Greenville County, South Carolina Short-Term Rental Regulation: A Guide For Airbnb Hosts

What are Short-Term Rental (Airbnb, VRBO) Regulations in Greenville County, South Carolina?

Short-term rentals, such as those listed on Airbnb and VRBO, have become increasingly popular in Greenville County, South Carolina. However, property owners must navigate a complex set of regulations and zoning codes to legally operate a short-term rental business. This article will provide an overview of the current rules and requirements for short-term rentals in Greenville County.

Starting a Short-Term Rental Business in Greenville County

To start a short-term rental business in Greenville County, property owners must first determine if their property is zoned for this type of use. The Greenville County Zoning Ordinance outlines specific allowable uses for each zoning district. Short-term rentals are considered "Lodging" and may be permitted, conditionally permitted, or require a special exception depending on the zoning district.

Property owners can use the Greenville County Geographic Information System (GIS) to search for their property and determine its zoning. If the property is unzoned, there are no use-based restrictions, but any development must still comply with the Greenville County Land Development Regulations.

Once the zoning is confirmed, property owners must obtain the necessary permits and licenses. This typically includes a business license and may require a short-term rental permit or accessory use permit for home occupation, depending on the specific circumstances.

Short-Term Rental Licensing Requirement in Greenville County

To legally operate a short-term rental in Greenville County, property owners must obtain the necessary permits and licenses from the county. The process involves submitting an application, providing required documentation, and paying associated fees.

According to the Greenville County Building Safety and Code Enforcement website, all permit applications must be submitted through the county's online eTrakit system. The key requirements for obtaining a short-term rental permit in Greenville County include:

• Completed Short-Term Rental Application Form
• Proof of property ownership or a signed lease agreement for tenants
• Detailed floor plan of the rental property, including room dimensions and layout
• Parking plan showing designated guest parking spaces
• Proof of liability insurance coverage for the rental property
• Signed Affidavit of Compliance, confirming understanding and agreement to follow all county regulations related to STRs

In addition to the permit, STR operators must also obtain a business license from the county. The cost of the short-term rental permit is $40.00, payable by check to Greenville County.

Permit applications and required documents should be submitted to the Greenville County Permit Center, which processes both residential and commercial building permits. The center is located at:

Greenville County Square
301 University Ridge, Suite 4100
Greenville, SC 29601

The permit review and approval process typically takes around five days, as the county is currently experiencing a backlog due to the transition to the new online system. Applicants are advised to be patient during this time.

Failure to obtain the necessary permits and licenses for a short-term rental in Greenville County can result in fines, penalties, and legal consequences. The county actively enforces STR regulations, with officials fining non-compliant owners and taking them to court if they continue to operate illegally.

To avoid these penalties and ensure compliance with local regulations, it is crucial for STR operators to complete the licensing process before welcoming guests. By submitting a complete application with all required documents and paying the associated fees, property owners can legally operate their short-term rentals in Greenville County.

Required Documents for Short-Term Rentals in Greenville County

To legally operate a short-term rental in Greenville County, owners must obtain the proper permits and licenses. The following documents are required when applying for an STR permit:

Completed Short-Term Rental Application Form

1. This form is available from the Greenville County Planning and Code Compliance Department or can be downloaded from their website.
2. It requires basic information about the property owner and the rental property.

Proof of Ownership

A copy of the current deed must be provided showing the name(s) of all property owners.

Parking Plan

A detailed drawing of parking on the property must be submitted showing and labeling available property parking spaces.

Area-Person Ratios

If the property is served by decentralized well/septic systems, the online application will require information for determining the limit on 4 occupants/bedroom

Tandem parking space details, including:

1. Location and number of spaces that will need to be tandem parked
2. Description of how tandem spaces will not create parking on property

Floor Plan (to scale)

Detailed floor plan for each level, including attic with labeling for each room indicating number of beds/sleeping referred floor plan (sketch, blueprints to scale are ideal).

