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

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

Short-term rentals through platforms like Airbnb and VRBO have become increasingly popular in Doral and the greater Miami area. However, the City of Doral has specific regulations around operating short-term vacation rentals that hosts need to be aware of. This article summarizes the key short-term rental rules in Doral's city ordinances and shares some examples from real estate investing forums.

Starting a Short-Term Rental Business in Doral

The City of Doral defines a short-term or vacation rental as the rental of any single-family home, condo, townhouse, or multi-family unit for a period between 7 days and 6 months. Stays shorter than 7 days are not permitted.

To legally operate a short-term rental, hosts must:

• Register the property with the city and obtain a Certificate of Use prior to listing it. The initial application costs $136.17, and the certificate must be renewed annually for $36.70.
• Provide proof of ownership and written notification to the HOA or condo association that the property will be used as a short-term rental.
• Ensure the property meets all safety requirements, including having a fire extinguisher for every 1000 sq ft and a fire sprinkler system approved by the Miami-Dade Fire Department.
• Follow all parking, noise, and trash collection ordinances. For example, all vehicles must be parked in the driveway, and trash containers can only be put out after 12pm the day before pickup.

Failure to comply with these regulations can result in steep fines - $500 for the first violation up to $7500 for the fourth violation within a 12-month period.

Some Doral real estate investors on the Bigger Pockets forums have discussed "hacks" to get around these restrictions, such as renting the property to an LLC and having the Airbnb guests stay as occupants of the business. However, this is not legal and the city can still issue fines for any violations.

Short-Term Rental Licensing Requirement in Doral

To legally launch and operate a short-term rental in Doral, property owners must obtain a Certificate of Use from the city. This involves submitting an application along with several required documents:

1. Proof of ownership of the property, such as a deed or property tax bill
2. A copy of the property owner's driver's license or government-issued ID
3. Written notification to the HOA or condo association that the unit will be used as a short-term rental
4. A diagram of the property showing the location of fire extinguishers, smoke detectors, and emergency exit routes
5. Proof of resort tax registration with the Florida Department of Revenue

The initial application fee is $136.17. Once approved, the Certificate of Use must be renewed annually for a fee of $36.70.

Failure to obtain or renew the Certificate of Use can result in significant fines. For the first violation, the city can impose a fine of $500. Fines increase to $2500 for the second violation, $5000 for the third violation, and $7500 for the fourth violation within a 12-month period. Continued non-compliance can lead to the revocation of the Certificate of Use.

It's important to note that obtaining a Certificate of Use does not exempt short-term rental hosts from following all other applicable city ordinances and regulations. This includes rules around parking, noise levels, trash collection, and occupancy limits.

Some Doral hosts have complained on real estate forums that the licensing requirements are overly burdensome and time-consuming. However, city officials maintain that the regulations are necessary to ensure the safety of guests and to preserve the residential character of neighborhoods.

Before applying for a Certificate of Use, short-term rental hosts should carefully review all the requirements and make sure their property is in full compliance. Working with a local real estate attorney or property management company experienced with short-term rentals can help navigate the process.

Required Documents for Doral Short-Term Rentals

When applying for a Certificate of Use to operate a short-term rental in Doral, property owners must submit several documents along with their application. These include:

Proof of Ownership: Applicants must provide evidence that they are the legal owner of the property, such as a copy of the deed, property tax bill, or utility bill in the owner's name. If the property is owned by an LLC or other business entity, additional documentation may be required.

Government-Issued ID: A copy of the property owner's driver's license, passport, or other government-issued photo ID must be submitted. This helps the city verify the identity of the applicant.

HOA/Condo Association Notification: If the property is part of a homeowners association (HOA) or condominium association, the owner must provide written notification to the association that the unit will be used as a short-term rental. This can be a letter or email from the owner to the association board or management company.

Floor Plan: Applicants must submit a diagram or floor plan of the property showing the location of all bedrooms, bathrooms, exits, fire extinguishers, and smoke detectors. This helps the city ensure that the property meets all safety requirements.

