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

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

Seminole County, located just north of Orlando, allows short-term vacation rentals through platforms like Airbnb and VRBO. However, property owners must follow the county's rules and regulations to legally operate a short-term rental business. Here's what you need to know about short-term rental regulations in Seminole County.

Starting a Short-Term Rental Business in Seminole County

To start a short-term rental business in Seminole County, you'll need to:

Ensure your property is located in a zoning district that permits short-term rentals. Contact the Seminole County Planning and Development Division at 407-665-7371 for information on permitted uses and zoning verification.

Obtain a Business Tax Receipt (BTR) from Seminole County. The county requires a BTR for all vacation rentals, defined as any unit rented more than three times per year for periods of less than 30 days.

Register with the Florida Department of Business and Professional Regulation (DBPR) for a Vacation Rental License if renting the entire unit. Room rentals within an owner-occupied home do not require a state license.

Collect and remit the required taxes on your rental income:

• 6% Florida Transient Rental Tax
• 5% Seminole County Tourist Development Tax
• 1% Seminole County Discretionary Sales Surtax

Comply with Seminole County's vacation rental ordinance requirements, including:

1. Providing one off-street parking space per bedroom, up to a maximum of five spaces
2. Posting emergency contact information inside the unit
3. Designating a local responsible party available 24/7 to respond to any issues

Review any lease terms, HOA rules, or deed restrictions that may prohibit or limit short-term rentals of your specific property. The county does not enforce private restrictions.

According to discussions on real estate investing forums like BiggerPockets, many Florida counties have been increasing enforcement of short-term rental regulations in recent years. While Seminole County is generally more permissive than some neighboring areas, it's crucial to fully comply with all licensing and tax requirements to avoid potential fines or shutdowns.

Seminole County's vacation rental ordinance aims to balance the rights of rental operators and residents. Hosts must follow occupancy limits, parking rules, and other standards to preserve neighborhood character. Fines for violations can reach $250 per day.

By carefully navigating the county's rules and working closely with local officials, you can launch a successful and compliant short-term rental business in Seminole County. The area's proximity to Orlando's theme parks and attractions makes it an appealing market for savvy vacation rental entrepreneurs.

Short-Term Rental Licensing Requirement in Seminole County

To legally operate a short-term rental in Seminole County, property owners must obtain several licenses and registrations:

Florida Department of Business and Professional Regulation (DBPR) Vacation Rental License

1. Owners need either a Vacation Rental Dwelling License for an entire property or a Vacation Rental Condo License for individual condo units.
2. Apply online or by mail with required documents like a sales tax number, FEIN for business applicants, and certificate of balcony inspection if applicable.
3. Pay the license fee based on the number of units plus a $50 application fee.

Register with the Florida Department of Revenue

Obtain a sales tax number to collect and remit the required 6% state sales tax and any applicable county taxes on rental income.

Business Tax Receipt from Seminole County

1. The county requires a Business Tax Receipt for vacation rentals, defined as any unit rented more than three times per year for less than 30 days.
2. Submit a Business Tax Receipt Application to Seminole County along with the required fee.

Register with Seminole County to collect and remit the 5% Tourist Development Tax

Short-term rental hosts must register with the county to collect and pay the 5% tourist tax on rental income monthly, in addition to state sales tax.

Comply with Seminole County's vacation rental ordinance requirements, including:

1. Providing one off-street parking space per bedroom, up to a maximum of five spaces
2. Posting emergency contact information inside the unit
3. Designating a local responsible party available 24/7 to respond to any issues

Seminole County's ordinance aims to balance the rights of rental operators and residents. Fines for violations can reach $500 per day. With the county increasing enforcement, hosts should carefully review all state and local requirements.

Failure to obtain required licenses and comply with regulations can result in significant penalties. Operating without a state Vacation Rental License is a second-degree misdemeanor punishable by up to 60 days in jail and a $500 fine. Seminole County can also impose fines of up to $500 per day for code violations.

