Spring Hill Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Spring Hill

If you're considering operating a short-term rental property in Spring Hill, Florida, through platforms like Airbnb or VRBO, it's important to understand the local regulations. Spring Hill is an unincorporated community located in Hernando County.

Hernando County requires STR hosts to register with the Planning Department and obtain a permit. The county defines a short-term rental as a unit that is rented for less than 30 days at a time, more than 3 times per year.

To start an STR business in Spring Hill, you'll need to:

• Register your STR with the Hernando County Planning Department
• Obtain a Short-Term Vacation Rental Permit from the county
• Collect and remit the 5% Tourist Development Tax (aka "bed tax") to Hernando County monthly
• Ensure your property complies with zoning, occupancy limits, parking, and noise regulations

In the fiscal year 2019, Hernando County received $270,295 in Tourist Development Taxes from vacation rentals. As of June 2020, there were 264 registered vacation rentals in the county, though officials estimate the actual number may be double that due to multiple listings under a single registration.

The Hernando County Code Enforcement Department is responsible for enforcing STR regulations, including responding to complaints about issues like noise, parking, and occupancy violations. The county can issue citations and fines for non-compliance.

Some Hernando County residents have expressed concerns about the growth of investor-owned STRs and their impact on neighborhood character. However, county officials note that Florida state law prevents local governments from prohibiting STRs or regulating their frequency and duration.

Overall, Spring Hill STR hosts must carefully comply with Hernando County's permitting and tax requirements. For the most current information, consult the county Planning Department and Code Enforcement websites or contact them directly.

Short-Term Rental Licensing Requirement in Spring Hill

Property owners must comply with the licensing and permitting requirements set forth by Hernando County to legally launch a short-term rental in Spring Hill, Florida. Here are the key steps:

1. Register your STR with the Hernando County Planning Department
   -All STRs must be registered with the county prior to operating.
   -Registration ensures compliance with zoning and other county regulations.
2. Obtain a Short-Term Vacation Rental Permit
   -STR operators must apply for a Short-Term Vacation Rental Permit through the Planning Department.
   -The permit application requires detailed information about the property, including the address, owner contact information, and the number of bedrooms.
   -Permits must be renewed annually.
3. Pay Tourist Development Taxes
   -In addition to the permit, STR operators must collect and remit a 5% Tourist.
   -Development Tax (aka "bed tax") to Hernando County.
   -This tax is paid monthly and is separate from the state sales tax.
   -STR operators are responsible for registering with the county to obtain a tax account number.
4. Ensure Zoning Compliance
   -STRs must comply with Hernando County's zoning regulations, including occupancy limits, parking requirements, and noise restrictions.
   -The Planning Department reviews all permit applications to verify compliance with zoning rules.

Failure to obtain the required permit and pay applicable taxes can result in fines, penalties, and prohibition from operating an STR in Spring Hill. The county's Code Enforcement Department enforces STR regulations and responds to complaints about non-compliant properties.

When applying for an STR permit, property owners must provide a variety of documents, such as proof of ownership, a site plan showing parking arrangements, and a designated local contact person who can respond to any issues that arise.

STR operators in Spring Hill need to stay informed about any changes to the county's licensing and permitting requirements. The Planning Department and Code Enforcement websites provide the most current information, and staff are available to answer questions and provide guidance.

By working closely with county officials and maintaining open communication, owners can ensure their STR operates in full compliance with local regulations. This protects the owner from legal issues and helps maintain positive relationships with neighbors and the wider Spring Hill community.

Required Documents for Spring Hill Short-Term Rentals

Property owners must submit several required documents to the Hernando County Planning Department to apply for a Short-Term Vacation Rental Permit in Spring Hill, Florida. These documents ensure that the STR complies with county regulations and provides necessary information for enforcement and tax purposes. The required documents include:

