Coral Gables Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Coral Gables

Short-term rentals, such as those offered through booking platforms like Airbnb and VRBO, are heavily regulated in Coral Gables, Florida. According to the city's zoning code, short-term rentals are prohibited in single-family residential (SFR) districts, which make up a significant portion of the city.

The zoning code explicitly states that in SFR districts, "no use other than [those] listed...shall be permitted," and short-term rentals are not listed as a permitted use.1 This prohibition on short-term rentals in residential areas was reaffirmed in an administrative order issued by the city manager in 2021, which outlined enforcement procedures and fines for violators.

Despite these regulations, some residents have attempted to operate short-term rentals in Coral Gables, leading to conflicts with the city. In one case documented on Reddit, a user reported being offered a sublet in an apartment complex that explicitly prohibited short-term rentals. The complex management confirmed that subletting the entire unit for short-term stays was not allowed, contradicting the claims of the person offering the sublet.

Another Reddit user shared a story about a Coral Gables homeowner who was hit with nearly $30,000 in fines from the city for alleged code violations, which some commenters speculated could be related to operating an illegal short-term rental.

While short-term rentals are generally prohibited in residential areas, there are some exceptions. A new condo project called The Avenue, set to open in 2025, plans to offer short-term and long-term rentals in addition to units for purchase. However, the developer clarified that these rentals would not be available on platforms like Airbnb or VRBO, likely to comply with the city's regulations.

For those interested in operating a short-term rental business in Coral Gables, it's essential to understand the local regulations and restrictions. According to discussions on real estate forums like Bigger Pockets, some areas of Florida, such as the Florida Keys, have strict regulations on short-term rentals, including minimum stay requirements and registration processes.

In summary, while short-term rentals are generally prohibited in residential areas of Coral Gables, there may be opportunities in certain commercial or mixed-use districts, subject to the city's zoning regulations and approval processes. Prospective short-term rental operators should thoroughly research the local laws and consult with relevant authorities to ensure compliance and avoid potential fines or legal issues.

Short-Term Rental Licensing Requirement in Coral Gables

In Coral Gables, Florida, short-term rentals are heavily regulated, and obtaining the proper licensing is crucial for operating legally. According to the city's zoning code, short-term rentals are prohibited in single-family residential (SFR) districts, which make up a significant portion of the city.

However, short-term rentals may be permitted in certain commercial or mixed-use districts, subject to specific regulations and approval processes. To operate a short-term rental legally in Coral Gables, property owners must obtain a license from the Florida Department of Business and Professional Regulation (DBPR).

The DBPR license, also known as the public lodging establishment license, is required if a property owner rents out an entire unit more than three times in a calendar year for stays of less than 30 days or if the unit is advertised or held out to the public as a place regularly rented to guests.

To obtain the DBPR license, property owners must submit an application and provide various details, including the property address, property type (condominium or dwelling unit), and classification based on the number of units. Additional requirements may include a balcony inspection certificate for properties with balconies at certain heights and proof of human trafficking awareness training for employees.

The application process also involves paying associated fees, which can vary depending on factors such as the property's location, type, and the number of units. These fees can be calculated and paid online through the DBPR website.

It's important to note that the DBPR license is a statewide requirement, and property owners must also comply with any additional local regulations and ordinances set forth by the City of Coral Gables. Failure to obtain the necessary licenses and permits can result in significant fines and penalties.

Required Documents for Coral Gables Short-Term Rentals

Operating a short-term rental in Coral Gables, Florida, requires obtaining several documents and licenses to ensure compliance with local regulations. Here are some of the key documents and requirements:

• Certificate of Use (CU): Property owners must obtain a Certificate of Use (CU) from Miami-Dade County before listing and advertising their property as a short-term rental. The CU application process involves paying a fee of $36.70 per certificate and scheduling a property inspection, which costs an additional $136.17. The CU must be renewed annually.
• State of Florida Public Lodging Establishment License: Short-term rentals in Coral Gables must be licensed by the State of Florida as a public lodging establishment. This license is issued by the Florida Department of Business and Professional Regulation (DBPR) and requires submitting an application, providing property details, and paying associated fees.
• Tourist Tax Account: Any person or business renting or leasing transient accommodations or short-term rentals for six months or less is required to register for a Tourist Tax Account with the Florida Department of Revenue. This account is necessary to collect and remit monthly Convention and Tourist Development taxes.
• Business License: Coral Gables requires all owners or operators of businesses, including short-term rentals, to apply for and receive a business license from the city.
• Lease Agreement or Vacant Property Registration: If the property is not being used as a short-term rental, the owner must provide the city with a compliant lease agreement or vacant property registration to demonstrate compliance with regulations.
• Sexual Offender/Predator Confirmation: The responsible party for the short-term rental must obtain confirmation from the Miami-Dade County Police Department or another law enforcement agency that the prospective transient occupant is not a registered sexual offender or sexual predator.