The licensing process typically takes 2-4 weeks, depending on the completeness of the application and processing times. Hosts should begin the registration process well in advance of their planned rental start date to avoid delays or disruptions.

By carefully navigating Seminole County's rules and working closely with local officials, short-term rental owners can launch a successful and compliant vacation rental business. The area's proximity to Orlando's attractions makes it an appealing market for savvy entrepreneurs who understand the regulatory landscape.

Required Documents for Seminole County Short-Term Rentals

When applying for a vacation rental registration in Seminole County, hosts must submit several required documents to demonstrate eligibility and compliance with regulations. These include:

Completed Vacation Rental Registration Application

1. Owners must register their vacation rental property with Seminole County's third-party vendor.
2. The application collects key information about the rental property, owner, and responsible party.

Proof of Ownership or Authorization

1. Deed, property tax bill, or other documentation showing ownership of the rental property.
2. If the applicant is not the owner, written authorization from the property owner to operate the vacation rental.

Floorplan or Site Plan

1. Diagram showing the layout of the vacation rental, including all bedrooms and sleeping areas.
2. For properties with 5+ bedrooms, a survey or sketch indicating the location of all assigned parking spaces, on-site or off-site via agreements.

Parking Plan

1. Documentation of the number and location of available off-street parking spaces for guests.
2. Must provide at least one space for a 1-2 bedroom rental, two spaces for a 3-4 bedroom rental, and one additional space for each bedroom over four.

Responsible Party Designation

• Name and contact information for the designated responsible party who will respond to issues 24/7.
• The responsible party may be the owner or another person/entity appointed by the owner.

Proof of Florida Department of Business and Professional Regulation (DBPR) License

• Vacation rentals must obtain the appropriate Vacation Rental Dwelling License from the DBPR.
• License type depends on whether renting out a single-family home (Vacation Rental Dwelling License) or individual condo units (Vacation Rental Condo License).

Proof of Florida Department of Revenue Registration

Vacation rentals must register with the Florida Department of Revenue to collect and remit sales taxes and local tourist development taxes on rental income.

Evidence of Compliance with Residential Dwelling Codes

• Rentals must meet all residential building, fire, and life safety codes that apply to residential dwellings.
• Inspections may be required to verify compliance prior to approval.

The Seminole County vacation rental registration must be renewed annually with the County's third-party vendor. Any changes to the information provided, such as new responsible party or added bedrooms, require an updated application.

By requiring this documentation, Seminole County aims to ensure vacation rental operators are complying with all regulations to protect the quality of life for residents and the safety of guests. Failure to register or operating in violation of the ordinance standards can result in fines and other code enforcement actions.

Seminole County Short-Term Rental Taxes

Short-term rental operators in Seminole County must collect and remit several state and local taxes on their rental income:

Florida Transient Rental Tax: The state of Florida imposes a 6% transient rental tax on the total rental amount for stays of less than six months. This tax applies to vacation rentals as well as other forms of transient accommodations like hotels and motels.

Seminole County Tourist Development Tax: Seminole County levies an additional 5% tourist development tax on short-term rentals. This tax is on top of the state transient rental tax and applies to rentals of six months or less.

Seminole County Discretionary Sales Surtax: Seminole County also imposes a 1% discretionary sales surtax on the total rental amount. This surtax is collected in addition to the state and county transient rental taxes.

In total, short-term rental operators in Seminole County must collect and remit 12% in taxes on their rental income - 6% for the state transient rental tax, 5% for the Seminole County tourist development tax, and 1% for the county discretionary sales surtax.

These taxes must be collected from guests at the time of payment and then remitted to the appropriate state and local tax authorities. Operators can register with the Florida Department of Revenue and Seminole County Tax Collector's Office to obtain the necessary tax certificates and filing instructions.

