Executive Overview

Short-term rentals are allowed in Fort White, FL, but with significant restrictions and requirements. Based on the Town of Fort White Land Development Code (Adopted Ordinance 174-2013), short-term rental operations are primarily regulated through the "Bed and Breakfast Inn" framework, which requires special use permit approval and imposes strict operational limitations. The current regulations do not specifically address modern short-term rental platforms like Airbnb or VRBO, creating potential regulatory gaps that investors should carefully navigate.

How to Start a Short-Term Rental Business in Fort White

1. Property Acquisition and Zoning Compliance

• Zoning Requirements: Verify your property is in an appropriate zoning district
• Allowable Districts: Bed and Breakfast Inns are permitted in Commercial General and Downtown District zoning through special use permit
• Residential Concerns: Properties in RSF-2 and RSF-4 residential zones are limited to single-family dwellings and duplexes without specific STR provisions

2. Business Structure Considerations

• Legal Structure: Establish appropriate business entity for liability protection
• Insurance: Obtain comprehensive business insurance covering short-term rental operations
• Banking: Open dedicated business bank accounts for rental operations

3. Regulatory Pathway

• Special Use Permit Required: All Bed and Breakfast Inn operations require special use permit approval
• Planning Process: Submit application through Article 10 special use permit procedures
• Public Hearings: Expect public hearing process before Planning and Zoning Board

Required Documents, Permits, and Licenses

1. Special Use Permit (Primary Requirement)

• Application: Complete special use permit application per Article 10 procedures
• Site Plan: Comprehensive site plan prepared, signed, and sealed by Professional Engineer
• Supporting Documentation: Evidence of compliance with all applicable standards
• Application Fee: Contact Town Clerk for current fee schedule

2. Building and Safety Permits

• Building Permit: Required for any structural modifications
• Fire Safety: Compliance with fire codes and regulations
• Health Permits: Appropriate health permits for lodging operations
• Electrical/Plumbing: Code compliance for all building systems

3. Business Licensing

• Business License: Local business license from Town of Fort White
• Occupational License: As required by local business tax regulations
• State Registration: Florida business entity registration if applicable
• Tax Registration: Florida sales tax registration for transient rentals

4. Operational Documentation

• Guest Policies: Written policies covering maximum stay limits (30 days for B&B)
• Emergency Procedures: Posted emergency contact information and procedures
• Parking Plan: Off-street parking arrangements for guests (1 space per guestroom)

Specific Regulations for Short-Term Rentals

Fort White Municipal Regulations

Bed and Breakfast Inn Standards (Section 3.09.05)

• Definition: House where short-term guest lodging rooms provided, operator lives on premises
• Exterior Character: Must maintain single-family appearance
• Owner Requirement: Owner must live on premises or adjacent premises

Room Limits by Building Size

• ≤1,200 sq.ft: Maximum 1 guest room
• 1,201-1,800 sq.ft: Maximum 2 guest rooms
• 1,801-2,400 sq.ft: Maximum 3 guest rooms
• 2,401-3,000 sq.ft: Maximum 4 guest rooms
• 3,001-3,600 sq.ft: Maximum 5 guest rooms
• ≥3,601 sq.ft: Maximum 6 guest rooms + 1 per additional 600 sq.ft

Operational Requirements

• Maximum Stay: 30 days in any 12-month period per guest
• Daily Rentals Only: No weekly or monthly rental terms
• Cooking Facilities: Prohibited in guest rooms (exceptions for guest cottages)
• Guest Facilities: Separate toilet and bathing facilities for guest use

Parking and Signage

• Parking: 1 off-street space per guestroom beyond residence requirements
• Signage: Maximum 1 sign, 6 square feet, 8-inch characters, non-illuminated

Columbia County Regulations

• County Oversight: Property tax assessments and collection
• Development Standards: Site plan review for new construction/modifications
• Environmental Compliance: Stormwater and floodplain requirements

Florida State Requirements

• Florida Building Code: Construction and safety standards
• Department of Health: Sanitation and public health requirements
• Division of Hotels and Restaurants: Licensing for transient accommodations
• Sales Tax: 6% state sales tax + local tourist development taxes
• Workers' Compensation: If employees are hired

Zoning District Compliance

• Commercial General: Hotels/motels permitted by right; B&B requires special permit
• Downtown District: Hotels/motels permitted by right; B&B requires special permit
• Residential Districts: Limited to traditional residential uses without specific STR provisions

Special Use Permit Process

1. Pre-Application Conference

• Meeting: Schedule with Planning Department to discuss requirements
• Site Evaluation: Confirm zoning compliance and feasibility
• Application Review: Understand complete application requirements

