Miami

Zoning check

Single-family and duplex structures in T3 and T4-R transect zones are generally ineligible for short-term rental/lodging use.[1] Other zones may be eligible, so check the city's zoning map or ask the Zoning Department.[1]

Lodging conversion

The city defines short-term rental/lodging as a room or group of rooms, each with its own bathroom and full kitchen, rented to transients day to day, week to week or month to month.[1] To convert, you apply for a building permit, pass plan review and inspections, and get a new certificate of occupancy.[1] If more than 25% of a building's units convert, the whole building changes occupancy under state law.[1]

Association sign-off

You and your condo or homeowner association both sign the city's evaluation form, and the association's governing documents must allow short-term rental.[8] You also upload your active certificate of use and certificate of occupancy.[8]

Certificate of use

After the certificate of occupancy and the state license, you apply for a new city certificate of use.[1] The application fee is $50, and a certificate lasts until Sept 30 of the fiscal year you applied in.[3] You must renew it every year, or the city revokes your authority to operate.[1]

State law

Florida law bars local rules that prohibit vacation rentals or regulate how long or how often they're rented.[9] That doesn't apply to local rules adopted on or before June 1, 2011.[9]

Operational plan

Every building needs an operational management plan signed by the association, covering front desk operations, a 24-hour contact, guest access control and housekeeping.[1] One operator must manage all short-term units in the building.[2]

Staff contact

A dedicated staff member must be reachable 24 hours a day, 7 days a week, including holidays, for guest issues, emergencies and city inquiries.[2]

Guest registration

Register and confirm every guest before they stay, and record photo ID and length of stay.[2] The plan must describe the check-in method, where registration happens and how access is controlled.[2]

State license

Get a state DBPR lodging license.[1] The city needs a copy to finalize your certificate of use.[1] The state's vacation rental guide says a license is needed if you rent an entire unit more than three times in a calendar year for periods of less than 30 days or 1 calendar month, whichever is less.[4]

Business tax receipts

Get a city business tax receipt and a separate Miami-Dade County local business tax receipt.[10]

State sales tax

Florida charges a 6% sales tax on transient rentals.[5] Miami-Dade adds a 1% discretionary sales surtax.[6] Sales tax on transient rentals is reported to the Florida Department of Revenue.[5]

County tourist taxes

Miami-Dade charges a 3% convention development tax, a 2% tourist development room tax and a 1% professional sports facilities tax.[7] That's 6% for the county, which matches the state's local option rate table.[11]

County registration

Owners who rent for six months or less must register with the county.[7] You don't have to if you rent only through a platform that is registered with the county to collect and remit the tax.[7]

Miami Beach is separate

Miami Beach has its own local option rate of 7%, separate from the county rate.[11] The county's 2% and 1% taxes don't apply there.[7]

Unlawful rentals

A code board report says a certificate of use that allows only residential occupancy doesn't permit transient lodging, unless the building gets a different certificate and certificate of occupancy.[12]

Fines

A Feb 26, 2025 meeting report says the city's code enforcement board ordered one-time fines of $2,500 to $50,000, plus $1,000 a day, against units in one building for unlawful short-term rentals.[12]

Renewal and audits

If you don't renew your certificate of use, the city revokes your authority to run short-term rental/lodging units.[1] The association must also keep a log of approved units, and the city reserves the right to audit it.[8]