Ives Estates Short-Term Rental Regulation: A Guide For Airbnb Hosts

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

Ives Estates is a census-designated place located in Miami-Dade County, Florida. As an unincorporated area, short-term rental regulations in Ives Estates are governed by county-wide rules rather than city-specific ordinances. Here's what you need to know about operating a vacation rental in Ives Estates:

Starting a Short-Term Rental Business in Ives Estates

To legally operate a short-term rental in Ives Estates, you must:

• Register with the Florida Department of Business and Professional Regulation (DBPR) and obtain a license if renting out an entire unit for periods of less than 30 days more than 3 times per year. A DBPR license is not required if only renting out individual rooms.
• Obtain a Certificate of Use from Miami-Dade County at a cost of $36.70, plus a $89.97 inspection fee. Certificates must be renewed annually for the same cost.
• Collect and remit the Miami-Dade County Tourist Development Tax (6%) and the Florida Transient Rental Tax (6%) on all stays of 6 months or less.
• Follow all other Miami-Dade short-term rental rules, including:
  Obtaining a Business Tax Receipt
  Complying with maximum occupancy limits of 2 persons per bedroom plus 2 additional per property, up to 12 total
  Ensuring the property is registered with police and not rented to registered sex offenders
• Maintaining compliance with noise, parking, trash, and other ordinances

One Ives Estates Airbnb host shared this advice on the Bigger Pockets forums:

"Make sure you do your homework on the local regs, especially things like occupancy limits and parking rules. It's also a good idea to introduce yourself to the neighbors and provide them with contact info in case any issues come up with guests."

Ives Estates is located in unincorporated Miami-Dade County, so it's important to check the county zoning map to determine if short-term rentals are allowed in your specific neighborhood. Certain single-family residential zones have additional restrictions on investor-owned short-term rentals.

As of 2022, Ives Estates had an estimated 124 active short-term rental properties with an average daily rate of $319. While the area has seen steady demand from travelers, hosts need to carefully manage costs and occupancy to ensure a profitable rental business.

By following Miami-Dade's established rules and prioritizing compliance and responsible hosting practices, you can successfully operate a short-term rental in Ives Estates. With the South Florida rental market expected to remain strong, it's an opportune time to get started in this growing industry.

Short-Term Rental Licensing Requirements in Ives Estates

Since Ives Estates is an unincorporated area of Miami-Dade County, short-term rental licensing requirements are governed by county-wide rules rather than city-specific ordinances. Here are the key requirements for obtaining a short-term rental license in Ives Estates:

1. Register with the Florida Department of Business and Professional Regulation (DBPR) and obtain a license for any rental period of less than 30 days if renting 3 times or more per year. The license application can be submitted online through the DBPR website. Fees are $50 for a single license, $125 for a group license, and $150 for a collective license.
2. Obtain a Certificate of Use (CU) from Miami-Dade County at a cost of $36.70, plus an $89.97 inspection fee. CUs must be renewed annually for the same cost. Apply for the CU through the county's online portal.
3. Register for a Tourist Tax Account with the Miami-Dade County Tax Collector in order to collect and remit the 6% Tourist Development Tax on all stays of 6 months or less. Registration can be done online through the county's Tax Collector website.
4. Designate a responsible party who must reside in the rental property for at least 6 months per year if the property is located in an area designated as Estate or Low Density Residential. The responsible party's name and contact information must be submitted with the CU application.
5. Maintain compliance with all other Miami-Dade vacation rental regulations, including:
   - Obtaining a Business Tax Receipt
   - Limiting overnight occupancy to 2 persons per bedroom plus 2 additional per property, up to 12 total
   - Ensuring the property is registered with police and not rented to sexual offenders
   - Following all noise, parking, trash, and other relevant ordinances

The county aims to process CU applications within 10 business days. Once issued, the CU, along with the DBPR license and Tourist Tax registration, allows a property to be legally rented on a short-term basis in Ives Estates.

Failure to obtain the required licenses and certificates can result in fines of $500-1000 per day that the property is rented without proper registration. The county may also issue a Cease and Desist Order and pursue further legal action against non-compliant short-term rentals.

