Can you rent your home in Florida? A how-to guide

Can you rent out your home in Florida?

Potentially, but it depends on how often and for how long you plan to rent. Florida has specific laws that apply to short-term rentals. In some cases, you may need to get a license, register to collect taxes, and meet local requirements before listing your home.

In Florida, if you rent out or advertise your home, condo, or co-op for short stays — less than 30 days or one calendar month, whichever is shorter — and do this more than three times in a calendar year, it may be considered a vacation rental. When that happens, state law typically requires you to get a vacation rental license through the Department of Business and Professional Regulation (DBPR).

On top of that, local governments often have their own rules. Some may cap how many days you can rent, require you to register the property, or restrict short-term rentals altogether in certain neighborhoods or buildings. Before moving forward, it’s important to understand where your property falls under these guidelines, and how state, local, and association rules may affect your plans.

This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
 

How to rent out your home in Florida

1. Check HOA or COA rules.

   If your home is located within a homeowners association (HOA) or condominium owners association (COA), you’ll need to review the community’s governing documents. Many associations have specific restrictions around rental activity. Renting your home without following rules could lead to fines, formal violations, or legal disputes. If you're unsure, it's always worth reaching out to your board of directors or management team for clarification before listing your home.
    

2. Check zoning and local ordinances.

   Not all areas in Florida treat short-term rentals the same way. Some municipalities welcome them, while others have firm restrictions or prohibit them altogether. Before listing your home, check with your local city or county to confirm what’s allowed. Even if you’ve met state licensing requirements, your ability to rent may still depend on local zoning laws.
    

3. Apply for a vacation rental license through the DBPR.

   If you're renting out your home for short stays more than three times per year, or marketing it publicly, you’ll likely need a vacation rental license through the DBPR. The license is specific to each property and is a key requirement if you want to legally operate Florida short-term rentals and minimize the likelihood of compliance issues down the line.
    

4. Register for tax collection.

   Short-term rental income in Florida is taxable, which means you’ll need to register with the Florida Department of Revenue to collect and remit the 6% state sales tax. Depending on where your property is located, you may also need to register with your local tax collector to collect additional taxes. These registrations allow you to report income properly and stay current with required filings.
    

5. Comply with safety and building codes.

   Most Florida short-term rentals must meet basic safety requirements. This can include working smoke detectors, fire extinguishers in accessible areas, and clearly posted emergency contact information. Some municipalities may require a safety inspection before you can begin renting. Taking care of these details upfront can create a better experience for guests and help minimize risk for you as the owner.
    

6. Review your insurance coverage and make updates if needed.

   Standard homeowners insurance typically does not cover short-term rentals in Florida. If you rent your home regularly, you’ll want to look into a short-term rental policy or a business endorsement that covers property damage, liability, and guest injury. Some online rental platforms offer host protection insurance, but it’s often secondary. Confirm what’s covered with your insurance provider before listing your home.

Short-term vs. long-term rentals

In Florida, the difference between short-term and long-term rentals can affect what rules, licenses, and taxes apply:

• Short-term rentals are typically stays of less than 30 days or one calendar month, rented more than three times per year. These rentals may require a state license and are typically subject to Florida’s 6% sales tax, plus any local taxes.
   
• Mid-length rentals, typically between 30 days and six months, usually don’t require a state vacation rental license, but are still generally considered taxable. Local laws, HOA rules, and zoning regulations still apply as well, so it’s worth checking those before offering your home for this type of rental.
   
• Long-term rentals are typically leases of more than six months. These may be exempt from Florida sales and tourist taxes and may not require a vacation rental license. However, they may fall under landlord-tenant law, which comes with its own requirements around security deposits, notice periods, and more. And, of course, local laws, association rules, and zoning regulations still apply.

Understanding where your rental plans fall can help you avoid extra costs and stay compliant, whether you’re renting occasionally or offering a full-time rental property.
 

How renting your home can affect your homestead exemption

Florida’s homestead exemption offers property tax savings to homeowners who use their Florida property as their permanent residence. However, renting out your home can affect your eligibility. Under Florida law, if you rent all or “substantially all” of your homesteaded property for more than 30 days in two consecutive calendar years, you could lose your exemption and trigger repayment of back taxes, interest, and penalties.

If you're currently claiming the homestead exemption and considering renting out your home, it’s smart to speak with your county property appraiser or qualified legal counsel. A quick check now can help you avoid expensive surprises later.
 

Need help managing short-term rentals in your community?

At FirstService Residential, we work with boards and owners across Florida to help navigate complex issues like rental policy enforcement, community compliance, and homeowner education. If you’re exploring how to approach short-term rentals in your property or association, we’re here to support you with expert guidance and solutions.

Contact us today to learn more.