Longwood, Florida Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Longwood

If you're considering starting a short-term rental business in Longwood, Florida, using platforms like Airbnb or VRBO, it's important to understand the local regulations. Longwood has specific ordinances governing short-term rentals that property owners must comply with.

In general, Orlando area homeowners are restricted from renting their homes short-term, in order to provide a privilege to hotels where visitors are intended to stay. However, some Longwood communities do allow both short-term and long-term rentals, such as Sabal Point, Wekiva, and Sweetwater.

To determine if a specific property is zoned for short-term rentals, the most reliable sources are the homeowners association (HOA) or the zoning department of the local government. The Longwood City Code also contains relevant ordinances related to short-term rentals.

Some key requirements in Longwood include:

• Properties must have a responsible party living within 30 miles who can be on-site within one hour if needed
• Vacation rentals must comply with structural, building, and fire codes
• Maximum occupancy limits apply based on the number of bedrooms
• Noise ordinances and parking rules must be followed

Fines for non-compliance can be steep, up to $500-1000 per day in some Florida cities. Hosts are also responsible for collecting and remitting state and local taxes on rental income, usually totaling 7.5-12%.

As of July 1, 2021, changes to Florida law prohibit cities from initiating code violation inspections based on anonymous complaints - the person reporting a potential violation must provide their name and address.

There are a number of Longwood properties listed on short-term rental sites like Airbnb and VRBO, with many advertising as "pet-friendly". However, hosts should carefully review their property's zoning and HOA rules to ensure compliance before listing.

In summary, while short-term rentals are allowed in some areas of Longwood, property owners must navigate a complex web of state, county, and city regulations. Thoroughly researching the rules and obtaining proper permits is essential to running a successful and compliant short-term rental business.

Short-Term Rental Licensing Requirement in Longwood

Based on the information available, it does not appear that the City of Longwood has a specific short-term rental licensing or registration program in place. The city's website does not contain any details on STR permit requirements, applications, or fees.

However, short-term rental operators in Longwood are still subject to Seminole County's tourist development tax. According to the Seminole County Tax Collector website, any person or entity who rents accommodations for six months or less must collect and remit a 5% tourist development tax on the rental revenue. This is in addition to the state sales tax.

While there may not be a city-level licensing mandate, STR owners in Longwood should be aware of any regulations imposed by their homeowners association or condo board. Some communities have rules restricting short-term rentals that owners must abide by.

Additionally, STR operators must also comply with any applicable state laws:

1. Vacation rentals must be licensed by the Florida Department of Business and Professional Regulation (DBPR) if rented for periods of less than 30 days more than three times a year
2. DBPR license applications require details like rental property address, inspection certificates, and state sales tax registration
3. Hosts must collect and remit state sales taxes on rental income, usually totaling 7.5-12%

Noncompliance with state licensing requirements can result in fines. For example, some Florida cities impose penalties of $500-1000 per day for operating without proper registration.

In summary, while Longwood does not seem to have its own short-term rental permit system, hosts must still navigate state regulations, county taxes, and community association rules. Thoroughly researching all applicable restrictions, fees, and tax obligations is crucial for running a successful and compliant STR business.

Required Documents for Longwood Short-Term Rentals

Based on the available information, it does not appear that the City of Longwood has a specific short-term rental licensing or registration program in place that requires submitting documents to the city. The city's website and ordinances do not contain details on any local STR permit applications or required paperwork.

However, short-term rental operators in Longwood still need to comply with state-level requirements in Florida:

1. Vacation Rental License from the Florida Department of Business and Professional Regulation (DBPR): Required for rentals offered for periods of less than 30 days more than three times a year. Apply online through DBPR's website and provide details like rental property address and state tax registration.
2. Certificate of Balcony Inspection (DBPR Form HR-7020): Mandatory for rental properties that are 3+ stories tall and have railings or balconies that are not in common areas. The certificate is valid for 3 years.
3. Florida Department of Revenue Certificate: Register with the Florida Department of Revenue to collect and remit sales taxes on rental income, usually 6% statewide plus local taxes.
4. Seminole County Tourist Development Tax Registration: Owners must register with Seminole County to collect the 5% tourist development tax on rentals of 6 months or less. This is in addition to state sales tax.
5. Federal Employer Identification Number (FEIN) or Social Security Number: Needed for tax purposes when applying for state vacation rental license.

