Overview: Short-Term Rental Status

Short-term rentals ARE allowed in Fernandina Beach, FL, but with strict limitations. The city permits resort rentals exclusively in R-3 (High Density Residential) zoning districts, with grandfathering protections for properties that held valid permits prior to October 3, 2000. All other zoning districts (R-1, R-2, etc.) require minimum 30-day rental periods, classifying them as long-term rentals regulated by Nassau County. The city maintains regulatory autonomy through grandfathered status dating to 2000, providing greater control than many other Florida municipalities.

How to Start a Short-Term Rental Business in Fernandina Beach

Step 1: Zoning Verification

First, confirm your property qualifies for resort rental status by:

• Contacting the Planning Department at (904) 310-3480
• Using the Nassau County Property Appraisers GIS Map
• Checking if your property has grandfathered status (existed as resort rental before October 3, 2000)

Step 2: State and County Licensing

Before applying for city permits, obtain required state and county licenses:

• Florida State Public Lodging License through DBPR under "Hotels and Restaurants"
• Florida Sales Tax Identification Number through the Department of Revenue
• Federal Employer Identification Number (FEIN) if not using Social Security number for taxes
• Nassau County Tourist Development Tax Registration

Step 3: City Application Process

Submit complete application to the Building Department:

• Complete RRDP application form with all required information
• Pass annual life/safety inspection
• Obtain Local Business Tax Receipt
• Ensure compliance with all city requirements

Step 4: Operational Setup

Implement required operational systems:

• Designate 24/7 local contact person
• Establish trash service (roll-out/roll-back service)
• Create guest registration system
• Prepare written guest agreements covering city ordinances
• Market property with valid RRDP number in all advertisements

Required Documents, Permits, Licenses, and Guidelines

State Requirements

• Florida State Public Lodging License (DBPR - Hotels and Restaurants Division)
• Florida Sales Tax Identification Number (Department of Revenue)
• Federal Employer Identification Number (FEIN) (IRS - if applicable)

County Requirements

• Nassau County Tourist Development Tax Registration ("Bed Tax")
• Contact: (904) 491-7420 or visit nassautaxes.com

City Requirements

• Resort Rental Dwelling Permit (RRDP) - New: $300, Renewal: $200, Transfer: $5.25
• Local Business Tax Receipt
• Annual Life/Safety Inspection (conducted by DBPR or licensed home inspector)
• Property inspection checklist submission each year

Required Documentation Checklist

• Federal Employer ID or Social Security Number
• Florida Sales Tax ID
• Florida Lodging License Number
• Local Business Tax Receipt
• Proof of inspection completion
• Roll-back service agreement (unless exempt)
• Floor plan/square footage documentation
• Parking space confirmation

Guest Agreement Requirements

Written agreements must include guest commitments to:

• Trash collection and disposal regulations (Chapter 66, Article II)
• Litter prevention (Chapter 42, Section 42-92)
• Noise regulations (Chapter 42, Sections 42-141 et seq.)
• Nuisance ordinances (Chapter 42, Sections 42-41 and 42-42)
• Beach littering restrictions (Section 90-41)
• Open container regulations (Chapter 10)
• Sea turtle nesting season lighting restrictions
• Underage alcohol possession prohibition (F.S. Section 562.111)

Specific Regulations for Short-Term Rentals

City of Fernandina Beach Regulations

Zoning Restrictions:

• R-3 High Density Residential zones only
• Grandfathered properties in R-1/R-2 (pre-October 3, 2000) with continuous permit status
• Maximum occupancy calculated at 150 square feet gross floor area per person

Advertising Requirements:

• All advertisements MUST display current, valid City-issued RRDP number
• Applies to online, print, and signage advertising
• Violations result in business tax receipt suspension/revocation or citations

Contact Requirements:

• 24/7 contact person availability required
• Must respond to complaints within 30 minutes
• Contact information must be provided to Fernandina Beach Police Department

Trash Service:

• Mandatory participation in city's "roll-out/roll-back" service
• Condominiums and multi-family units using common dumpsters are exempt
• Contact Utility Billing Department for enrollment

Parking Requirements:

• Minimum one off-street parking space per four sleeping guests
• Existing developed properties deemed compliant if they met requirements at certificate of occupancy issuance

Inspection Requirements:

• Annual life/safety inspections required
• Conducted by City, DBPR, or licensed home inspector
• Uses city inspection checklist for all areas of dwelling

Permit Display:

• Current RRDP must be displayed conspicuously near main entrance inside unit
• Required at all times during rental operations

