Miami Short-Term Rental Regulations

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Permit & Licensing

Short-Term Rental/Lodging Conversion Permit (Building Permit + Certificate of Use)

This permit type does not require primary residence. Zoning restriction: Single-family homes and duplexes in T3 and T4-R transect zones are prohibited. Multi-family buildings in eligible transect zones may convert. Classified as 'Lodging' under Miami 21 Zoning Code.

Application Process

Online via iBuild portal. Steps: (1) Complete STR/Lodging Evaluation Form; (2) Verify zoning eligibility with Zoning Department; (3) Submit Building Permit application via iBuild (select Remodeling/Repairs, Commercial property type, appropriate lodging category); (4) Upload Data Sheet, OMP, Evaluation Form, active CU and CO to ProjectDox and pay fees; (5) Multi-department plan review via ProjectDox; (6) Schedule inspections after permit issued; (7) Obtain Certificate of Occupancy.

Tax Obligations

Combined rate: 12% of gross rental income.

Collection: State sales tax and surtax: self-remit to Florida Department of Revenue (platform may remit on owner's behalf). Local option transient rental tax: Miami-Dade County self-administers — remit directly to the county.

Filing: Monthly. Returns and payments due on the 1st, late after the 20th day of the month following each reporting period.

Rental Limits

Miami does not impose an annual cap on the number of nights you can rent.

Zoning & Restrictions

• STRs classified as 'Lodging' under Miami 21 Zoning Code.
• Prohibited in T3 and T4-R transect zones for single-family/duplex structures.
• Multi-family buildings leased for less than one month are classified as Lodging.

Insurance & Safety

Insurance

Liability insurance is required for the property's use as a short-term rental. No minimum specified.

Safety & Operating Requirements

• Operational Management Plan (OMP) required: must outline lobby/front desk operations, 24-hour contact, guest access control, and housekeeping
• Certificate of Use (CU) required for existing buildings
• Certificate of Occupancy (CO) required for existing buildings
• Short-Term Rental/Lodging Evaluation Form required for existing buildings
• If more than 25% of units used as STR, entire building must comply with R-1 (transient hotel) standards under Florida Building Code

Penalties for Non-Compliance

Illegal short-term rentals are enforced as a residential property used outside its allowable use under City Code §2-817: code-enforcement fines up to $1,000 per day per violation (first offense) and $5,000 per day per violation (repeat violator).

Market Snapshot

Demand context for Miami from official government and tourism statistics — the latest published annual figures, not a projection of rental income.

Major annual events: South Beach Wine & Food Festival (February) · Miami Open (March) · Ultra Music Festival (March) · Art Basel Miami Beach (December)

Figures are the latest annual statistics published by the linked official sources (retrieved 2026-07-13). Visitor counts cover the geography stated by each source, which can be wider than the city itself. Regulations above — not market conditions — determine whether and how you may operate.

Compliance Checklist

Follow these steps to legally operate a short-term rental in Miami:

1. Meet safety requirements. Operational Management Plan (OMP) required: must outline lobby/front desk operations, 24-hour contact, guest access control, and housekeeping. Certificate of Use (CU) required for existing buildings. Certificate of Occupancy (CO) required for existing buildings. Short-Term Rental/Lodging Evaluation Form required for existing buildings. If more than 25% of units used as STR, entire building must comply with R-1 (transient hotel) standards under Florida Building Code.
2. Obtain liability insurance. Required for property's use as a short-term rental.
3. Apply for Short-Term Rental/Lodging Conversion Permit (Building Permit + Certificate of Use). Submit application + $50 CU application + $313 lodging inspection (12 units or less), plus Business Tax Receipt and FL DBPR vacation-rental license fee.
4. Register for tax accounts. Set up lodging tax accounts with Florida Department of Revenue; Miami-Dade County Department of Regulatory and Economic Resources, Business Section.
5. Collect and remit taxes. 12% on all bookings.
6. Renew annually. Contact city for renewal fee details.

Frequently Asked Questions

Do you need a permit to run an Airbnb in Miami?

Yes. Operating a short-term rental — including an Airbnb or Vrbo — in Miami requires a Short-Term Rental/Lodging Conversion Permit.

Does Miami require a short-term rental to be your primary residence?

No. Miami allows non-owner-occupied short-term rentals, so investment properties can qualify provided you hold the required permit.

How many days a year can you short-term rent in Miami?

Miami does not cap the number of nights per year you can short-term rent, though permitting, zoning, and occupancy rules still apply.

What taxes do you pay on a short-term rental in Miami?

Short-term rental stays in Miami are subject to a combined 12% in lodging taxes. This combines 6% Florida State Sales Tax + 3% Convention Development Tax + 2% Tourist Development Tax + 1% Professional Sports Franchise Facility Tax. The host is responsible for collecting and remitting them.

What are the penalties for short-term rental violations in Miami?

Penalties run up to $1,000 per day (see the Penalties section for the full schedule).