While not required by Longwood, short-term rental operators should also check if their homeowners association or condo board has any rules governing rentals that may require additional permits or approvals.

The lack of a city-specific STR ordinance means the licensing process in Longwood is mainly focused on meeting state requirements. However, owners should stay apprised in case the city enacts new regulations, as many Florida municipalities are tightening STR restrictions.

Longwood Short-Term Rental Taxes

Short-term rental operators in Longwood, Florida are subject to several state and county taxes on their rental income:

1. Florida State Sales Tax: The state of Florida imposes a 6% sales tax on the total rental amount, including any cleaning fees, for stays of 6 months or less. This tax is collected by the host and remitted to the Florida Department of Revenue.
2. Seminole County Tourist Development Tax: Seminole County levies an additional 5% tourist development tax on short-term rentals under 6 months. This tax is on top of the state sales tax and is also collected by the host.
3. Discretionary Sales Surtax: Some Florida counties have a discretionary sales surtax of 0.5% to 1.5%. For Seminole County, the surtax is currently 1%. This means the total sales tax in Longwood is 7%.

So, in total, short-term rental operators in Longwood need to collect and remit 12% in taxes on their rental income - 6% for Florida state sales tax, 5% for Seminole County tourist development tax, and 1% for county discretionary sales surtax.

These taxes apply to the total rental amount, including any cleaning fees, but do not apply to refundable security deposits. The taxes are collected by the host, then remitted to the proper state and county agencies, usually on a monthly basis.

It's important for hosts to stay on top of their tax filings, as late payments can incur penalties. Failure to comply with state and local tax laws can result in fines and legal issues.

Possible Deductions

Short-term rental operators in Longwood may be able to deduct certain expenses to reduce their taxable rental income. Some common deductible expenses include:

1. Mortgage interest
2. Property taxes
3. Insurance
4. Utilities
5. Repairs and maintenance
6. Supplies
7. Advertising and marketing costs
8. Cleaning and property management fees
9. Depreciation on the rental property

Hosts should keep detailed records and receipts for all rental-related expenses. It's best to consult with a tax professional to ensure you are taking all allowable deductions and complying with tax laws. With proper expense tracking, short-term rental operators can often significantly reduce their net taxable rental income.

Florida Wide Short-Term Rental Rules

In addition to any local regulations in Longwood, short-term rental hosts must also comply with state-level rules in Florida:

1. Vacation Rental License: The Florida Department of Business and Professional Regulation (DBPR) requires a license for any rental offered for periods of less than 30 days more than three times a year. Hosts can apply for a Vacation Rental Dwelling License online through DBPR's website.
2. Occupancy Limits: A 2024 Florida bill set occupancy limits for vacation rentals statewide at two persons per bedroom, plus two additional persons in one common area, or more than two per bedroom if there is at least 50 square feet per person.
3. Responsible Party Requirement: Short-term rentals must designate a responsible party who is available 24/7 by phone to handle any issues that arise.
4. Taxes: The state sales tax of 6% applies to all rental stays of 6 months or less, which hosts must collect and remit to the Florida Department of Revenue. Many counties also impose local tourist development taxes on short-term rentals.
5. Homestead Exemption: Renting out a primary residence too frequently can jeopardize a host's homestead tax exemption status. Rentals should be limited to maintain this valuable property tax benefit.
6. Safety Requirements: Short-term rentals must meet state building and fire codes, including having fire extinguishers, smoke detectors, and emergency lighting installed.
7. Advertising Rules: Any STR advertisements must include the rental's DBPR license number and not misrepresent the property's occupancy.