Nassau County Regulations

• Tourist Development Tax collection on all short-term rentals
• Contact: (904) 491-7420
• Website: nassautaxes.com/touristdevelopmenttax

State of Florida Regulations

• Public Lodging License under Florida Statutes Chapter 509
• Sales Tax collection and remittance requirements
• Fire Safety Standards compliance with NFPA 1 and 101

Enforcement and Penalties

First Violation (within 12-month period):

• $1,000 fine for operating without valid RRDP
• Appeals made to special magistrate per Chapter 2 of City Code

Multiple Violations (within 12-month period):

• Written violation notification
• Code Enforcement Board prosecution
• Up to $250 per day fines
• Property liens possible

Additional Enforcement:

• Business tax receipt suspension/revocation
• Injunctive relief available through courts
• Joint and several liability for owners and managers
• Citations for guest violations (noise, parking, garbage, etc.)

Contact Information for Local Authority

City of Fernandina Beach Building Department

Physical Address: 204 Ash Street, Fernandina Beach, FL 32034
Phone: (904) 310-3135
Hours: 8:00 AM - 5:00 PM, Monday - Friday

Key Staff Contacts

Ashley Manning - Building Permit Specialist
Phone: (904) 310-3149
Email: amanning@fbfl.org

Joni Johnson - Administrative Specialist
Phone: (904) 310-3139
Email: jjohnson@fbfl.org

Michelle Forstrom - Code Enforcement Director
Phone: (904) 310-3440
Email: Michelle Forstrom (via city website form)

Crystal Rimes - Code Enforcement Officer
Phone: (904) 310-3442
Email: Crystal Turner (via city website form)

Code Enforcement

Phone: (904) 310-3440
Email: code@fbfl.city
Online Complaint Form: Available through city website
Physical Address: 204 Ash Street, Fernandina Beach, FL 32034

Planning Department

Phone: (904) 310-3480 (for zoning verification)
Website: Nassau County Property Appraisers GIS Map (maps.nassauflpa.com)

State Licensing Agencies

Department of Business and Professional Regulation (DBPR)
Phone: (850) 487-1395
Website: myfloridalicense.com/DBPR/hotels-restaurants/

Department of Revenue (DOR)
Phone: (800) 352-3671
Website: floridarevenue.com/taxes/eservices/Pages/registration.aspx

County Tax Authority

Nassau County Tax Collector - Tourist Development Tax
Phone: (904) 491-7420
Website: nassautaxes.com/Content/TouristDevelopmentTax

Source Links

1. City of Fernandina Beach Resort Rentals Information: www.fbfl.us/792/Resort-Rentals
2. RRDP Application Packet and Ordinance: www.fbfl.us/DocumentCenter/View/23834/RRDP-App-Packet-and-Ordinance
3. Fernandina Observer Article on STR Regulations: www.fernandinaobserver.org/stories/short-term-rental-property-owners-in-fernandina-beach-take-heart,9934
4. City Code of Ordinances - Resort Rental Dwelling Permits: library.municode.com/fl/fernandina_beach/codes/code_of_ordinances?nodeId=PTIICOOR_CH26BU_ARTVREREDWPE
5. Nassau County Property Appraisers GIS Map: maps.nassauflpa.com/NassauTaxMap/
6. Nassau County Tourist Development Tax Information: www.nassautaxes.com/Content/TouristDevelopmentTax
7. Florida DBPR Hotels and Restaurants Division: www2.myfloridalicense.com/hotels-restaurants/
8. Florida Department of Revenue Registration: floridarevenue.com/taxes/eservices/Pages/registration.aspx
9. IRS EIN Application: www.irs.gov/businesses/small-businesses-self-employed/apply-for-an-employer-identification-number-ein-online
10. RRDP Inspection Checklist (2024): www.fbfl.us/DocumentCenter/View/24511/RRDP-Inspection-List-2024
11. RRDP Application Form: www.fbfl.us/DocumentCenter/View/24389

Important Notes for Investors:

• Permits run October 1 through September 30 annually
• Late fees apply: 10% after October 1, 15% after November 1, 20% after December 1, 25% after January 1
• $250 additional charge applied after 150 days from renewal notice date
• Grandfathered status transfers with property address, not owner
• Permit lapse greater than 180 days forfeits grandfathering protection
• City has autonomous regulation authority through 2000 grandfathered status
• Property managers must maintain Local Business Tax Receipt
• All advertising must include valid RRDP number or face enforcement action

This guide provides the essential regulatory framework for short-term rental investment in Fernandina Beach, with specific focus on the city's unique zoning restrictions and grandfathered status protections.