By carefully following these licensing requirements and staying up-to-date on any regulatory changes, short-term rental operators in Ives Estates can ensure they are operating legally and avoid costly penalties. The short-term rental market continues to grow in the Miami area, so it's important for hosts to prioritize compliance.

Required Documents for Ives Estates Short-Term Rentals

To legally operate a short-term rental in Ives Estates, you will need to obtain the following documents:

1. Florida Department of Business and Professional Regulation (DBPR) License: A DBPR license is required if renting out an entire unit for periods of less than 30 days more than 3 times per year. Apply online through the DBPR website. License fees are $50 for a single license, $125 for a group license, and $150 for a collective license.
2. Florida Department of Revenue Certificate: Register with the Florida Department of Revenue for the purposes of collecting and remitting sales taxes and tourist development taxes on short-term rental income. Registration can be done online.
3. Miami-Dade County Certificate of Use (CU): A CU must be obtained from the county at a cost of $36.70, plus an $89.97 inspection fee. CUs must be renewed annually for the same cost. Apply online through the county's web portal or in person at the permitting center.
4. Miami-Dade County Local Business Tax Receipt: Apply for a Local Business Tax Receipt from the county, in addition to the municipal receipt. Fees vary based on business type. The application can be completed online.
5. Tourist Tax Account Registration: Register for a Tourist Tax Account with the Miami-Dade County Tax Collector in order to collect and remit the 6% Tourist Development Tax on all stays of 6 months or less. Registration is available online.
6. Proof of Property Ownership: Provide a copy of the property deed or tax bill to prove ownership of the rental property.
7. Lease Agreement: If the rental property is leased rather than owned, provide a copy of the full lease agreement, including the signatures of the landlord and tenant. The lease must authorize the tenant to sublease the property as a short-term rental.
8. Liability Insurance: While not legally required, it is strongly recommended to obtain liability insurance coverage for the short-term rental property. Provide proof of insurance coverage as part of the CU application.
9. Parking Plan/Site Plan: For the CU application, provide a site plan indicating the location and number of parking spaces available for guests.
10. Floor Plan: For home-based short-term rentals, provide a floor plan of the residence indicating the location and dimensions of rooms to be rented.

By compiling this set of required documents and submitting them with your Certificate of Use application, you can ensure your short-term rental in Ives Estates is properly registered and compliant with all state, county, and municipal regulations. The CU is the key local permit, serving as proof that your rental has met all requirements and passed inspection.

Carefully review the details on the Miami-Dade County short-term rental webpage and the municipal CU application form to confirm you have all the necessary paperwork before beginning the application process. With the South Florida vacation rental market continuing to thrive, getting properly set up now will enable you to launch your rental business with confidence.

Ives Estates Short-Term Rental Taxes

As an unincorporated area of Miami-Dade County, short-term rentals in Ives Estates are subject to state and county taxes. Here's a breakdown of the taxes that apply and potential deductions:

Florida Sales Tax

Short-term rental hosts in Ives Estates must collect and remit the 6% Florida sales tax on all rental charges for stays of 6 months or less. This tax is administered by the Florida Department of Revenue.

Miami-Dade County Tourist Development Tax

Miami-Dade County levies a 6% Tourist Development Tax on short-term rental accommodations in addition to the state sales tax. This means the total tax rate for short-term rentals in Ives Estates is 12%. The Tourist Development Tax is also remitted to the Florida Department of Revenue along with state sales tax.

Income Tax

Short-term rental income is subject to federal income tax. Rental hosts can deduct ordinary and necessary expenses to reduce their taxable income. Some common deductions include:

1. Mortgage interest
2. Property taxes
3. Maintenance and repairs
4. Utilities paid by the host
5. Insurance premiums
6. Depreciation of the rental property and furnishings
7. Advertising and marketing costs
8. Cleaning and management fees
9. Supplies for guests

Hosts may also be eligible for the 20% pass-through deduction on rental income enacted as part of the 2017 Tax Cuts and Jobs Act. This allows hosts to deduct up to 20% of their net rental income from their taxable income, subject to certain limitations.