2. Application Submission

• Complete Application: All required forms and supporting documents
• Technical Review: Staff review for completeness and compliance
• Fee Payment: Application and review fees as established by ordinance

3. Public Hearing Process

• Planning and Zoning Board: Public hearing scheduled
• Notice Requirements: Legal notices published and mailed to adjacent property owners
• Public Comment: Opportunity for community input and concerns
• Board Decision: Approval, denial, or approval with conditions

4. Post-Approval Requirements

• Permit Conditions: Strict compliance with all imposed conditions
• Inspection: Building, fire, and health inspections required
• Certificate: Certificate of Occupancy upon successful inspection
• Ongoing Compliance: Regular monitoring and potential permit review

Enforcement and Compliance Monitoring

1. Complaint Process

• Written Complaints: Alleged violations must be submitted in writing
• Investigation: Town investigation of complaint allegations
• Compliance Audit: Owner required to file certified audit if violations alleged
• Remediation: Corrective actions required for non-compliance

2. Violation Consequences

• Permit Revocation: Special use permit can be revoked for violations
• Code Enforcement: Standard municipal code enforcement procedures
• Financial Penalties: Municipal fines and penalties for violations
• Business Operations: Cease and desist orders possible for serious violations

Contact Information

Town of Fort White Municipal Contacts

Town Hall

• Address: Town Hall, Fort White, FL 32038
• Phone: Contact Columbia County for current contact information
• Email: Contact Columbia County for municipal email addresses
• Website: www.fortwhitefl.com

Planning and Development Department

• Land Development: Planning and zoning administration
• Permit Processing: Building permits and inspections
• Code Enforcement: Violation investigation and enforcement

Town Clerk

• Business Licenses: Occupational licenses and business tax certificates
• Special Use Permits: Application processing and hearing scheduling
• Municipal Records: Official documents and meeting minutes

Columbia County Contacts

County Administration

• Address: Columbia County Courthouse, Lake City, FL 32055
• Phone: Contact main county switchboard
• Website: www.columbiacountyfla.com

County Planning Department

• Comprehensive Planning: County-wide development policies
• Building Department: Construction permits and inspections
• Environmental Services: Stormwater and environmental compliance

State of Florida Contacts

Department of Business and Professional Regulation

• Hotels and Restaurants: Transient accommodation licensing
• Website: www.myfloridalicense.com
• Phone: Customer contact center for licensing information

Department of Revenue

• Sales Tax: Tourist development tax registration and reporting
• Website: floridarevenue.com
• Phone: Taxpayer services for registration and compliance

Important Limitations and Considerations

1. Regulatory Age

• Document Date: Current regulations adopted June 10, 2013
• Potential Updates: Verify if any amendments have been adopted since 2013
• Modern Platforms: Regulations may not specifically address Airbnb/VRBO operations

2. Specific Use Gaps

• Whole-Home Rentals: No specific provisions for renting entire residential properties
• Platform Compliance: Regulations may not address online platform requirements
• Investment Properties: Limited guidance for non-owner-occupied STR operations

3. Market Considerations

• Limited Framework: B&B requirements may not suit typical STR business models
• Operational Flexibility: Restrictions on maximum stay and owner presence requirements
• Zoning Constraints: Limited zoning districts available for STR operations

Source Documentation

Primary Sources

1. Town of Fort White Land Development Code
   • Adopted Ordinance 174-2013
   • Article 3: Use Regulations
   • Section 3.09.05: Bed and Breakfast Inns
   • Article 10: Special Use Permit Procedures

Additional Resources

2. Town of Fort White Municipal Website

   • www.fortwhitefl.com
   • Online permit applications and forms
   • Meeting schedules and public notices

3. Columbia County Government

   • County development services
   • Environmental and building oversight
   • Property tax and assessment information

4. Florida Department of Business and Professional Regulation

   • Hotels and Restaurants Division
   • Licensing requirements for transient accommodations
   • State compliance standards

Conclusion and Investment Recommendations

While short-term rentals are technically allowed in Fort White through the Bed and Breakfast Inn framework, the regulatory environment presents significant challenges for modern STR investors. The requirement for owner residence on premises, 30-day maximum stay limits, and single-family exterior appearance requirements substantially limit the flexibility typically associated with STR operations.

Key Recommendations for Investors:

1. Due Diligence: Conduct thorough regulatory compliance review before property acquisition
2. Legal Consultation: Engage local legal counsel familiar with municipal regulations
3. Zoning Flexibility: Consider properties in Commercial General or Downtown District zones
4. Public Support: Build community relationships to support special use permit approval
5. Modernization: Monitor for potential updates to regulations addressing contemporary STR platforms

The current framework appears designed for traditional bed and breakfast operations rather than investment-focused short-term rentals, creating potential legal and operational challenges for typical STR business models.