Site Plan

1. Show driveway and number of 9 x 18 parking spaces
2. Show water well, septic tank, drainfield area/beds
3. Show any accessory structures or screening

Operation Plan

1. Number of employees
2. Operation details (Best Management Practices)
3. Outline how things will work day to day

Greenville County Short-Term Rental Taxes

When operating a short-term rental business in Greenville County, South Carolina, it's essential to understand the various taxes that apply to your rental income. Properly collecting and remitting these taxes is crucial for compliance with state and local regulations.

State Sales Tax on Accommodations

Short-term rentals in South Carolina are subject to the state sales tax on accommodations, which is currently 7% of the rental amount. This tax is administered by the South Carolina Department of Revenue and must be collected from guests and remitted to the state on a monthly basis.

Local Accommodations Tax

In addition to the state sales tax, Greenville County imposes a local accommodations tax of 3% on short-term rentals. This tax is due on the 20th day of each month and must be remitted to the county. The Greenville County Finance Department will assist you in setting up your account and provide instructions for making payments.

State-Administered Local Sales Tax

Depending on your rental property's location within Greenville County, you may also be subject to state-administered local sales taxes. These taxes vary by jurisdiction and are collected by the South Carolina Department of Revenue along with the state sales tax on accommodations.

Possible Write-Offs and Deductions

As a short-term rental operator, you may be eligible for certain tax write-offs and deductions that can help reduce your overall tax liability. Some common deductions include:

1. Property management fees
2. Cleaning and maintenance expenses
3. Repairs and renovations
4. Advertising and marketing costs
5. Utilities and insurance
6. Depreciation of the rental property

It's important to keep accurate records of all expenses related to your short-term rental business, as these can be used to offset your rental income when filing your taxes. Consult with a tax professional to ensure you are taking advantage of all available deductions and maximizing your tax savings.

By understanding the various taxes that apply to short-term rentals in Greenville County and properly collecting and remitting them, you can ensure compliance with state and local regulations while minimizing your tax liability through available write-offs and deductions.

South Carolina Wide Short-Term Rental Rules

Short-term rental hosts in Greenville County must adhere to both state-wide regulations and local ordinances. Understanding these rules is crucial for operating a legal and successful STR business in South Carolina.

State-Level Regulations

1. Definition of Short-Term Rentals: In South Carolina, short-term rentals are defined as accommodations rented for less than 90 continuous days.
2. State Sales Tax: All short-term rentals in South Carolina are subject to a 7% state sales tax on accommodations.
3. State Accommodations Tax: An additional 2% state accommodations tax applies to short-term rentals.
4. Tax Registration: STR operators must register with the South Carolina Department of Revenue for a retail license before collecting state taxes, unless they rent out for less than one week in any calendar quarter.
5. Tax Exemption: Hosts are not required to collect state accommodations tax if they rent out a unit for less than 15 days during the taxable year.
6. Owner-Occupied Exemption: If you rent out six bedrooms or less in a home that you own and live in, and don't use a short-term rental marketplace for guest transactions, you're not liable for state accommodations taxes.

Proposed Legislation

A bill (H. 3253) has been introduced in the South Carolina State House that, if passed, would prohibit municipalities from banning short-term rentals. Key points of this proposed legislation include:

• Municipalities would be prevented from enacting or enforcing ordinances that prohibit the rental of residential dwellings to short-term guests.
• Local governments that violate this provision could face penalties, including loss of certain tax assessment benefits and state funding.
• The bill defines a short-term rental as a residential dwelling offered for rent for fewer than 29 consecutive days.

Implications for Greenville County Hosts

While this legislation is still pending, Greenville County hosts should be aware of its potential impact. If passed, it would provide some protection against outright bans on STRs. However, it's important to note that:

• Local regulations would still apply, as long as they don't constitute a ban.
• Compliance with state tax requirements would remain mandatory.
• Hosts would need to stay informed about any changes in local ordinances that might arise in response to this legislation.

Greenville County STR operators should continue to follow all current state and local regulations while monitoring the progress of this bill. It's advisable to consult with local authorities or a legal professional to ensure full compliance with all applicable laws and regulations.