Occupancy Taxes

Some Florida counties levy an additional occupancy tax on short-term rentals, but Miami-Dade County does not currently have this tax. However, hosts should monitor for any potential changes to local tax laws.

One Ives Estates host on the Bigger Pockets forums shared this tax advice:

"Make sure you're collecting and remitting the full 12% in state and county taxes on every booking. It's also crucial to keep detailed records of all your rental expenses throughout the year so you can maximize your deductions at tax time. Consider working with a tax professional familiar with short-term rentals to ensure you're in compliance."

By understanding the applicable taxes and taking advantage of available deductions, short-term rental hosts in Ives Estates can optimize their profits while staying compliant with state and local tax laws. With the Miami area short-term rental market projected to continue its growth, savvy hosts can build a successful rental business in this South Florida community.

Florida Wide Short-Term Rental Rules

In addition to local regulations in Ives Estates and Miami-Dade County, short-term rental hosts must also comply with state-level laws and requirements. Here are some of the key Florida statutes and rules that apply to vacation rentals across the state:

Vacation Rental License

The Florida Department of Business and Professional Regulation (DBPR) requires all vacation rental owners to obtain a license for any property rented more than three times per year for periods of less than 30 days. License fees start at $50 for a single unit and increase based on number of units. Licenses must be renewed annually.

Sales and Tourist Development Taxes

Short-term rental hosts must collect and remit the 6% Florida Transient Rental Tax on all rentals of six months or less. Ives Estates rentals are also subject to the 6% Miami-Dade County Tourist Development Tax. Hosts must register with the Florida Department of Revenue and the county tax collector to file and pay these taxes.

Property Safety and Inspection Requirements

Florida law requires vacation rental properties to meet various safety standards, such as:

1. Smoke alarms and fire extinguishers
2. Railings on stairwells and balconies
3. Pool safety features like barriers and alarms
4. Posting emergency contact information in the unit

Some counties may require regular inspections to verify compliance with safety and building codes. Miami-Dade County conducts inspections as part of the Certificate of Use application process.

Homestead Exemption Limitations

Renting out a primary residence for more than 30 days per year can jeopardize a host's homestead property tax exemption. Hosts should carefully track rental activity to avoid losing this valuable tax benefit.

2024 Legislative Changes (SB 280)

In March 2024, the Florida legislature passed a bill enacting new statewide vacation rental regulations. Key provisions taking effect July 1, 2024 include:

1. Allowing local governments to require permits and charge registration fees of up to $150
2. Authorizing fines of up to $500 for non-compliance with registration rules
3. Enabling license suspensions for repeated violations of local ordinances
4. Requiring hosting platforms to only list properties with valid registration numbers
5. Limiting occupancy to 2 persons per bedroom plus 2 in common areas, with some exceptions
6. Mandating a local contact available 24/7 to handle complaints

These new state laws aim to standardize short-term rental regulations while still preserving some local control. However, the bill has faced opposition from both local government officials and vacation rental advocates. It remains to be seen how these rules will be implemented and enforced across Florida.

By understanding and complying with this multi-layered regulatory framework, short-term rental hosts in Ives Estates can operate legally and successfully. Staying informed of evolving state and local requirements is essential to mitigating risk and maintaining a profitable vacation rental business.

Does Ives Estates Strictly Enforce STR Rules?

As an unincorporated area, Ives Estates falls under the jurisdiction of Miami-Dade County when it comes to short-term rental regulations and enforcement. Based on discussions in online forums like Bigger Pockets and Reddit, it appears that Miami-Dade County does actively enforce its STR rules, but the level of enforcement can vary.

One Ives Estates Airbnb host shared this perspective on the Bigger Pockets forums:

"In my experience, Miami-Dade County isn't constantly out there hunting for illegal STRs, but they will investigate complaints, especially for things like noise and parking issues. If you're operating above-board with all your licenses and following the rules about occupancy limits, you should be okay. But I do know of some hosts who have been fined for violations."

Another South Florida host on the /r/AirBnB subreddit said:

"I wouldn't say Miami-Dade is the most Airbnb-friendly area compared to some other parts of Florida. They have pretty strict requirements around licensing, occupancy caps, parking restrictions, etc. The county has definitely ramped up enforcement in recent years as the STR market has grown. But as long as you dot your i's and cross your t's, you can still operate successfully."