It's important to note that these requirements may change over time, and property owners should consult with the relevant authorities or seek legal advice to ensure they have the most up-to-date information and are fully compliant with all applicable regulations.

Coral Gables Short-Term Rental Taxes

Operating a short-term rental in Coral Gables, Florida, requires paying various taxes to local and state authorities. Here are the key taxes that apply:

1. Miami-Dade County Tourist Tax: Miami-Dade County imposes a tourist tax on any rental of living or sleeping accommodations for periods of 6 months or less. This tax is currently set at 8% of the total rental amount, including any additional fees like cleaning fees.
2. Florida State Sales Tax: The State of Florida levies a sales tax of 6% on short-term rental transactions. This tax is applied to the total rental amount, including any additional fees.
3. Florida State Transient Rental Tax: In addition to the sales tax, the State of Florida also imposes a transient rental tax of 5.5% on short-term rental stays of 6 months or less. This tax is applied to the total rental amount, including any additional fees.
4. Total Tax Rate: When combined, the total tax rate for short-term rentals in Coral Gables is approximately 19.5%. This includes the 8% Miami-Dade County Tourist Tax, the 6% Florida State Sales Tax, and the 5.5% Florida State Transient Rental Tax.

It's important to note that these tax rates are subject to change, and property owners should consult with the relevant authorities or seek professional advice to ensure they are complying with the most up-to-date tax regulations.

Many short-term rental platforms, such as Airbnb and VRBO, automatically calculate and collect these taxes from guests during the booking process. The platforms then remit the collected taxes to the appropriate authorities on behalf of the property owners.

Failure to properly collect and remit these taxes can result in penalties and fines from the relevant authorities. Therefore, it's crucial for short-term rental operators in Coral Gables to understand and comply with all applicable tax regulations to avoid any legal or financial consequences.

Florida Wide Short-Term Rental Rules

The State of Florida has several statewide rules and regulations regarding short-term rentals that apply across all counties and municipalities:

1. Transient Occupancy Taxes: Florida imposes state-level taxes on short-term rentals, including a 6% sales tax and a 5.5% transient rental tax. These taxes are levied on the total rental amount, including any additional fees. Counties and municipalities may also impose their own local taxes on top of the state taxes.
2. Licensing Requirements: Certain counties and cities in Florida require short-term rentals to obtain business licenses or certificates. For example, in Miami-Dade County, a Certificate of Use is mandatory for operating a short-term rental.
3. Definitions of Short-Term Rental: While there is no universal definition across the state, most jurisdictions consider rentals of 6 months or less as "short-term." However, some counties and cities use different thresholds, such as 30 days or less.
4. Restrictions on Residential Areas: Many municipalities prohibit or restrict short-term rentals in residential zones through local zoning ordinances and codes. These restrictions can range from outright bans to limitations on the number of bookings allowed per year.
5. Disclosure of Taxes and Fees: Short-term rental operators must disclose all applicable taxes and fees to potential renters. This includes state, county, and municipal taxes as well as any homeowners' association fees.

It's important to note that while the state provides a framework, local jurisdictions can impose additional regulations. Therefore, short-term rental operators should familiarize themselves with the specific rules and requirements of their respective county or city.

Does Coral Gables Strictly Enforce STR Rules?

Based on discussions on platforms like Reddit and Bigger Pockets, it appears that Coral Gables strictly enforces its rules prohibiting short-term rentals in residential areas, making it a challenging environment for Airbnb hosts.

While some hosts may attempt to operate illegally in Coral Gables, the city takes an active stance against such violations. Reddit users have shared stories of homeowners facing significant fines, sometimes amounting to tens of thousands of dollars, for alleged code violations related to operating illegal short-term rentals.

The city's zoning code explicitly prohibits short-term rentals in single-family residential districts, which make up a substantial portion of Coral Gables. This prohibition is further reinforced by administrative orders outlining enforcement procedures and penalties for violators.

Compared to other cities, Coral Gables appears to be less Airbnb-friendly due to its strict regulations and active enforcement efforts. While some hosts may try to operate under the radar, the risks of substantial fines and legal consequences make it a challenging environment for short-term rental businesses.

Discussions on platforms like Bigger Pockets and Reddit suggest that many hosts are aware of the city's stance and choose to avoid operating in Coral Gables altogether, opting for more permissive areas or cities with clearer regulations for short-term rentals.

In summary, based on the available information and discussions, Coral Gables strictly enforces its rules prohibiting short-term rentals in residential areas, making it an unfavorable environment for Airbnb hosts looking to operate legally and without the risk of significant penalties.