Resort Tax Registration: Short-term rental hosts in Doral are required to collect and remit resort taxes to the Florida Department of Revenue. Proof of registration with the DOR, such as a copy of the certificate of registration or a screenshot of the online account, must be provided.

Affidavit of Compliance: The property owner must sign an affidavit certifying that the short-term rental unit is in compliance with all applicable city ordinances and regulations. This includes occupancy limits, parking rules, noise restrictions, and trash collection schedules.

Failure to provide any of these required documents can result in delays or denial of the Certificate of Use application. The city may request additional information or clarification during the review process.

Some Doral short-term rental owners have expressed frustration with the extensive documentation requirements. However, city officials argue that the regulations are necessary to ensure the safety and well-being of both guests and residents.

Before submitting an application, property owners should double-check that they have all the required documents in order. Working with a short-term rental management company or a local attorney who specializes in vacation rentals can help ensure a smooth application process.

Doral Short-Term Rental Taxes

In addition to obtaining a Certificate of Use and following all other regulations, short-term rental hosts in Doral must also collect and remit the appropriate taxes. This includes both state and county-level taxes.

At the state level, Florida charges a 6% sales tax on the total rental amount for all stays of 6 months or less. This tax must be collected by the host and remitted to the Florida Department of Revenue on a monthly basis.

Miami-Dade County also imposes several tourist and convention development taxes on short-term rentals, commonly referred to as "bed taxes" or "resort taxes." In total, these taxes add up to 6% of the rental amount:

1. 3% Convention Development Tax
2. 2% Tourist Development Tax
3. 1% Homeless and Domestic Violence Tax

Like the state sales tax, these county taxes must be collected by the host and paid monthly to the Miami-Dade Tax Collector's Office. Payments are due on the 1st of each month for the previous month's collections and are considered delinquent if not postmarked by the 20th.

Short-term rental hosts can register and file their monthly resort tax returns online through the county's TouristExpress system. As of August 2021, the county only provides a collection allowance (discount) for returns filed electronically through this system.

It's critical that hosts maintain detailed records of all short-term rental income and taxes collected. The Florida Department of Revenue and Miami-Dade Tax Collector's Office has the right to audit hosts to ensure proper compliance. Failure to collect and remit the appropriate taxes can result in significant penalties and interest.

Some short-term rental platforms like Airbnb collect and remit these taxes on behalf of hosts in Florida. However, the ultimate responsibility falls on the host, so it's important to understand the requirements and ensure taxes are being properly handled, even if using a platform that provides this service.

Properly collecting and paying short-term rental taxes is a key part of legally operating a vacation rental in Doral. Hosts should consult with a tax professional to ensure they are in full compliance with all state and local tax laws.

Florida Wide Short-Term Rental Rules

In addition to city and county-specific regulations, there are several statewide rules that apply to all short-term rentals in Florida. These include:

Licensing: If you rent out a property for stays of less than 30 days more than three times per year, you must obtain a license from the Florida Department of Business and Professional Regulation (DBPR). This applies whether you are renting out an entire home or just a room. The only exception is for owner-occupied properties renting out rooms while the owner is present.

Taxes: Short-term rental hosts must collect and remit several state taxes:

1. 6% Florida Transient Rental Tax
2. Local option tourist development taxes which vary by county (can add 1-5%)
3. Discretionary sales surtax in some counties

Hosts are responsible for registering with the Department of Revenue and filing regular tax returns. Some platforms like Airbnb collect and remit these taxes on behalf of hosts.

Maximum Occupancy: While specific limits vary by city, a common rule is a maximum of 2 people per bedroom plus 2 additional occupants. For example, a 2-bedroom rental could sleep 6 people in total. Children under a certain age are often excluded from the count.

Safety Requirements: All rentals must meet state building, fire, and safety codes. This includes having working smoke detectors, fire extinguishers, and carbon monoxide detectors if gas appliances are present. Pool safety features like alarms and fences are also required where applicable.