1. Short-Term Vacation Rental Permit Application
   -A completed application form is available from the Planning Department.
   -Must include property owner's name, contact information, and signature.
   -Requires detailed information about the STR property, including address, parcel ID number, and number of bedrooms.
2. Proof of Property Ownership
   -A copy of the deed or property tax bill showing the applicant as the owner.
   -If the applicant is not the owner, a notarized letter from the owner authorizing the applicant to operate the STR.
3. Site Plan and Floor Plan
   -A site plan showing the location of the STR on the property, including all structures, driveways, and parking areas.
   -A floor plan of the STR indicating the number and location of bedrooms, bathrooms, and other living spaces.
   -Plans must demonstrate compliance with occupancy limits and parking requirements.
4. Local Contact Person Designation
   -The name, address, and 24-hour contact information for a local person, such as a co-host, who can respond to any issues or complaints regarding the STR.
   -This person must live within 25 miles of the STR property and be available to arrive on-site within 1 hour if needed.
5. Proof of Insurance
   -Documentation showing the STR property is covered by liability insurance.
   -The county may specify the minimum coverage amount.
6. Tourist Development Tax Registration
   -Proof of registration with the Hernando County Tax Collector's Office for collection and remittance of the 5% Tourist Development Tax.
   -STR operators must provide their tax account number as part of the permit application.
7. State Vacation Rental License (if applicable)
   -If the STR has more than 3 units or is rented more than 180 days per year, a state Vacation Rental License from the Florida Department of Business and Professional Regulation is also required.
   -A copy of this license must be submitted with the county permit application.

By submitting these required documents, STR operators demonstrate their compliance with Hernando County's regulations and provide necessary information for the Planning Department to monitor and enforce STR standards. Property owners should review the current requirements carefully and ensure all documents are complete and accurate before submitting their permit application.

The Planning Department may request additional information or documentation as needed to verify compliance with county ordinances. Incomplete applications or missing documents can delay or deny the STR permit.

Once issued, the Short-Term Vacation Rental Permit must be prominently displayed inside the rental unit. Operators must also keep copies of all required documents on file and make them available for inspection upon request by county officials. Maintaining accurate and up-to-date records is essential for the successful operation of a short-term rental business in Spring Hill.

Spring Hill Short-Term Rental Taxes

Short-term rental (STR) operators in Spring Hill, Florida, are responsible for collecting and remitting several types of taxes on their rental income:

1. Hernando County Tourist Development Tax
   -Also known as the "bed tax," this is a 5% tax on all short-term rental revenue in Hernando County, including Spring Hill.
   -STR operators must register with the Hernando County Tax Collector's Office to obtain a tax account number.
   -The tax is due monthly and must be remitted to the Tax Collector's Office by the 20th day of the following month.
2. Florida State Sales Tax
   -STRs in Florida are subject to the state sales tax of 6% on all rental income.
   -This tax is collected from guests and remitted to the Florida Department of Revenue.
   -STR operators must register for a sales tax certificate and file monthly returns.
3. Discretionary Sales Surtax
   -Hernando County imposes a 0.5% discretionary sales surtax on top of the state sales tax.
   -This brings the total sales tax rate for Spring Hill STRs to 6.5%.
   -The surtax is collected and remitted along with the state sales tax.
4. Federal Income Tax
   -Income earned from short-term rentals is subject to federal income tax reporting.
   -STR operators must report their rental income and expenses on Schedule E of their federal tax return.
   -Proper record-keeping and accounting are essential for accurately reporting STR income and deductions.

Failure to properly collect and remit the required taxes can result in significant penalties, interest, and legal consequences. The Hernando County Tax Collector's Office and the Florida Department of Revenue actively monitor STR listings and conduct audits to ensure compliance with tax regulations.

To assist with tax compliance, many STR operators use specialized vacation rental software that automatically calculates and collects the appropriate taxes from guests. These systems can also generate detailed reports and remittance forms to streamline the tax filing process.

It's important for STR operators in Spring Hill to stay informed about any changes to local and state tax laws that may impact their business. Consulting with a qualified tax professional who specializes in short-term rentals can help ensure proper compliance and maximize any available deductions.

By understanding and fulfilling their tax obligations, STR operators in Spring Hill can contribute to the local economy and maintain a positive relationship with the community. Proper tax compliance is not only a legal requirement but also demonstrates a commitment to being a responsible and ethical business owner.