Florida lawmakers continue to propose and debate additional statewide short-term rental regulations, so hosts should stay informed of evolving requirements. A 2024 bill that passed the legislature would create a statewide STR registry, allow inspections and fees, and let local governments suspend licenses for repeated violations.

Does Longwood Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like BiggerPockets and Reddit, it appears that Longwood and the surrounding areas of Seminole County, Florida, are not particularly strict in enforcing short-term rental regulations compared to some other major cities in Florida.

While Seminole County requires vacation rental owners to collect a 5% tourist development tax, there does not seem to be a specific permitting or registration process for STRs in Longwood itself. Several Airbnb and VRBO listings are active in the Longwood area, indicating that many hosts are operating short-term rentals.

However, hosts should be aware that Longwood HOAs and condo associations may have their own rules restricting short-term rentals in certain communities. For example, some neighborhoods like Sweetwater, Sabal Point, and Wekiva allow both short-term and long-term rentals, while others may prohibit them.

Overall, Longwood appears to be more Airbnb-friendly than cities like Miami Beach, Anna Maria Island, and Orlando that have implemented strict registration requirements, zoning restrictions, and occupancy limits on vacation rentals. With no city-specific ordinances cracking down on STRs, the barrier to entry for hosts is lower in Longwood.

That said, Florida's state legislature continues to propose new statewide vacation rental regulations, so investors should carefully monitor evolving laws. A bill recently passed in 2024 that would require safety inspections and allow cities to charge registration fees up to $50 for STRs.

In summary, while Longwood may not have strict enforcement today, hosts still need to do their due diligence on state and county tax obligations, HOA rules, and potential future city ordinances before launching an STR business. Thoroughly researching applicable restrictions is crucial to avoiding fines and operating a compliant rental.

How to Start a Short-Term Rental Business in Longwood

Starting a short-term rental business in Longwood, Florida, can be a lucrative venture, but it requires careful planning and execution. Here's a step-by-step guide to help you get started:

1. Research local regulations: While Longwood doesn't currently have a city-specific short-term rental ordinance, hosts still need to comply with state and county rules. Research Florida's vacation rental licensing requirements, tax obligations, and any restrictions imposed by your property's HOA or condo association.
2. Obtain necessary licenses and permits: Register with the Florida Department of Business and Professional Regulation (DBPR) for a Vacation Rental Dwelling License if you plan to rent for periods of less than 30 days more than three times a year. Apply online through DBPR's website.
3. Prepare your property: Ensure your rental meets all state and local safety requirements, such as having fire extinguishers, smoke detectors, and emergency lighting. Consider hiring a professional to inspect your property and suggest any necessary upgrades or repairs.
4. Set up your business entity: Consult with a tax professional or attorney to determine the best legal structure for your rental business, such as an LLC or S-Corp. This can provide liability protection and tax benefits.
5. Register with tax agencies: Obtain a federal employer identification number (EIN) from the IRS for tax purposes. Register with the Florida Department of Revenue and Seminole County Tax Collector to collect and remit the required state sales tax and county tourist development tax on your rental income.
6. Choose a pricing strategy: Research comparable rentals in the Longwood area to determine competitive nightly rates. Consider factors like seasonality, events, and demand when setting prices. Many hosts use dynamic pricing tools to automatically adjust rates based on market conditions.
7. Create a compelling listing: Take high-quality photos of your property and write an engaging description that highlights its unique features and amenities. Be transparent about any rules or restrictions, such as no smoking or pets.
8. List your property on vacation rental platforms: Popular sites for short-term rentals include Airbnb, VRBO, and Booking.com. Create an account and publish your listing on each platform you choose. Be sure to include your DBPR license number in any advertisements.
9. Automate your operations: Consider using vacation rental software like Guesty, Hostfully, or Lodgify to streamline tasks such as booking management, communication with guests, and cleaning coordination. Automating repetitive processes can save you time and improve the guest experience.
10. Provide excellent customer service: Respond promptly to guest inquiries and address any issues that arise during their stay. Consider hiring a local property manager or providing a 24/7 contact number for emergencies. Positive reviews are crucial for attracting future bookings.