Does Greenville County Strictly Enforce STR Rules?

Based on the available information and community feedback, it's clear that Greenville County does strictly enforce short-term rental rules, making it less Airbnb-friendly compared to other cities. The county has taken a firm stance on regulating STRs, particularly within city limits.

Greenville County actively enforces its STR regulations, with officials taking a proactive approach to identify and penalize non-compliant operators. The county has hired an outside firm to locate unpermitted short-term rental properties, demonstrating their commitment to enforcement. Additionally, the county is actively fining non-compliant owners and taking them to court if they continue to operate illegally.

Despite these strict regulations, many hosts continue to operate in Greenville County, often in defiance of the rules. A quick search on Airbnb reveals a thriving ecosystem of short-term rentals in the area, far exceeding the number of officially licensed properties. This discrepancy suggests that numerous hosts are operating without proper permits or in violation of zoning restrictions.

The enforcement efforts have led to significant pushback from STR operators. Many hosts argue that the regulations are overly restrictive and harm their ability to earn supplemental income. Some have even organized to fight against the city's restrictions, highlighting the tension between hosts and local authorities.

Compared to other cities, Greenville County's approach to STRs is notably strict. While some municipalities have embraced short-term rentals with more lenient regulations, Greenville has maintained a conservative stance, particularly in residential areas. This has created a challenging environment for hosts, who must navigate complex zoning laws and permit requirements to operate legally.

In conclusion, Greenville County is not particularly Airbnb-friendly due to its strict enforcement of STR rules. While many hosts continue to operate despite these regulations, they do so at the risk of facing fines and legal action. The ongoing debate between hosts and local authorities underscores the contentious nature of STR regulations in the county, with no clear resolution in sight.

How to Start a Short-Term Rental Business in Greenville County

Starting a short-term rental business in Greenville County requires careful planning and adherence to local regulations. Follow these steps to establish your STR business:

Check Zoning Regulations

• Verify if your property is zoned for short-term rentals. In Greenville County, STRs are only permitted in specific zones.
• Use the Greenville County GIS mapping tool to check your property's zoning.
• Tip: If your property isn't zoned for STRs, consider applying for a special exception or exploring alternative locations.

Obtain Necessary Permits

• Apply for a Short-Term Rental Permit from the Greenville County Permitting Office.
• The permit costs $40.00, payable to the City of Greenville.
• Submit a completed Short-Term Rental Application form along with required documents.
• Tip: Ensure all documents are accurate and complete to avoid delays in processing.

Register Your Business

• Register your STR business with Greenville County by December 31st each year.
• There's no fee for registration, but it's required by law.
• Tip: Set a reminder to renew your registration annually to stay compliant.

Obtain a Business License

• While Greenville County doesn't require a business license, check with individual municipalities if your property is within city limits.
• Tip: Even if not required, consider obtaining a business license to establish credibility and professionalism.

Prepare Your Property

• Ensure your property meets all safety and health standards.
• Create a detailed floor plan and parking plan as required by the permit application.
• Tip: Consider hiring a professional inspector to identify any potential issues before guests arrive.

Set Up Tax Collection

• Register with the South Carolina Department of Revenue to collect and remit state sales tax (7%) and state accommodations tax (2%).
• Prepare to collect and remit the local accommodations tax (3%) to Greenville County.
• Tip: Use a spreadsheet or specialized STR software to track your tax obligations accurately.

Obtain Insurance

• Secure appropriate insurance coverage for your STR property.
• Consider a specialized short-term rental insurance policy that covers property damage and liability.
• Tip: Shop around and compare policies from multiple providers to find the best coverage for your needs.

Create House Rules and Guest Information

• Develop clear house rules and guidelines for guests.
• Prepare an information packet with local attractions, emergency contacts, and property instructions.
• Tip: Be thorough but concise in your rules to ensure guest compliance without overwhelming them.

Set Up Online Listings

1. Create attractive listings on popular platforms like Airbnb and VRBO.
2. Take high-quality photos and write compelling descriptions of your property.
3. Tip: Research successful listings in your area for inspiration on pricing and presentation.

