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

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

Short-term rentals, such as those listed on Airbnb and VRBO, have become increasingly popular in Pasco County, Florida. However, it's essential for property owners to understand the local regulations and ordinances that govern these rentals. This article will provide an overview of the short-term rental regulations in Pasco County, including zoning codes, planning codes, and specific ordinances.

Starting a Short-Term Rental Business in Pasco County

To operate a short-term rental in Pasco County, hosts must first obtain a conditional use permit from the planning director. This permit ensures that the rental property meets specific standards, such as providing a designated parking space for renters and prohibiting recreational vehicle parking on-site or in the right-of-way adjacent to the property.

In addition to the conditional use permit, hosts must also:

• Obtain property insurance and liability coverage for the short-term rental
• Designate a local contact who can respond 24/7 to any complaints
• Ensure that the rental property has functioning carbon monoxide detectors, smoke detectors, and fire extinguishers
• Ensure that any pool on the property is fenced and meets the requirements of the International Residential Code (IRC)

Hosts must also register each rental unit annually with the Pasco County Growth Management/Zoning Department, pay a registration fee, and obtain an occupational license from the Tax Collector.

Short-Term Rental Licensing Requirements in Pasco County

To legally operate a short-term rental in Pasco County, property owners must obtain a conditional use permit and register each rental unit annually with the Pasco County Growth Management/Zoning Department. The licensing process involves several key steps:

Conditional Use Permit: Apply for a conditional use permit from the planning director. This permit ensures the rental property meets specific standards, such as providing designated parking and prohibiting RV parking on-site or in adjacent rights-of-way.

Property Insurance and Liability Coverage: Obtain appropriate property insurance and liability coverage for the short-term rental.

Local Contact Designation: Designate a local contact person, such as a co-host or property manager, who can respond to any complaints 24/7.

Safety Features: Install functioning carbon monoxide detectors, smoke detectors, and fire extinguishers in the rental property. If there is a pool, it must be fenced and meet IRC requirements.

Annual Registration: Register each rental unit annually with the Pasco County Growth Management/Zoning Department. Pay the required registration fee and obtain an occupational license from the Tax Collector.

The annual registration application must include:

1. Name, phone number, and mailing address of the property owner
2. Name, phone number, and mailing address of the management company (if applicable)
3. Street address of the rental unit
4. A published local or toll-free phone number at which a management company representative can be reached 24/7
5. A copy of the license required under Chapter 509, Florida Statutes

Fees: The registration fee is established and amended periodically by resolution of the Board of County Commissioners. Each management company only needs to obtain one occupational license annually, regardless of the number of properties managed.

Processing Time: The licensing process typically takes several weeks to a few months, depending on the completeness of the application and the county's current workload. It's best to begin the process well in advance of the intended rental start date.

Penalties for Non-Compliance: Failure to properly license and register a short-term rental can result in fines and penalties:

1. Operating an unregistered short-term rental: $500 fine (1st offense), $1000 (2nd offense), $500 and mandatory court appearance (3rd and subsequent offenses)
2. Failure to comply with short-term rental ordinances: $250 fine

Pasco County actively enforces its short-term rental regulations, so it's crucial for hosts to follow all licensing requirements and operate in compliance with local ordinances. Fines for repeated violations can be substantial, and unlicensed rentals may be shut down by the county.

Required Documents for Pasco County Short-Term Rentals

To operate a short-term rental in Pasco County, property owners must submit the following documents to the Pasco County Growth Management/Zoning Department:

Conditional Use Permit Application: This application ensures the rental property meets specific standards, such as providing designated parking and prohibiting RV parking on-site or in adjacent rights-of-way. Submit the application to the Planning Director for approval.

Property Insurance and Liability Coverage: Provide proof of appropriate property insurance and liability coverage for the short-term rental. This document protects both the property owner and guests in case of accidents or damages.

Local Contact Designation Form: This form designates a local contact person who can respond to any complaints 24/7. The contact must be available to handle issues promptly and effectively.

Safety Feature Affidavit: This affidavit certifies that the rental property has functioning carbon monoxide detectors, smoke detectors, and fire extinguishers installed. If there is a pool, it must be fenced and meet IRC requirements. The affidavit ensures guest safety and compliance with local regulations.

Annual Registration Application: Register each rental unit annually with the Pasco County Growth Management/Zoning Department. The application must include:

1. Name, phone number, and mailing address of the property owner
2. Name, phone number, and mailing address of the management company (if applicable)
3. Street address of the rental unit
4. A published local or toll-free phone number for 24/7 contact with a management company representative
5. A copy of the license required under Chapter 509, Florida Statutes

Registration Fee: Pay the required annual registration fee, as established by resolution of the Board of County Commissioners. The fee helps fund the administration and enforcement of short-term rental regulations.