However, some hosts do try to skirt the rules. A Reddit user commented:

"There are definitely still some 'rogue' STR operators in Miami-Dade who don't bother with licenses and just hope they don't get caught. But it's getting riskier as the county cracks down more. Personally, I wouldn't chance it - the fines can be hefty if you do get nabbed."

So, in summary, Miami-Dade County, which governs Ives Estates, does actively enforce its vacation rental regulations, though perhaps not as aggressively as some major cities. The county responds to complaints and has increased enforcement as the STR industry has grown. While some hosts still attempt to operate illegally, it's becoming more difficult and risky to do so.

For STR operators in Ives Estates, the prudent approach is to fully comply with all county licensing requirements, occupancy restrictions, and other rules. With the proper licenses and responsible hosting practices, it's very possible to run a successful and above-board vacation rental business in this area. But hosts should be prepared for enforcement if they attempt to circumvent the regulations.

How to Start a Short-Term Rental Business in Ives Estates

If you're ready to start your own short-term rental business in Ives Estates, follow these steps to ensure you're operating legally and setting yourself up for success:

1. Research local regulations: Familiarize yourself with all the rules and requirements for short-term rentals in Miami-Dade County, which governs Ives Estates. This includes zoning restrictions, licensing requirements, occupancy limits, parking rules, and more. Carefully review the county's short-term rental webpage for the most up-to-date information.
2. Obtain necessary licenses and permits: Apply for a Florida Department of Business and Professional Regulation (DBPR) Vacation Rental License and a Miami-Dade County Certificate of Use (CU). You'll need to pass a county inspection as part of the CU process. Expect to pay around $250-300 in total licensing fees.
3. Register with tax authorities: Register with the Florida Department of Revenue and the Miami-Dade County Tax Collector to collect and remit the required state and county taxes on your short-term rental income. This includes the 6% Florida Transient Rental Tax and the 6% Miami-Dade County Tourist Development Tax.
4. Prepare your property: Ensure your rental property is safe, clean, and well-maintained. Install required safety features like smoke alarms, fire extinguishers, and pool barriers. Provide essential amenities and furnishings to make your property attractive to guests. Consider hiring a professional photographer to take high-quality listing photos.
5. Create your listing: Choose a platform like Airbnb, Vrbo, or Booking.com to list your property. Craft a compelling listing title and description that highlights your property's best features and amenities. Be transparent about any quirks or limitations. Set competitive nightly rates based on seasonality, events, and comparable listings in your area.
6. Establish house rules and policies: Develop clear house rules and rental policies that align with local regulations and protect your property. This may include quiet hours, occupancy limits, parking instructions, pet policies, and cancellation terms. Communicate these policies clearly in your listing and rental agreement.
7. Automate your operations: Use vacation rental software tools to automate tasks like booking management, guest communication, cleaning coordination, and pricing optimization. This will save you time and help you provide a seamless guest experience.
8. Prioritize guest satisfaction: Focus on providing excellent customer service to your guests. Respond promptly to inquiries, provide helpful local recommendations, and address any issues or concerns in a timely manner. Encourage satisfied guests to leave positive reviews, which will help attract future bookings.
9. Stay compliant and informed: Keep accurate records of your rental income and expenses for tax purposes. Stay up-to-date on any changes to local or state short-term rental regulations. Consider joining a local host community or industry association to network with other hosts and share best practices.

By following these steps and prioritizing compliance and guest satisfaction, you can build a successful and sustainable short-term rental business in Ives Estates. While it takes some upfront effort to get properly licensed and set up, the potential rewards can be significant in this popular South Florida vacation destination. As one Ives Estates host put it, "It's a competitive market, but if you have a great property and provide a top-notch guest experience, you can definitely thrive."

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

Since Ives Estates is an unincorporated area, short-term rental regulations and zoning are governed by Miami-Dade County rather than a city government. Here are the key contacts for questions about vacation rental rules in Ives Estates:

Miami-Dade County Department of Regulatory and Economic Resources (RER)

The RER department handles planning, zoning, and code compliance for short-term rentals in unincorporated areas like Ives Estates. Contact them for questions about zoning, business tax receipts, certificates of use, and code violations.