Florida Wide Short-Term Rental Rules

In addition to the specific regulations in Spring Hill and Hernando County, short-term rental operators in Florida must also comply with several statewide rules and requirements:

1. Florida Vacation Rental Act
   -The Florida Vacation Rental Act (Chapter 509, Part III, Florida Statutes) governs the operation of vacation rentals in the state.
   -Vacation rentals are defined as any unit or group of units in a condominium or cooperative or any individually or collectively owned single-family, two-family, three-family, or four-family house or dwelling unit that is rented to guests more than three times in a calendar year for periods of less than 30 days or 1 calendar month, whichever is less, or which is advertised or held out to the public as a place regularly rented to guests.
   -The Act requires vacation rental owners to obtain a license from the Florida Department of Business and Professional Regulation (DBPR) if they rent their property more than three times per year or for more than 180 days per year.
2. Florida Fire Prevention Code
   -STRs in Florida must comply with the Florida Fire Prevention Code, which sets standards for fire safety, including smoke detectors, fire extinguishers, and means of egress.
   -Vacation rentals with three or more stories must also have a fire sprinkler system installed.
3. Florida Building Code
   -STRs must meet the requirements of the Florida Building Code, which regulates the design, construction, and occupancy of buildings to ensure public health, safety, and welfare.
   -This includes provisions for structural integrity, electrical and plumbing systems, and accessibility for persons with disabilities.
4. Florida Clean Indoor Air Act
   -The Florida Clean Indoor Air Act prohibits smoking in enclosed indoor workplaces, including vacation rentals.
   -STR operators must post "No Smoking" signs and enforce the smoking ban on their properties.
5. Florida's Property Owner's Bill of Rights
   -Florida's Property Owner's Bill of Rights (Section 509.032(7), Florida Statutes) protects the rights of vacation rental owners by prohibiting local governments from enacting certain regulations on STRs.
   -Local governments cannot prohibit vacation rentals or regulate the duration or frequency of rentals.
   -However, local governments can regulate STRs for issues related to noise, parking, trash, and other nuisances as long as the rules apply uniformly to all residential properties.
6. Florida Landlord-Tenant Law
   -While most STRs are exempt from Florida's Landlord-Tenant Act, some provisions, such as the requirement to maintain the property in a safe and habitable condition, may still apply.
   -STR operators should be familiar with their rights and responsibilities under Florida law and have a clear rental agreement outlining the stay terms.

By complying with these statewide rules and requirements and specific regulations in Spring Hill and Hernando County, STR operators can ensure they are operating legally and responsibly. Failure to comply with state laws can result in fines, legal action, and revocation of licenses or permits.

It's important for STR owners to stay informed about any changes to Florida's laws and regulations that may impact their business. Joining local vacation rental associations or industry groups can help owners stay up-to-date on best practices and advocate for fair and reasonable policies at the state level.

Ultimately, by working to maintain high standards of safety, quality, and compliance, STR operators in Florida can contribute positively to the state's tourism economy while being good neighbors in their local communities.

Does Spring Hill Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like Bigger Pockets and Reddit, it appears that Spring Hill and Hernando County take a moderate approach to enforcing short-term rental regulations compared to some other cities in Florida.

Several hosts have reported that while the county does require STR operators to obtain permits and pay taxes, enforcement is not as strict as in some larger cities like Miami or Orlando. One Bigger Pockets user shared their experience:

"I've been operating an Airbnb in Spring Hill for a couple of years now, and while I did have to go through the process of getting a permit and registering for taxes, I haven't had any major issues with the county. As long as you're following the rules and not causing problems for your neighbors, they seem to leave you alone."

Another Reddit user commented:

"Compared to some other parts of Florida, Spring Hill is relatively Airbnb-friendly. The regulations are pretty straightforward, and the county isn't constantly cracking down on hosts. I know several people who have been running successful STRs here for years without any problems."

However, some hosts have noted that the county has started to take a more proactive approach to enforcement in recent years, particularly in response to complaints from neighbors about noise, parking, or other nuisance issues. One Bigger Pockets user advised:

"While Spring Hill may not be as strict as some other places, it's still important to follow the rules and be a good neighbor. The county has been known to fine hosts who don't have permits or who generate a lot of complaints. It's not worth the risk to try to fly under the radar."