Occupational License: Obtain an occupational license from the Pasco County Tax Collector. Each management company only needs one license annually, regardless of the number of properties managed.

These documents must be submitted to the Pasco County Growth Management/Zoning Department prior to operating a short-term rental. Failure to provide the required documentation may result in fines and penalties, as outlined in the Pasco County Code.

Pasco County Short-Term Rental Taxes

Short-term rental hosts in Pasco County, Florida, are subject to various taxes at the state and local levels. Understanding these taxes is crucial for compliance and proper reporting. The combined tax rate for transient rentals in Pasco County is 11%, which consists of the following:

State Sales Tax (6%): The state of Florida imposes a 6% sales tax on the total rental amount charged for short-term accommodations. This tax applies to all rentals of living quarters or accommodations for a period of six months or less.

Tourist Development Tax (5%): Pasco County levies a 5% tourist development tax on short-term rentals, as outlined in Chapter 102 of the Pasco County Code and Section 125.0104, Florida Statutes. This tax is used to fund tourism promotion and development initiatives in the county. As of June 1, 2022, the Pasco County Board of County Commissioners increased the tourist development tax rate from 4% to 5%.

Local Option Sales Tax (1%): In addition to the state sales tax and tourist development tax, Pasco County also imposes a 1% local option sales tax on short-term rentals.

Hosts are responsible for collecting these taxes from their guests at the time of rental and remitting them to the appropriate authorities. The state sales tax and local option sales tax are reported and paid to the Florida Department of Revenue, while the tourist development tax is reported and paid directly to the Pasco County Tax Collector.

Tax Deductions and Write-Offs

Short-term rental hosts in Pasco County may be eligible for certain tax deductions and write-offs related to their rental business. Some potential deductions include:

1. Homeowners Association (HOA) fees
2. Travel expenses related to managing the rental property
3. Insurance premiums
4. Repairs, cleaning, and maintenance costs
5. Property taxes
6. Mortgage interest fees

Hosts who actively manage multiple rental properties from their home may also qualify for a home office tax deduction. It is recommended that first-time investment property owners consult with a real estate professional or tax advisor to ensure they maximize their deductions and comply with all applicable tax laws.

By understanding and complying with Pasco County's short-term rental tax regulations, hosts can avoid penalties and contribute to the local economy while potentially benefiting from available tax deductions.

Florida-Wide Short-Term Rental Rules

In addition to Pasco County's specific regulations, short-term rental hosts must also comply with statewide laws and ordinances. In 2024, the Florida Legislature passed a bill establishing uniform regulations for all short-term rentals (STRs) in the state, effective July 1. This measure creates a statewide database for STRs and provides funding for the Department of Business and Professional Regulation (DBPR) to administer the new regulations.

Under the new statewide rules, Pasco County and other local governments may:

1. Require STRs to register and charge a "reasonable" registration fee, with fines of up to $500 for registration violations
2. Require inspections of STRs along with an inspection fee
3. Mandate that operators designate a responsible party available 24/7 to respond to emergencies
4. Set occupancy limits of up to two people per bedroom, plus two more in one common area (with exceptions for larger bedrooms)
5. Suspend licenses for STRs that violate general laws five times during a 30-day or 60-day period, or after two prior suspensions

Additionally, Florida requires all vacation rental operators to obtain a business license through the DBPR if they rent their property more than three times a year for less than 30 days at a time or if they publicly advertise their property as a vacation rental.

STR marketplaces like Airbnb and Vrbo are now required to collect and remit state lodging taxes on behalf of their Florida hosts. However, hosts may still need to register with local tax authorities and comply with Pasco County's lodging tax rules.

It's important to note that the new statewide regulations do not override stricter local STR laws passed before June 1, 2011, or county ordinances introduced before 2016. Pasco County hosts should carefully review both state and local requirements to ensure full compliance.

Other common statewide rules and regulations include:

1. Gaining written approval from Homeowners Associations (HOAs) for STRs in condominiums or properties overseen by an HOA
2. Adhering to local noise ordinances and parking restrictions to maintain neighborhood well-being

As the short-term rental landscape continues to evolve in Florida, Pasco County hosts must stay informed about changes to state and local regulations. By understanding and complying with all applicable laws, STR operators can avoid fines, maintain their licenses, and contribute positively to the local tourism economy.