It's important to note that these tax requirements apply regardless of the rental platform used. Even if an operator receives bookings through Airbnb, VRBO, or another site that collects and remits some taxes on the host's behalf, the operator is still ultimately responsible for ensuring all applicable taxes are paid.

Possible Tax Deductions for Short-Term Rentals

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

• Mortgage interest
• Property taxes
• Insurance premiums
• Utilities
• Cleaning and maintenance costs
• Repairs and replacements
• Supplies for guests
• Advertising and platform fees
• Depreciation of the rental property

It's important to keep detailed records and receipts for all rental-related expenses in order to properly claim deductions. Consulting with a tax professional familiar with short-term rental regulations can help ensure compliance and maximize tax savings.

By understanding the applicable taxes and available deductions, short-term rental operators in Seminole County can run a profitable and compliant business while contributing to the local tourism economy.

Florida-Wide Short-Term Rental Rules

While many short-term rental regulations in Florida are set at the city or county level, there are a few key state-wide rules that apply to all vacation rental operators, including those in Seminole County.

The most important state-level requirement is the Vacation Rental License issued by the Florida Department of Business and Professional Regulation (DBPR). Any property rented more than three times per year for periods of less than 30 days must obtain this license. The DBPR offers two license types:

• Vacation Rental – Dwelling License: For single-family homes, townhouses, or units in a duplex, triplex, quadruplex, or other small multi-unit building.
• Vacation Rental – Condominium License: For individual condo units.

To apply for the state Vacation Rental License, hosts must submit the appropriate application along with required documents like a Certificate of Balcony Inspection for applicable properties. The DBPR also mandates human trafficking awareness training for vacation rental employees in housekeeping or guest services roles.

In addition to the DBPR license, short-term rental operators across Florida must collect and remit various state taxes on their rental income. These include:

• 6% Florida Transient Rental Tax
• 0.5-1.5% County Discretionary Sales Surtax (varies by county)
• Local option transient rental taxes (vary by county)

Seminole County short-term rental hosts are responsible for collecting these state taxes in addition to the county-level 5% Tourist Development Tax.

Another state-wide consideration for vacation rental operators is the impact on Homestead Exemption eligibility. In Florida, renting out a property that serves as your primary residence for more than 30 days per year can result in losing this valuable property tax exemption of up to $50,000.

It's important to note that in 2023, the Florida legislature passed a new law granting local governments more control over short-term rental regulations. The law allows counties and cities to impose occupancy limits, parking rules, registration requirements, and other standards on vacation rentals.

However, any local regulations must apply uniformly to all residential properties, not just short-term rentals. The law also caps registration fees at $150 for individual properties and $200 for collective registrations.

While this state law change empowers municipalities to further regulate short-term rentals, it does not override existing local ordinances. Seminole County vacation rental operators must continue to comply with all county-specific rules in addition to these state-wide requirements.

By understanding and adhering to Florida's state-level short-term rental regulations, Seminole County hosts can ensure they are operating legally and responsibly. Staying informed of any changes to these state laws is crucial for running a successful and compliant vacation rental business.

Does Seminole County Strictly Enforce STR Rules?

Based on discussions among Airbnb hosts on platforms like Reddit and Bigger Pockets, Seminole County appears to take a relatively hands-off approach to enforcing short-term rental regulations compared to some larger Florida counties. While Seminole County requires STR operators to obtain a Business Tax Receipt and collect tourist development taxes, active enforcement seems limited unless complaints arise.

This has made Seminole County fairly Airbnb-friendly in practice, even if the county hasn't explicitly promoted STRs. Several hosts on Bigger Pockets have highlighted Seminole County as an attractive market for investing in vacation rentals, citing the lack of strict regulations compared to places like Orange County. The suburban atmosphere and proximity to Orlando's attractions continue to draw visitors.

One Airbnb host on Reddit shared their experience: "I've been operating STRs in Seminole County for a few years without any major issues from the county. As long as you're paying your taxes and not causing disturbances, they seem to take a live-and-let-live approach. It's much easier than dealing with the red tape in Orlando proper."