How to Start a Short-Term Rental Business in Coral Gables

Starting a short-term rental business in Coral Gables, Florida, requires careful consideration of the city's regulations and compliance with various licensing and permitting requirements. Here are the steps to get started:

1. Review the Coral Gables Zoning Code: Consult the city's zoning code to ensure that short-term rentals are permitted in the area where your property is located. Short-term rentals are generally prohibited in single-family residential (SFR) districts.
2. Obtain a Business License: Coral Gables requires all business owners, including short-term rental operators, to apply for and obtain a business license from the city.
3. Secure a Certificate of Use (CU): Apply for a Certificate of Use (CU) from Miami-Dade County. This involves paying a fee, scheduling a property inspection, and obtaining approval for operating a short-term rental.
4. Obtain a State of Florida Public Lodging Establishment License: Short-term rentals in Coral Gables must be licensed by the Florida Department of Business and Professional Regulation (DBPR) as a public lodging establishment. Submit an application, provide property details, and pay the associated fees.
5. Register for a Tourist Tax Account: Register for a Tourist Tax Account with the Florida Department of Revenue to collect and remit monthly Convention and Tourist Development taxes.
6. Comply with Building and Housing Standards: Ensure that your property meets the city's building and housing standards, including regulations on habitability, health, and safety. Review Chapter 105 of the Code of Ordinances and contact the Building Division or Code Enforcement Division for more information.
7. Understand Tax Obligations: Be prepared to collect and remit various taxes, including the Miami-Dade County Tourist Tax (8%), Florida State Sales Tax (6%), and Florida State Transient Rental Tax (5.5%).
8. Follow Other Rules and Regulations: Comply with any additional rules or regulations that may apply, such as lease agreements, condo board or HOA rules, and local noise ordinances.
9. Obtain Necessary Permits and Approvals: Depending on the specific location and property type, you may need to obtain additional permits or approvals from the city or county.
10. Market and List Your Property: Once you have obtained all necessary licenses, permits, and approvals, you can list your property on short-term rental platforms like Airbnb or VRBO and begin accepting bookings.

It's important to note that the regulations and requirements for short-term rentals in Coral Gables are subject to change, and it's advisable to consult with local authorities or seek legal advice to ensure compliance with the most up-to-date laws and ordinances.

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

If you have questions or need assistance regarding short-term rental regulations, zoning, and permitting in Coral Gables, you can contact the following departments and individuals:

Development Services Department

1. Douglas Ramirez, Deputy Director for Development Services
   Email: dramirez@coralgables.com
   Phone: 305-476-7239
2. Ronald Ademaj, Structural Engineer
   Email: rademaj@coralgables.com
   Phone: 305-476-7297
3. Emilee Aguerrebere, Principal Planner
   Email: eaguerrebere@coralgables.com
   Phone: 305-569-1804
4. Alba Aguila, Code Enforcement Assistant
   Email: aaguila@coralgables.com
   Phone: 305-460-5245

Planning and Zoning Board

Jennifer Garcia, City Planner and Liaison
Email: jgarcia4@coralgables.com
Phone: 305-460-5211

Code Enforcement Division

1. Raynald Casimir, Code Enforcement Officer
   Email: rcasimir@coralgables.com
   Phone: 305-467-1706
2. Martha Delgado, Code Enforcement Officer
   Email: mdelgado@coralgables.com
   Phone: 305-460-5325
3. Martin Garcia, Code Enforcement Officer
   Email: mgarcia2@coralgables.com
   Phone: 786-423-0962

It's recommended to contact the Development Services Department or the Planning and Zoning Board for general inquiries about short-term rental regulations, zoning, and permitting processes. For specific code enforcement issues or complaints, you can reach out to the Code Enforcement Division.

When contacting these departments, be prepared to provide details about your property, the intended use, and any specific questions or concerns you may have. It's also advisable to consult with a local attorney or a property manager, familiar with Coral Gables regulations to ensure full compliance with all applicable laws and ordinances.

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

Many Reddit users confirm that short-term rentals are illegal in residential areas of Coral Gables, encompassing a significant portion of the city. However, some hosts still attempt to operate illegally, risking fines and penalties.

One user shared an experience of being offered a sublet at an apartment complex that explicitly prohibited short-term rentals, highlighting the prevalence of such unauthorized listings.

Another user reported a case of a homeowner facing nearly $30,000 in fines from the city, which some speculated could be related to operating an illegal short-term rental.

Discussions on Bigger Pockets indicate that while some areas of Florida have strict regulations on short-term rentals, such as minimum stay requirements and registration processes, the enforcement varies by municipality.

Users advise thoroughly researching local laws and regulations before operating a short-term rental business, as violations can result in significant fines and legal consequences.

Some users suggest exploring alternative investment strategies, such as long-term rentals or purchasing properties in areas with more permissive short-term rental regulations, to avoid potential issues in Coral Gables.

Overall, the sentiment from both Reddit and Bigger Pockets users is that Coral Gables takes a strict stance against short-term rentals in residential areas, actively enforcing regulations and imposing penalties on violators. While some hosts may attempt to operate illegally, the risks and potential consequences are significant, prompting many to seek alternative investment opportunities or locations with clearer regulations for short-term rentals.

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.