Short-term rentals,
with a clear path forward.
Find LPS short-term rental guidance, application assistance, setup services, management options, and relevant forms in one place.
Minimum requirements before starting an Airbnb in Florida
STOP: An Airbnb listing, an LLC, or a Florida license does not make an ineligible property legal. Every address needs its own review. Complete each applicable requirement before operating; obtain any approvals required before advertising or taking reservations.
This is a launch screening checklist, not a statewide permission slip. State licensing, local rules, private restrictions and tax duties are separate. LPS will keep a property on hold until the required evidence has been reviewed.
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1. An address where your rental model is permitted
Identify the exact property, unit, folio and governing city or unincorporated county. Confirm zoning, permitted use, stay length, occupancy and any owner-residency conditions with that jurisdiction. Keep written confirmation or the applicable official approval. A nearby Airbnb is not proof. Example: Miami Beach prohibits STRs in single-family homes and certain other buildings.
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2. Legal authority to rent the property
Document ownership or the owner’s authorization. For rental arbitrage, obtain a signed lease/addendum expressly allowing short-term subleasing and guest use. Review HOA/condo declarations, rental minimums and approval rules; obtain required association consent. Check any applicable mortgage or deed restrictions. Owner permission cannot override zoning or association restrictions.
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3. The correct state lodging license, when required
Obtain an active DBPR license covering the exact unit and appropriate lodging category before operating. Whole-unit vacation rentals generally require licensing when rented more than three times a year for stays shorter than 30 days or one calendar month, whichever is less, or advertised for regular transient rental. Other lodging types can need a different license. Individual-room rentals can be excluded from DBPR vacation-rental licensing; local and tax rules still apply. Verify the category or exclusion with DBPR. DBPR licensing and exclusion guide.
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4. All local approvals and inspections that apply
Complete the city/county’s required STR registration, business tax receipt, certificate of use/occupancy and building or fire inspections. Keep approvals current and display permit numbers in listings where required. Names and requirements differ by jurisdiction; a county approval does not replace a city’s approval. Unincorporated Miami-Dade requirements · Miami Beach approvals and listing numbers.
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5. A verified tax collection and filing arrangement
Confirm Florida sales tax, applicable surtax, and county/city tourist or resort taxes. Complete registrations required for your property and booking channels; document who collects, remits and files each tax. Verify platform coverage with the tax authorities instead of assuming Airbnb handles everything, including direct bookings. Keep records and file required returns, including zero returns where required. Florida Department of Revenue rental-tax guide.
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6. A safe, sanitary property ready for guests
Meet applicable lodging, building and fire rules: required smoke alarms, carbon-monoxide protection where applicable, fire equipment, clear exits, safe locks/railings, working utilities, potable water, sanitation and pest control. Complete required pool protections and any applicable balcony, boiler or water-system certifications. Requirements depend on the building and equipment; confirm them with DBPR and the local fire/building authority. DBPR safety and sanitation checklist.
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7. Insurance confirmed for STR use
LPS launch requirement; also a legal or contract requirement where applicable. Have the insurer confirm coverage for the actual rental activity and appropriate guest liability, with any required policy or endorsement effective. Standard homeowners/renters coverage may exclude STR activity. Platform protection is not a substitute for checking your policy. Local insurance requirements vary; unincorporated Miami-Dade has its own requirements.
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8. A responsible operator and operating plan
LPS launch requirement; local contact/operating rules apply where required. Assign emergency and maintenance contacts, cleaning/turnover responsibility, guest rules, occupancy limits, parking, noise and trash procedures. Meet local response-time, guest-notice and recordkeeping requirements. Record permit renewals and owners in the client compliance portal.
Missing, expired or uncertain? Do not launch. LPS needs the approvals/evidence or a documented determination that an item does not apply. A submitted application, paid fee or uploaded document is not approval. This minimum checklist does not replace the complete rules for the property’s jurisdiction.
Not universal Florida requirements: an LLC, a separate EIN for every host, a paid property manager, or an LPS service package. Business structure and tax-ID needs depend on your circumstances. No checklist can make a prohibited address eligible.
Sources reviewed October 8, 2026. Reconfirm current requirements before advertising, accepting bookings or opening.
Additional path · Non-citizen owners & visa holders
On a visa? Confirm your path before starting an Airbnb
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1. Immigration review first — U.S. immigration attorney
Have counsel review your current status, I-94/admission conditions, any work authorization and the exact activities you intend to perform. B-1/B-2 visitors cannot work in the United States. Personally managing listings, guest communications, check-ins, cleaning or maintenance may constitute work even through your own company; do not assume unpaid work is permitted. Other visa/status categories have their own restrictions. Counsel must determine whether passive ownership with an independent authorized operator is appropriate, or whether a different authorization is needed before you take an active role. Hiring a manager is not an automatic immigration exemption. Department of State visitor-visa rules.
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2. Choose ownership and business structure — Florida attorney + international-tax CPA
An LLC is not automatically required because you are a non-citizen or hold a visa. Discuss individual ownership versus an LLC, partnership or corporation based on liability, financing, co-owners, tax residency and filing costs. You do not need to form all of these entities. Review any applicable foreign-ownership restrictions before buying. Do not default to an S-corporation election: nonresident-alien shareholders are ineligible. Citizenship, immigration status and federal tax residency are different tests. IRS S-corporation eligibility.
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3. If an LLC is chosen, form it correctly — Florida Division of Corporations (Sunbiz)
File Florida Articles of Organization, designate a consenting registered agent with a Florida street address, document ownership/management in an operating agreement, and calendar annual reports. An existing out-of-state or foreign-country company may instead need Florida registration; ask your attorney before creating a duplicate company. Sunbiz registration does not authorize STR use or employment. Official LLC filing instructions · Annual reports.