Phone: 786-315-2000
Address: 11805 SW 26th Street (Coral Way), Miami, FL 33175
Web: https://www.miamidade.gov/global/economy/home.page

Miami-Dade County Finance Department

The Finance Department administers the collection of the County's 6% Tourist Development Tax on short-term rentals. Hosts can register for a Tourist Tax account online.

Phone: 305-270-4949
Web: https://www.miamidade.gov/global/service.page?Mduid_service=ser1544820145241628

State of Florida Department of Business and Professional Regulation (DBPR)

Vacation rental hosts must also obtain a license from the DBPR and pay state sales taxes on rental income. Apply for a license online or contact the DBPR for more information.

Phone: 850-487-1395
Web: http://www.myfloridalicense.com/DBPR/hotels-restaurants/licensing/vacation-rental-license/

In addition to these official contacts, Ives Estates short-term rental hosts can connect with other local hosts and stay up-to-date on regulatory issues through online forums and social media groups, such as:

1. Airbnb Hosting Forum for Miami hosts: https://community.withairbnb.com/t5/Miami/bd-p/miami
2. Miami Short-Term Rental Alliance on Facebook: https://www.facebook.com/miamiSTR/
3. Miami Airbnb Hosts Facebook group: https://www.facebook.com/groups/1231055860238652/

By engaging with local host communities and maintaining open lines of communication with county regulators, short-term rental operators in Ives Estates can ensure they stay in compliance and contribute to the sustainable growth of the vacation rental industry in this corner of Miami-Dade.

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

To get a sense of how short-term rental hosts in Ives Estates and the broader Miami area feel about the local regulations, I searched through relevant threads and comments on popular online forums. Here are a few notable examples of real-life experiences and perspectives shared by local hosts:

On the Bigger Pockets forums, one Miami-area host expressed frustration with the county's licensing requirements:

"The hoops you have to jump through to get a short-term rental license in Miami-Dade are ridiculous. The Certificate of Use process is confusing and time-consuming, and the fees really add up. I wish the county would streamline the process and make it more host-friendly."

Another host on the /r/AirBnB subreddit shared a cautionary tale about non-compliance:

"I got hit with a $5,000 fine for operating my Miami Beach rental without a resort tax license. Ignorance of the law is no excuse. Make sure you do your homework and get properly licensed before listing your property, or you could face some hefty penalties."

However, some hosts appreciate the county's efforts to regulate the industry. One Redditor commented:

"I actually don't mind the regulations in Miami-Dade. Yes, it's a bit of a hassle to get licensed, but it helps weed out the bad actors and ensures a level playing field for those of us who follow the rules. I'd rather have sensible regulations than a total free-for-all."

On the Airbnb Community Center forum, a Miami host shared tips for navigating the regulatory landscape:

"My advice to new hosts in Miami-Dade is to start the licensing process early, because it can take a while. Hire a professional to help with the Certificate of Use inspection. And make sure you have a good system for collecting and remitting the tourist taxes. It's a lot to keep track of, but it's doable if you're organized."

Finally, a host on the Bigger Pockets Short-Term Rental Forum emphasized the importance of community engagement:

"I think it's crucial for hosts in the Miami area to get involved in the local regulatory conversations. Attend county meetings, join a host alliance, make your voice heard. The more we can educate policymakers about the benefits of short-term rentals and work together to find reasonable solutions, the better off we'll all be in the long run."

Overall, it seems that short-term rental hosts in Ives Estates and the wider Miami area have mixed feelings about the local regulations. While some find the licensing process burdensome and the rules overly strict, others appreciate the county's efforts to create a well-regulated industry. Many hosts acknowledge that compliance is non-negotiable and that staying informed and engaged is key to long-term success.

As the short-term rental landscape continues to evolve in South Florida, it will be important for hosts to adapt to changing regulations while advocating for their interests and promoting responsible hosting practices. By working collaboratively with local officials and fellow hosts, short-term rental operators in Ives Estates can help shape a sustainable and thriving vacation rental market in this vibrant Miami-Dade community.

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.