Does Pasco County Strictly Enforce STR Rules?

Based on discussions among hosts on platforms like BiggerPockets and Reddit, it appears that Pasco County's enforcement of short-term rental regulations is somewhat inconsistent. While the county has established rules governing STRs, many hosts continue to operate their properties despite not being in full compliance.

Some hosts have reported receiving cease and desist notices from their Homeowners Associations (HOAs) for operating STRs, even when the HOA's CC&Rs and bylaws do not explicitly prohibit such rentals. This suggests that even in the absence of clear rules, some HOAs in Pasco County are taking a stance against short-term rentals.

However, the prevalence of hosts openly discussing their STR properties in Pasco County on public forums indicates that a significant number are still choosing to list their homes on platforms like Airbnb and VRBO. This implies that while the county has regulations in place, enforcement may be sporadic or inconsistent, allowing many hosts to continue operating.

Compared to other cities and counties in Florida, the perception of Pasco County's Airbnb-friendliness is mixed. Some hosts view the county's regulations as constraining and feel that other areas of the state, particularly in Southeast Florida, offer a more welcoming environment for STRs.

Despite this, the fact that hosts are actively seeking property management services for their short-term rentals in Pasco County suggests a level of confidence in the viability of operating STRs in the area. This indicates that while the county may not be the most Airbnb-friendly location in Florida, hosts are still finding ways to navigate the regulations and successfully list their properties.

In conclusion, while Pasco County has rules governing short-term rentals, enforcement appears to be inconsistent, with many hosts continuing to operate despite not being in full compliance. The county's Airbnb-friendliness is perceived as mixed compared to other Florida locations, but the presence of active STR listings and hosts seeking property management services suggests that operating short-term rentals in Pasco County is still viable for those willing to navigate the regulatory landscape.

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

Starting a short-term rental business in Pasco County requires careful planning and compliance with local regulations. Follow these steps to successfully launch your vacation rental:

1. Research Pasco County's Short-Term Rental Regulations: Familiarize yourself with Pasco County's specific rules governing short-term rentals, including zoning restrictions, licensing requirements, and occupancy limits. Review the Pasco County Land Development Code and any applicable ordinances to ensure your property is eligible for use as a vacation rental. Consult with a local real estate attorney or a property management company experienced in Pasco County's short-term rental market to help navigate the regulatory landscape.
2. Obtain Necessary Permits and Licenses: Apply for a conditional use permit from the Pasco County Planning Director, demonstrating that your property meets all required standards, such as designated parking and occupancy limits. Register your rental unit(s) annually with the Pasco County Growth Management/Zoning Department, pay the registration fee, and obtain a business tax receipt from the Tax Collector. Begin the permitting and licensing process well in advance of your intended rental start date, as approvals can take several weeks to a few months.
3. Prepare Your Property: Ensure your rental property is safe, clean, and well-maintained. Install required safety features, such as smoke detectors, carbon monoxide detectors, and fire extinguishers. If your property has a pool, ensure it is properly fenced and complies with all safety regulations. Consider hiring a professional cleaning service to maintain a high standard of cleanliness between guest stays. Create a detailed property manual for guests, including house rules, emergency contact information, and instructions for using appliances and amenities.
4. Obtain Appropriate Insurance: Secure proper insurance coverage for your short-term rental, including property insurance and liability coverage. Consult with your insurance provider to determine the best policy for your specific situation. Consider additional coverage options, such as income protection insurance, to safeguard against potential losses due to property damage or cancellations.
5. Create Compelling Listings: Develop attractive, informative listings for your short-term rental on popular platforms like Airbnb and Vrbo. Use high-quality photos, detailed descriptions, and competitive pricing to stand out from other listings in the area. Be transparent about your property's amenities, location, and any unique features or restrictions. Research similar listings in your area to gauge market rates and ensure your pricing is competitive yet profitable.
6. Establish a Property Management Plan: Decide whether you will manage the property yourself or hire a professional property management company. If self-managing, be prepared to handle guest communication, check-ins/check-outs, cleaning, and maintenance. If hiring a property manager, thoroughly vet potential companies and understand their fees and services. Develop a system for efficiently managing reservations, guest communication, and turnovers to ensure a smooth operation and positive guest experiences.
7. Comply with Tax Obligations: Register with the Florida Department of Revenue and the Pasco County Tax Collector to collect and remit the required state and local taxes, including the 6% state sales tax, 5% tourist development tax, and 1% local option sales tax. Utilize a tax professional or vacation rental software with built-in tax reporting features to simplify compliance and ensure accurate tax collection and remittance.