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4. Identify the right IRS numbers — IRS + CPA/authorized representative
EIN = business/entity tax number. Have your CPA determine whether your structure, foreign-owned entity reporting, employees, tax duties or banking require one. Partnerships/corporations generally need an EIN; some single-member LLCs have different rules. Form a chosen legal entity before applying. Apply directly with the IRS for free using its eligible online service or Form SS-4 by the applicable fax/mail route. The international phone route is for applicants whose principal place of business is outside the U.S., not every foreign citizen. If the responsible party has no SSN/ITIN and is ineligible to obtain one, follow the SS-4 “foreign”/N/A instructions; do not invent a number. IRS EIN application routes · SS-4 instructions · Single-member LLC rules.
SSN or ITIN = individual’s tax number. Use an SSN if eligible. If you need a federal tax ID and are not eligible for an SSN, apply for an ITIN using Form W-7, usually with the required federal return unless an exception applies. An IRS Certifying Acceptance Agent or Taxpayer Assistance Center can help with the documentation process. An EIN does not replace a required personal tax ID; an ITIN does not authorize work. Apply for an ITIN · ITIN limitations.
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5. Set up federal and rental-tax compliance — international-tax CPA
Determine U.S. tax residency, the correct income return and payer forms, withholding, treaty treatment and any rental-income election. Nonresident rental owners can face 30% tax on gross rents (or a treaty rate) when income is not effectively connected; a qualifying election can change the treatment and require Form 1040-NR. A foreign-owned U.S. disregarded LLC may also need Form 5472 with a pro forma Form 1120 for reportable related-party transactions, including owner contributions/distributions, even before rental revenue. Missing required Form 5472 filings can carry a $25,000 penalty. This is not a filing requirement for every visa holder. Schedule the applicable returns and separately complete Florida/local rental-tax obligations from the checklist above. IRS nonresident rental-income rules · Foreign-owned entity reporting.
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6. Complete the property checklist and LPS review — client + operator + Carlyne
Confirm the lawful operator, property eligibility, licenses, local approvals, taxes, insurance and safety. For this path, LPS should record the immigration attorney’s conclusion on the proposed role, the CPA’s structure/ID/filing plan, and completion or documented non-applicability of each item before launch. This is an LPS review standard; Carlyne does not issue immigration or tax clearance. Share passports, visa/I-94 documents, SSNs/ITINs and tax returns directly through your professional advisers’ secure channels, not WhatsApp or the ordinary CRM upload area.
Ask your advisers: “Can I personally operate this rental under my current status, or only invest? Which ownership structure fits? Which EIN/SSN/ITIN, returns and withholding apply? Who will perform the day-to-day work?” Requirements are individualized; this guide is educational and does not determine eligibility. Sources reviewed October 8, 2026.
Explore your next step
From property selection to guest-ready operations, find the right resource for your plans.
STR Overview & Details
Explore buying, launching, and operating a Florida short-term rental.
Eligibility & Rules
Start with the property address, zoning, local rules, HOA or condo restrictions, and any required owner consent. The rental-arbitrage guide contains an existing regulations overview; confirm current requirements before proceeding.
Licensing & State Applications
Request LPS assistance identifying the applicable state and local applications, organizing property information, and coordinating submissions within the agreed service scope. Confirm application responsibilities, fees, and authorization with LPS before filing.
Setup & Listing Assistance
Plan furnishings, professional photography, listing descriptions, pricing, calendars, and guest-ready operations.
Management & Representation
Compare full management, co-hosting, and acquisition support. The existing waterfront agreement covers purchase representation and STR onboarding, with optional management under a separate agreement.
Owner Resources & FAQ
Use the existing profitability calculator and guides to plan expenses and operations. Estimates are illustrative; confirm property-specific assumptions and an agreed fee schedule.
Agreements & Forms
Choose the agreement that matches your service. The waterfront and dock-home representation agreement is a specialized purchase and setup agreement; it is not a general standalone STR management contract.
Waterfront & STR Representation Agreement →
General Buyer Representation Agreement · Request STR consultation
STR Registration & Representation
General STR purchase or rental/sublease assistance: $5,000. Waterfront and dock-home acquisition program: $10,000. Ongoing STR management is optional and separately contracted.
General STR assistance
Purchase or rental/sublease assistance.
Waterfront & dock-home acquisition
Specialized waterfront acquisition program.
Representation fee credit
The upfront representation fee actually paid will be credited dollar-for-dollar toward LPS’s brokerage commission for the completed purchase or executed lease covered by this Agreement. LPS will show the credit on the commission invoice or settlement accounting and will not charge the same amount twice. If the commission is paid by a seller, landlord, listing broker, or another party, LPS will account for the client’s fee credit in the final commission reconciliation. The credit applies to brokerage commission, not rent, deposits, down payments, third-party costs, or ongoing STR management fees. If no purchase or lease is completed, the existing non-refundable fee terms continue to apply except as required by law.
Common questions
Can LPS help with state applications?
Ask LPS to confirm the application assistance included in your service proposal and the authorization required.
Does the waterfront agreement enroll me in ongoing management?
It offers optional enrollment and states that recurring management is governed by a separate agreement.
Can I operate an STR in any property?
Confirm eligibility for the specific address, including local and association restrictions, before committing.
Let’s talk about your property.
Connect with LPS to discuss your short-term rental plans and the next steps for your address.
