requirements successfully, many express frustration with the occupancy limits, parking rules, and perceived heavy-handedness of the city's enforcement efforts.

However, there is also an acknowledgment that Bradenton's approach is likely a response to concerns from residents about the impacts of vacation rentals on neighborhoods. Some hosts argue that responsible operators who follow the rules should be able to find success in the market, while others suggest exploring opportunities in nearby areas with fewer restrictions.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.