Of course, this leniency is not a blank check for STR operators to ignore the rules entirely. Seminole County can and does take enforcement action in response to serious resident complaints or blatant violations. Hosts still need to be responsible and respectful to avoid spurring a regulatory crackdown.

As one Bigger Pockets user cautioned, "Seminole County is a great place for vacation rentals now, but don't get greedy or careless. Follow the tax collection and occupancy rules, be a good neighbor, and fly under the radar as much as possible. The regulatory winds can always shift if STRs start causing real problems."

So, in summary, while Seminole County is undoubtedly more Airbnb-friendly than some neighboring counties that have reined in STRs aggressively, hosts still can't completely ignore the county's rules without consequence. But for responsible operators, Seminole County offers an attractive, lower-regulation alternative to running vacation rentals in the Orlando area. The key is being a compliant, considerate host to maintain this status quo.

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

Starting a short-term rental business in Seminole County requires careful planning and compliance with local regulations. Here are the key steps to get started:

Research zoning regulations: Ensure your property is located in a zoning district that permits short-term rentals. Contact the Seminole County Planning and Development Division at 407-665-7371 for information on permitted uses and zoning verification.

Obtain a Business Tax Receipt (BTR): Apply for a BTR from Seminole County. The county requires a BTR for all vacation rentals rented more than three times per year for periods of less than 30 days. Submit the application, along with proof of property ownership or lease agreement, to the county.

Register with the state: If renting the entire unit, register with the Florida Department of Business and Professional Regulation (DBPR) for a Vacation Rental License. Room rentals within an owner-occupied home do not require a state license. Apply online or by mail with required documents like a sales tax number and FEIN for business applicants.

Collect and remit taxes: Register with the Florida Department of Revenue and Seminole County Tax Collector's Office to collect and remit the required taxes, including:

• 6% Florida Transient Rental Tax
• 5% Seminole County Tourist Development Tax
• 1% Seminole County Discretionary Sales Surtax

Comply with local ordinances: Follow Seminole County's vacation rental ordinance requirements, such as providing off-street parking, posting emergency contact information, and designating a local responsible party available 24/7. Review the full ordinance for all applicable standards.

Prepare the property: Furnish and equip your rental with essential amenities and any desired extras to meet guest expectations. Consider your target market and ensure your property suits their needs and preferences. Invest in quality furnishings, linens, and supplies for a positive guest experience.

Develop a marketing plan: Determine which online travel agencies (OTAs) and booking platforms you will use to list your property, such as Airbnb, Vrbo, and Booking.com. Consider creating your own website for more control over your listing and direct bookings. Utilize social media and other marketing channels to promote your rental and engage with potential guests.

Set competitive rates: Research comparable properties in the area to determine competitive nightly rates for your short-term rental. Consider factors like seasonality, demand, amenities, and your target market when setting prices. Utilize dynamic pricing tools to optimize rates based on market conditions.

Establish operational processes: Create standard operating procedures for managing bookings, guest communication, cleaning, maintenance, and other essential tasks. Consider using property management software to streamline operations and automate processes like reservations, guest reviews, and payment processing.

Obtain appropriate insurance: Invest in proper insurance coverage for your short-term rental business, such as vacation rental insurance or landlord insurance. Review policy details carefully to ensure adequate protection for your property and liability risks.

Tips for success:

• Provide exceptional customer service to earn positive reviews and repeat bookings.
• Maintain open communication with guests before, during, and after their stay.
• Keep your property clean, well-maintained, and fully stocked with essential amenities.
• Stay informed about changes to local regulations and maintain compliance.
• Continuously monitor and adapt to market trends and guest preferences.
• Network with other local vacation rental owners for support and insights.

By following these steps and implementing best practices, you can launch a successful and compliant short-term rental business in Seminole County. The area's proximity to Orlando's attractions and growing tourism market offer significant potential for savvy vacation rental entrepreneurs who understand the regulatory landscape and prioritize guest satisfaction.