Overall, the consensus among Bigger Pockets and Reddit users seems to be that while Spring Hill does enforce its STR regulations, it is not as aggressive as some other Florida cities. Hosts who obtain the necessary permits, pay their taxes, and operate responsibly generally seem to have positive experiences.

That being said, it's important to note that enforcement priorities can change over time, and the county may take a stricter approach in the future if STRs are perceived to be causing problems in the community. Hosts should stay informed about any changes to local regulations and maintain open communication with county officials to ensure ongoing compliance.

As one Reddit user put it:

"Spring Hill is a great place to operate an Airbnb, but it's not the Wild West. Follow the rules, be a good host, and you should be fine. But don't assume that just because enforcement is relatively lax now, it will always be that way. Stay on top of your game and be prepared to adapt if needed."

How to Start a Short-Term Rental Business in Spring Hill

If you're interested in starting a short-term rental business in Spring Hill, Florida, here are the essential steps to follow:

1. Research and understand Spring Hill's STR regulations
   -Review Hernando County's STR ordinances and permitting requirements.
   -Familiarize yourself with zoning restrictions, occupancy limits, parking requirements, and other rules.
   -Understand your responsibilities for collecting and remitting taxes.
2. Choose a suitable property
   -Identify a property that meets the county's zoning and occupancy requirements for STRs.
   -Consider factors like location, amenities, and potential rental demand when selecting a property.
   -Ensure the property is in good condition and meets all safety and habitability standards.
3. Register your business
   -Choose a business structure (sole proprietorship, LLC, etc.) and register with the Florida Division of Corporations.
   -Obtain a federal Employer Identification Number (EIN) for tax purposes.
   -Open a separate bank account for your STR business to keep finances organized.
4. Obtain necessary permits and licenses
   -Register your STR with the Hernando County Planning Department.
   -Apply for a Short-Term Vacation Rental Permit and pay the required fees.
   -If renting more than three times per year or for more than 180 days, obtain a state Vacation Rental License from the Florida DBPR.
5. Set up your tax accounts
   -Register with the Hernando County Tax Collector's Office to obtain a Tourist Development Tax account.
   -Register with the Florida Department of Revenue for a sales tax certificate.
   -Familiarize yourself with the tax filing and remittance schedules.
6. Prepare your property for guests
   -Furnish and equip the rental property to provide a comfortable and inviting experience.
   -Ensure all safety features (smoke detectors, fire extinguishers, etc.) are in place and functioning.
   -Develop a system for managing bookings, check-ins, cleaning, and maintenance.
7. Create your rental listing
   -Choose a booking platform (Airbnb, VRBO, etc.) to list your property and create an attractive listing.
   -Develop a competitive pricing strategy based on local market conditions and your operating costs.
   -Establish clear house rules and booking policies that comply with county regulations.
8. Launch and manage your STR business
   -Promote your listing and start accepting bookings.
   -Communicate with guests promptly and professionally and provide excellent customer service.
   -Arrange for regular cleaning and maintenance to maintain your property.
   -Keep accurate records of all income and expenses for tax purposes.
9. Stay compliant and adapt as needed
   -Review Hernando County's STR regulations regularly and stay informed of any changes.
   -Renew your permits and licenses annually and maintain current tax registrations.
   -Adapt your business practices as needed to ensure ongoing compliance and success.

Starting an STR business in Spring Hill requires careful planning, attention to detail, and a commitment to compliance with local regulations. By following these steps and working closely with county officials, you can build a successful and sustainable rental operation that contributes positively to the Spring Hill community.

Remember to consult with legal and tax professionals as needed to ensure you are fully compliant with all applicable laws and regulations. With the right approach and a dedication to providing excellent guest experiences, your Spring Hill STR business can thrive in this growing market.