Parking and Noise: Many cities prohibit street parking for vacation rental guests and limit the number of cars allowed. Noise ordinances with "quiet hours," usually starting around 10pm, are also common. Violations can result in fines for the host.

Minimum Stays: Some local governments impose minimum stays for short-term rentals, often 3-7 nights. However, a 2011 state law prohibits cities from banning rentals of any duration, so these rules are being challenged.

It's important to note that Florida vacation rental regulations are constantly evolving. The state legislature has considered bills to create a statewide registration system and make other changes. Hosts should stay up to date on the latest developments at both the state and local levels to ensure compliance.

Does Doral Strictly Enforce STR Rules?

Doral has some of the strictest short-term rental regulations in South Florida, and the city is known for actively enforcing these rules. Compared to other nearby cities like Miami and Fort Lauderdale that have a more relaxed approach, Doral is definitely not considered "Airbnb friendly."

The city requires all short-term rental hosts to register their property and obtain a Certificate of Use prior to listing it. Failure to do so can result in steep fines - $500 for the first violation up to $7500 for repeat offenses. Code compliance officers regularly monitor short-term rental listings and investigate properties suspected of operating illegally.

Despite the strict rules and enforcement, some hosts still attempt to fly under the radar and list their Doral properties on Airbnb and other platforms. Discussions on real estate investing forums like Bigger Pockets reveal that a number of investors have purchased condos in downtown Doral with the intention of using them as short-term rentals.

However, most hosts who have tried this readily admit that it's very risky. The city is quick to crack down on unregistered rentals, and the fines can quickly eat up any profits. As one Bigger Pockets member put it, "I wouldn't chance it in Doral. They're really strict and it's not worth losing your investment over."

The general consensus among Doral real estate investors is that long-term rentals are a much safer bet. With the city's growing population and limited housing supply, there is strong demand for 12-month leases. As another Bigger Pockets commenter noted, "I've had no problem finding long-term tenants for my Doral properties. The cash flow is steady and I don't have to worry about the city breathing down my neck."

So in summary, Doral is hands-down one of the worst cities in South Florida for Airbnb hosts. The strict regulations and proactive enforcement make it extremely difficult to operate a short-term rental business legally. While a few hosts may still attempt it, the vast majority of savvy investors steer clear and focus on the much more viable long-term rental market instead. The city has made its stance crystal clear - they want to preserve Doral's residential character above all else.

How to Start a Short-Term Rental Business in Doral

Starting a short-term rental business in Doral requires careful planning and compliance with the city's strict regulations. Here are the key steps to get started:

1. Check zoning laws: Before purchasing or listing a property, verify that short-term rentals are allowed in that specific zoning district. Doral has different rules for residential and commercial zones.
2. Register your property: Apply for a Certificate of Use from the City of Doral. This requires submitting proof of ownership, notifying your HOA, and paying the $136.17 application fee. The certificate must be renewed annually for $36.70.
3. Obtain a business license: Register your short-term rental business with the Florida Department of Revenue and obtain a business license from the city. You'll need this to remit the required taxes.
4. Comply with safety regulations: Install the required number of fire extinguishers and smoke detectors. If your property has a pool, ensure it meets the required safety standards. Schedule an inspection with the city to verify compliance.
5. Set up your listing: Choose a platform like Airbnb or VRBO to list your property. Hire a professional photographer to take high-quality photos and write a compelling description. Be transparent about your property's amenities and any rules or restrictions.
6. Establish house rules:Create a set of clear house rules that cover parking, noise levels, occupancy limits, pet policies, etc. Communicate these to guests prior to booking and post them prominently on the property.
7. Implement a booking system: Use a reservation management system to handle booking inquiries, guest communication, and payment processing. Many platforms have this functionality built-in.
8. Arrange for cleaning and maintenance: Hire a reliable cleaning service to turn over the property between guests. Have a handyman on call to quickly address any maintenance issues that arise.
9. Collect and remit taxes: Florida charges a 6% sales tax, and Doral has a 6% resort tax on short-term rentals. Register with the county tax collector to receive a tax account number. Set up your listing to automatically collect these taxes from guests and file regular returns.
10. Obtain proper insurance:Purchase commercial liability insurance to protect yourself in case a guest is injured on your property. Check with your existing insurance provider about any additional coverage needed.