By following these steps and staying informed about local regulations, you can successfully launch and operate a short-term rental business in Pasco County. Remember to prioritize guest satisfaction, maintain open communication with neighbors and local authorities, and continuously evaluate and adapt your business strategies to ensure long-term success.

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

If you have questions or concerns about short-term rental regulations and zoning in Pasco County, there are several key contacts and departments you can reach out to:

Pasco County Planning Services: For questions related to zoning, conditional use permits, and land use regulations, contact the Planning Services department at (727) 847-8140 or email the Support Director, Nectarios Pittos, at npittos@mypasco.net.

Pasco County Code Compliance: To inquire about short-term rental ordinances, licensing requirements, and enforcement, contact the Code Compliance department at (727) 847-8171 or email the Director, Patrick Arotin, at parotin@mypasco.net.

Pasco County Tax Collector: For questions about registering your short-term rental, obtaining a business tax receipt, and remitting tourist development taxes, contact the Tax Collector's office at (727) 847-8032 or visit their website at www.pascotaxes.com.

Pasco County Growth Management/Zoning Department: To register your short-term rental unit(s) annually and pay the required registration fee, contact the Growth Management/Zoning Department at (727) 847-8142 (New Port Richey), (352) 521-4279 ext. 4701 (Dade City), or (813) 929-1350 (Land O' Lakes).

In addition to these official county contacts, you may find it helpful to connect with other short-term rental hosts and property managers in Pasco County through online forums and communities. Some popular options include:

1. BiggerPockets Forum: A large, active community of real estate investors, including many short-term rental hosts. Visit the "Short-Term and Vacation Rental Discussion" subforum at www.biggerpockets.com/forums/530-short-term-and-vacation-rental-discussion.
2. Airbnb Community Center: The official forum for Airbnb hosts, with over 1 million members. Join discussions, ask questions, and connect with hosts in the Pasco County area at community.withairbnb.com.
3. VRBO Community Forum: An active forum for vacation rental owners and managers, with a dedicated subforum for Florida hosts. Visit the "Florida Vacation Rentals" section at community.vrbo.com/s/topic/0TO6f000000Tn3JGAS/florida-vacation-rentals.
4. Lay My Hat: A well-organized forum for short-term rental hosts, with location-specific discussions. Check out the "Florida" subforum at www.laymyhat.com/forum/usa/florida.

By reaching out to the appropriate Pasco County departments and connecting with fellow hosts through online communities, you can stay informed about the latest short-term rental regulations and zoning requirements while learning from the experiences of others in the industry.

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

Discussions among short-term rental hosts on platforms like Reddit and BiggerPockets reveal mixed opinions about Pasco County's regulations and their enforcement. Here are a few notable examples:

Reddit - r/tampa: In a thread titled "If this isn't a police state I don't know what is," a user expresses concern about Pasco County's rental property database, which requires non-owner-occupied properties to register with the county and provide tenant information to the Sheriff's office. The post suggests that this ordinance is an overreach and a potential money grab by real estate companies.

BiggerPockets Forum: In a post titled "Permit to rent a duplex?", a user shares their experience of receiving a courtesy notice from Pasco County code enforcement, stating that they need a permit to rent out their duplex. The user, who has owned duplexes for two years, was unaware of this requirement and is seeking more information from the permit office.

BiggerPockets Forum: Another user on BiggerPockets asks about the feasibility of operating a short-term rental in the Wesley Chapel/Lutz area, specifically in communities with HOAs. Respondents caution that most HOAs have strict regulations on rentals, often requiring minimum lease terms of six months to a year. They also advise the user to research Hillsborough County's licensing requirements for short-term rentals.

Reddit - r/RealEstate: In a post titled "Buying a property in Pasco Fl that has in-law suite currently rented," a user seeks advice on purchasing a property with an existing rental unit. While not directly related to short-term rentals, the post highlights the importance of understanding Florida's landlord-tenant laws and conducting thorough due diligence when investing in rental properties.

These discussions suggest that while some hosts are successfully operating short-term rentals in Pasco County, others are grappling with understanding and complying with local regulations. The sentiment towards the county's rules and enforcement appears to be mixed, with some hosts expressing frustration or concern about the requirements and potential overreach by authorities.

It's important to note that these opinions are based on individual experiences and may not represent the views of all short-term rental hosts in Pasco County. Prospective hosts should carefully research the current regulations, seek guidance from local authorities and experienced property managers, and make informed decisions based on their specific circumstances.

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.