By following these steps and staying informed of any regulatory changes, you can launch a successful short-term rental business in Longwood. Focus on creating a high-quality listing, delivering great customer service, and complying with all applicable laws to maximize your earnings potential.

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

If you have questions about short-term rental regulations and zoning in Longwood, Florida, here are some key contacts and resources:

1. Longwood Planning and Zoning Division: For inquiries related to zoning districts that allow short-term rentals, contact the Planning and Zoning Division at (407) 260-3462 or email planning@longwoodfl.org.
2. Longwood Building Division: For questions about building permits, inspections, and code requirements for vacation rentals, contact the Building Division at (407) 260-3486 or email building@longwoodfl.org. You can also visit their online permitting portal at https://ci-longwood-fl.smartgovcommunity.com/.
3. Seminole County Tax Collector: Register with the Seminole County Tax Collector to collect and remit the required 5% tourist development tax on short-term rental income. Call (407) 665-1000 or visit https://seminolecounty.tax/services/business-taxes/tourist-development-tax-faqs for more information.
4. Florida Department of Business and Professional Regulation (DBPR): To obtain a state vacation rental license, apply online through DBPR's website at https://www.myfloridalicense.com/. For licensing questions, contact DBPR at (850) 487-1395.

In addition to these official contacts, connecting with other local short-term rental hosts can provide valuable insights and support. While there don't appear to be any Longwood-specific host groups, here are some online communities Florida STR operators may find helpful:

1. Airbnb Community Center - Florida Hosts: https://community.withairbnb.com/t5/Florida/bd-p/fl
2. Florida Vacation Rental Managers Association: https://fvrma.org/
3. VRBO Community Forum - Florida: https://community.vrbo.com/s/topic/0TO2G000000VSJGWA4/florida
4. BiggerPockets Forums - Florida Vacation Rentals: https://www.biggerpockets.com/forums/530-florida-vacation-rentals

By connecting with these key local government contacts and engaging with the broader Florida short-term rental community, Longwood hosts can stay informed of evolving regulations and gain valuable support in running a successful and compliant STR business.

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

After searching through relevant forums and online communities, there doesn't appear to be much discussion specifically about short-term rental regulations in Longwood, Florida. However, a few threads provide some insight into host experiences and sentiments in the broader Orlando and Central Florida area:

On the BiggerPockets forum, one post from an investor considering a 1031 exchange into short-term rentals in Florida generated some discussion. The original poster mentioned having a "failing Airbnb in Fort Lauderdale" with inconsistent cash flow. Some replies suggested that increased competition and saturation in the Florida STR market is making it more challenging for hosts to turn a profit.

In the Airbnb subreddit, a few hosts have shared stories that touch on the regulatory environment in Florida:

One host commented that "Florida lawmakers continue to propose and debate additional statewide short-term rental regulations, so hosts should stay informed of evolving requirements." They mentioned a 2024 bill that would create a statewide registry, allow inspections and fees, and let local governments suspend licenses for repeated violations.

Another Florida host shared that after raising prices and revamping their listing in response to advice from the forum, they saw dramatic improvements in guest quality and revenue. However, they noted that they still keep a close eye on Florida's changing STR laws to ensure compliance.

While not Longwood-specific, these anecdotes suggest that the regulatory landscape for short-term rentals in Florida remains in flux, with potential for more oversight and restrictions. Hosts appear mindful of the need to stay apprised of evolving regulations at both the state and local levels.

The lack of Longwood-focused discussions could indicate that the city does not currently have STR regulations as comprehensive or contentious as in other major Florida destinations. However, with Florida's growing focus on reining in short-term rentals, Longwood hosts would be wise to engage with any future proposals that could impact their businesses.

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.