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

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

• Seminole County Planning and Development Division: Contact the Planning and Development Division at 407-665-7371 for information on zoning districts that permit short-term rentals and to verify your property's zoning.
• Seminole County Business Tax Receipt Office: For questions about obtaining a Business Tax Receipt for your short-term rental, call 407-665-7638 or email businesstax@seminolecounty.tax.
• Seminole County Tourist Development Tax Office: To register to collect and remit the county's 5% tourist development tax, contact the Seminole County Tax Collector's Office at 407-665-7638 or visit their website at https://seminolecounty.tax/services/business-taxes/tourist-development-tax-faqs.
• Seminole County Code Enforcement: To report a potential violation of the county's short-term rental ordinance, contact Code Enforcement at 407-665-6650 or file a complaint online at https://www.seminolesheriff.org/forms/ReportCodeViolation.aspx.

In addition to these official county resources, short-term rental hosts in Seminole County may find support and information through online communities and forums:

• The "Florida Airbnb Hosts" Facebook group has over 7,000 members discussing hosting tips, regulations, and experiences across the state.
• The "Orlando Area Short-Term Rental Alliance" Facebook group focuses on vacation rental advocacy and education in the greater Orlando region, including Seminole County.
• BiggerPockets, a popular real estate investing forum, has many discussions on short-term rental investing in Florida, including Seminole County. Check out the "Florida Vacation Rentals" sub-forum.

By engaging with these online communities, hosts can learn from the experiences of other local operators and stay informed about regulatory changes and industry trends impacting Seminole County.

Remember, while these informal resources can provide helpful context, always verify regulatory information with the appropriate Seminole County offices to ensure compliance. Regulations can change frequently, so it's important to work closely with local officials and stay up-to-date on all short-term rental requirements.

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

While there are limited discussions specifically about Seminole County's short-term rental regulations on Reddit and Bigger Pockets, some insights can be gleaned from hosts' experiences in the broader Orlando and Central Florida area:

In a thread on the r/AirBnB subreddit titled "AirBnB legality clarification - Orlando", a user asked about the legality of operating Airbnbs in different parts of the Orlando area. One commenter shared that Seminole County has older STR ordinances that prohibit rentals under 30 days, but enforcement has been loose until recently. They noted the county is looking into new STR regulations.

On Bigger Pockets, a discussion thread called "1st Success in Seminole County FL" detailed an investor's experience buying, rehabbing and renting their first property in the county. While the focus was on the financial metrics of the deal rather than regulatory issues, the successful project suggests a relatively permissive environment for STRs in Seminole County as of 2016.

In another Bigger Pockets thread titled "Airbnb Pinellas County St. Petersburg Florida", hosts discussed the regulatory landscape in nearby Pinellas County. One commenter mentioned that pretty much all the major cities in Pinellas like St. Petersburg have banned or severely restricted STRs. They contrasted this with looser rules in Seminole County cities like Sanford.

A post on the r/AirBnBHosts subreddit called "New Airbnb Host in Florida - any advice?" featured a host seeking feedback on their new listing. While not specific to Seminole County, the comments touched on general considerations for Florida hosts like pool heating, house rules, pricing, and cancellation policies that could apply to Seminole County operators as well.

Overall, the limited discussions on Reddit and Bigger Pockets paint a picture of Seminole County as relatively friendly to STRs compared to some neighboring jurisdictions, with older 30-day minimum rental rules that have not been strictly enforced. However, hosts also note the potential for changing regulations, underscoring the importance of staying informed and engaged with local authorities.

As the short-term rental industry matures, it's likely more Seminole County-specific discussions will emerge on these platforms, providing additional "on the ground" insights for prospective hosts. But the current sentiment seems to be that Seminole County remains a viable Airbnb market, albeit with some regulatory uncertainty on the horizon.

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.