By following these steps and strictly adhering to Doral's short-term rental regulations, you can launch a successful and compliant vacation rental business. Stay up to date on any changes to the city's ordinances and maintain open communication with city officials and your neighbors.

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

If you have questions about Doral's short-term rental regulations or zoning requirements, there are two key city departments you can contact:

Code Compliance Department: This department is responsible for enforcing the city's short-term rental ordinance and investigating any violations. You can reach them at:

Phone: 305-593-6680
Email: codecompliance@cityofdoral.com

Key Contacts:

1. Edgard K. Estrada, Code Compliance Director
   Phone: 305-593-6680 ex 3200
   Email: edgard.estrada@cityofdoral.com
2. Danny Del Toro, Assistant Code Compliance Director
   Phone: 305-593-6680 ex 3200
   Email: danny.deltoro@cityofdoral.com

Planning and Zoning Department: This department oversees all land use and zoning regulations in the city. They can help verify if short-term rentals are allowed in a specific zoning district. Contact them at:

Phone: 305-593-6630
Email: PlanningandZoning@cityofdoral.com

Key Contact:

Zafar Ahmed, Assistant Planning & Zoning Director
Phone: 305-593-6630 ex 3018
Email: zafar.ahmed@cityofdoral.com

Both departments are located at Doral City Hall:

8401 NW 53rd Terrace
2nd Floor
Doral, FL 33166

Their office hours are Monday to Friday from 8:00 AM to 5:00 PM. However, for general zoning and land use questions, they only offer walk-in service from 8:00 AM to 12:00 PM.

Before contacting either department, it's a good idea to review the information and FAQs available on the city's website. If you still have specific questions, don't hesitate to reach out via phone or email. The staff in both the Code Compliance and Planning and Zoning departments are generally very helpful and responsive to inquiries from property owners and residents.

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

Discussions on real estate investing forums like Reddit and Bigger Pockets reveal that many Airbnb hosts in Doral and the greater Miami area find the local short-term rental regulations to be very strict and challenging to navigate. Here are a few key takeaways:

In this thread, a prospective Airbnb operator in South Florida is trying to understand the legality of short-term rentals in Miami. Commenters warn that there are many obstacles and regulations to contend with. One notes, "there are thousands of short-term rentals and hotels already, it is saturated."

An aspiring host wants to list their property on Airbnb in Coral Gables but is unsure if it's legal. Respondents point out that short-term rentals are illegal in most residential areas of Coral Gables. One commenter cautions "the city and state both go on Airbnb and check out the houses that are up, and if you don't have the proper paperwork the state will fine you and even take your house or condo from you."

This post notes that North Miami only allows single-family homes to be rented 4 times per year for a minimum of 3 months at a time. The original poster wonders how so many Airbnb listings seem to circumvent this. One suggested "hack" is for landlords to rent the property to their own LLC so Airbnb guests are considered occupants of a business. However, this is likely not a legal workaround.

A college student working at a property management company is considering getting into Airbnb arbitrage in Miami as a way to earn extra income. Respondents advise carefully reviewing local regulations first, as there are often restrictions that make this model difficult.

Overall, the sentiment among Airbnb hosts on these forums is that short-term rental regulations in Doral and surrounding cities are very stringent. Many feel the rules are overly burdensome and make it hard to operate legally. However, attempting to skirt the law is risky, as code enforcement does monitor listings and can levy hefty fines. The general advice is to thoroughly understand the local ordinances before listing a property on Airbnb or attempting any "hacks." For many, the juice simply isn't worth the squeeze given the strict regulatory environment in this part of South Florida.

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.