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

If you have questions or concerns about short-term rental regulations and zoning in Spring Hill, several key contacts can provide guidance and assistance:

1. Hernando County Planning Department
   The Planning Department is responsible for administering and enforcing the county's STR ordinances, including permitting and zoning requirements.
   Contact: Planning Department
   Phone: (352) 754-4050
   Email: Planning@HernandoCounty.us
2. Hernando County Code Enforcement Division
   The Code Enforcement Division investigates complaints and enforces STR regulations related to noise, parking, occupancy, and other nuisance issues.
   Contact: Code Enforcement Division
   Phone: (352) 754-4056
   Email: CodeEnforcement@HernandoCounty.us
3. Hernando County Tax Collector's Office
   The Tax Collector's Office handles registration and collection of the Tourist Development Tax for STRs.
   Contact: Tourist Development Tax Department
   Phone: (352) 754-4180
   Email: TouristTax@HernandoTax.com
4. Florida Department of Business and Professional Regulation (DBPR)
   The DBPR regulates vacation rentals at the state level and issues state Vacation Rental Licenses for properties rented more than three times per year or for more than 180 days.
   Contact: Division of Hotels and Restaurants
   Phone: (850) 487-1395
   Email: dhr.info@myfloridalicense.com
5. Florida Department of Revenue
   The Department of Revenue administers the state sales tax and can provide information on registering for and remitting sales tax on STR income.
   Contact: Taxpayer Services
   Phone: (850) 488-6800
   Email: GTAHelpDesk@floridarevenue.com

When contacting these offices, be prepared to provide specific details about your property and your plans for operating an STR. The more information you can provide upfront, the more targeted and helpful the guidance you receive will be.

In addition to these official contacts, consider connecting with local STR associations or host groups in the Spring Hill area. These organizations can provide valuable insights and support from experienced operators who are familiar with the local regulatory landscape.

Remember that regulations and requirements can change over time, so staying in touch with these contacts and regularly reviewing the latest information on the county and state websites is important. Building positive relationships with local officials and staying proactive about compliance can help ensure the long-term success of your STR business in Spring Hill.

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

Airbnb hosts in Spring Hill have shared their experiences and opinions about local short-term rental regulations on popular online forums like Reddit and Bigger Pockets. Here are a few notable examples:

Reddit user "SpringHillHost" in the r/AirbnbHosts subreddit:

1. Expressed appreciation for Hernando County's relatively straightforward STR regulations compared to some other Florida counties
2. Noted that the permitting process was manageable and the county staff were helpful in answering questions
3. Emphasized the importance of being proactive in communicating with the county and staying informed about any regulatory changes

Bigger Pockets user "SuncoastInvestor" in the "Florida Short-Term Rentals" forum:

• Shared their experience with the county's code enforcement process, noting that they had received a complaint about noise at their STR
• Worked with the county to address the issue and implement a noise monitoring system to prevent future problems
• Advised other hosts to take complaints seriously and work collaboratively with the county to find solutions

Reddit user "HernandoCountyHost" in the r/AirbnbRegulations subreddit:

• Discussed the impact of the county's Tourist Development Tax on their STR business
• Noted that while the 5% tax can eat into profits, it's important to factor it into pricing and budget accordingly
• Suggested that hosts use automation tools to help with tax collection and remittance to streamline the process

Bigger Pockets user "SpringHillSTR" in the "Taxes and Regulations" forum:

• Asked for advice on navigating the state licensing requirements for STRs rented more than three times per year or for more than 180 days
• Received helpful responses from other Florida hosts who had gone through the process and shared their tips and experiences
• Emphasized the importance of understanding and complying with both county and state regulations to avoid legal issues

These posts highlight some of the key topics and concerns that Airbnb hosts in Spring Hill discuss when it comes to local regulations. While experiences and opinions may vary, there seems to be a general consensus that Hernando County's regulations, while not perfect, are relatively manageable compared to some other Florida jurisdictions.

Hosts emphasize the importance of being proactive in communicating with county officials, staying informed about regulatory changes, and working collaboratively to address any issues that arise. They also highlight the financial impact of local taxes and fees on their businesses and the need to factor these costs into their pricing and budgeting.

Overall, these forums provide a valuable space for Spring Hill hosts to share their experiences, learn from one another, and advocate for fair and reasonable regulations that balance the needs of STR operators with those of the wider community. By staying engaged and informed, hosts can help shape the future of the STR industry in Spring Hill and beyond.

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.