Develop an Operation Plan

1. Outline your day-to-day operations, including cleaning, maintenance, and guest communication procedures.
2. Consider hiring a property management company if you can't handle these tasks yourself.
3. Tip: Create a checklist for turnover procedures to ensure consistency between guests.

By following these steps and staying informed about local regulations, you can establish a successful and compliant short-term rental business in Greenville County. Remember to regularly review and update your practices to align with any changes in local ordinances or market conditions.

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

When navigating the complex landscape of short-term rental regulations in Greenville County, it's crucial to know who to contact for accurate information and guidance. Here are the key departments and contacts for STR-related inquiries:

Zoning Administration

1. Phone: 864-467-7425
2. Email: zoning@greenvillecounty.org

This department can provide information on zoning regulations and whether your property is eligible for short-term rental use.

Permitting Office

1. Phone: 864-467-7090
2. Email: permits@greenvillecounty.org

Contact this office for questions about obtaining the necessary permits for your short-term rental.

Code Enforcement

1. Phone: 864-467-7090
2. Email: codeenforcement@greenvillecounty.org

For inquiries about compliance with local ordinances and regulations.

Planning Department

Phone: 864-467-4957

This department can provide information on long-range planning and how it might affect short-term rentals in your area.

Greenville County Tax Collector

Phone: 864-467-7050

For questions about local accommodations taxes and how to remit them.

For hosts looking to connect with others and stay informed about local STR issues, consider joining these community resources:

BiggerPockets Greenville Forum

A valuable platform for discussing real estate investing, including short-term rentals, in the Greenville area.

Greenville Subreddit

While not specifically for STR hosts, this community often discusses local regulations and experiences with short-term rentals.

Airbnb Community Center - Southeast US

A forum for Airbnb hosts in the Southeast, including South Carolina, to share experiences and advice.

South Carolina VRBO Community

A platform for VRBO hosts in South Carolina to connect and discuss local issues.

By utilizing these contacts and community resources, short-term rental hosts in Greenville County can stay informed about regulations, connect with fellow hosts, and navigate the local STR landscape more effectively.

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

Airbnb hosts in Greenville County have shared various experiences and opinions about local regulations on online forums. Here's a summary of their thoughts:

Strict Enforcement and Zoning Challenges

A Reddit user shared their experience of setting up an Airbnb in Greenville County, noting that within city limits, short-term rentals are only allowed in owner-occupied properties with special permits, business licenses, and occupancy permits. They mentioned that the county is actively fining non-compliant owners and taking them to court if they continue to operate illegally.

Concerns About Potential Shutdowns

On BiggerPockets, an investor considering putting a small 2-bedroom property in Greenville on Airbnb expressed concerns about local STR laws. They mentioned hearing about another landlord's success with short-term rentals in the area but were wary of potential regulatory issues.

Downtown Greenville Restrictions

Another BiggerPockets user inquired about STR regulations in downtown Greenville, SC. They were considering various options for their property, including selling, operating as an STR, or renting to someone who wants to do STR. The user expressed concern about spending money on furnishing the house for STR use, only to potentially get shut down due to local regulations.

Impact on Long-Term Rentals

Some Reddit users discussed the difficulty in finding short-term month-to-month home rentals in the Greenville area. This suggests that the strict STR regulations may be affecting the availability of flexible rental options for residents and newcomers.

Alternative Strategies

In response to the regulatory challenges, some hosts have adapted their strategies. One Reddit user mentioned that many Airbnbs in Greenville had to shift to a 30-day minimum stay to comply with local regulations.

Overall, the sentiment among Airbnb hosts in Greenville County appears to be one of caution and adaptation. Many are aware of the strict regulations and enforcement, leading them to carefully consider their options and strategies for operating short-term rentals in the area. Some are exploring alternative approaches, such as longer minimum stays or focusing on specific areas where STRs are more readily permitted.

Disclaimer: While we here at BNBCalc strive to keep all of our 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 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.