Overview: Are Short-Term Rentals Allowed in North Miami Beach?

Yes, short-term rentals are allowed in North Miami Beach, FL, but with significant restrictions and requirements. The City of North Miami Beach permits short-term rentals for single-family dwelling units (including townhomes but excluding mobile homes) on a limited basis—specifically, no more than three times within any twelve-month period for rentals of three months or less. This creates a rebuttable presumption of violation if exceeded.

Additionally, there are strict operational requirements including mandatory registration, safety compliance, and ongoing administrative obligations that must be met to legally operate a short-term rental business in this jurisdiction.

Starting a Short-Term Rental Business in North Miami Beach

Step 1: Eligibility Assessment

• Property Type: Only entire single-family residences and townhomes legally created under applicable law qualify. Individual rooms or separate portions of single-family residences are prohibited.
• Frequency Limitation: The property cannot be rented more than three times in a twelve-month period for stays of three months or less.
• Zoning Compliance: Confirm your property is in an appropriate zoning district for short-term rentals.

Step 2: Business Structure and Planning

• Responsible Party: Designate an owner, manager, or licensed real estate broker/agent who must be available 24/7, 7 days a week.
• Business Registration: Obtain a Business Tax Receipt (BTR) if operating as a commercial enterprise.
• Legal Status: Verify whether your property has legal nonconforming status under Ordinance 2009-25, which allows certain properties to continue STR operations under specific conditions.

Step 3: Registration Process

• Certificate of Registration: Apply to the Community Development Department for a certificate of registration.
• Application Fee: $100.00 annual fee.
• Documentation: Submit completed application with all required attestations and supporting documents.

Required Documents, Permits, and Licenses

City-Level Requirements (North Miami Beach)

1. Short-Term Rental Registration Application

   • Property address and type
   • Building type (single-family, apartment, condominium)
   • Rental type (whole dwelling with no host, or partial dwelling with host on-site)
   • Number of bedrooms and maximum occupants
   • List of rental platforms to be used

2. Certificate of Registration

   • Issued upon approval of application
   • Must be renewed annually
   • Displays specific authorizations and restrictions

3. Attestations and Compliance Documentation

   • Working smoke detectors in every bedroom, outside sleeping areas, and on all habitable floors
   • Properly maintained and charged fire extinguisher
   • Emergency contact information and floor plan with fire exits posted prominently
   • Compliance with City's Minimum Property Maintenance, Building, Electrical, Mechanical, and Plumbing Codes
   • No outstanding taxes or liens on the property
   • Property owner authorization (if tenant applicant)

County-Level Requirements (Miami-Dade County)

1. Certificate of Use (CU)

   • Required prior to listing and advertising
   • Cost: $136.17 (inspection fee + surcharge)
   • Annual renewal required
   • Must be displayed conspicuously within the rental

2. State Requirements

   • Florida State license for vacation rentals
   • Florida Department of Revenue registration for tax purposes
   • Tourist Tax Account for Convention and Tourist Development taxes (for rentals 6 months or less)

Required Safety and Operational Standards

• Maximum Occupancy: Up to 2 persons per bedroom plus 2 additional persons (maximum 12 total, excluding children under 3)
• 24/7 Contact Availability: Owner, manager, or licensed agent must be accessible
• Written Agreements: All rentals must have binding written agreements, licenses, or leases containing lease terms and guest contact information
• Record Keeping: Maintain copies of all agreements for the lease term plus one additional year

Specific Regulations by Jurisdiction

City of North Miami Beach

• Frequency Restriction: Maximum 3 rentals per 12-month period
• Duration Limit: Rentals must be for periods of 3 months or less
• Property Restrictions: Only entire single-family residences and townhomes; no individual rooms
• Host Presence: If owner resides on premises, unoccupied portion may be leased under one tenancy
• Advertising Ban: Prohibition on advertising properties in violation of regulations
• Legal Nonconforming Properties: Special provisions for properties with legal nonconforming status under Ordinance 2009-25

Miami-Dade County (Unincorporated Areas)

• Definition: Rentals less than 30 days or one calendar month, whichever is less
• Responsible Party Residency: Must reside in property for more than six months per calendar year (applies only to Estate or Low Density Residential properties)
• Sexual Offender Screening: Required nationwide search confirmation from law enforcement
• Pool Safety: Must comply with Florida Statutes Section 515.27 requirements if pool present
• Zoning Compliance: Must adhere to property's zoning district advertising restrictions
• HOA/COA Compliance: Must notify and adhere to association rules

State of Florida

• Licensing: Vacation rental license required
• Tax Registration: Florida Department of Revenue registration
• Tourist Tax: Monthly Convention and Tourist Development taxes for rentals 6 months or less
• Pool Safety Standards: Compliance with Florida Statutes Section 515.27

Enforcement and Penalties

City of North Miami Beach

• 1st Violation: $500
• Repeat Violation (within 12 months): $1,000
• Violation After One Calendar Year: Reverts to $500 penalty
• Enhanced Penalties with Other Code Violations:
  • 1st Violation: $1,000
  • Repeat Violation (within 12 months): $5,000 + automatic BTR or registration suspension for 1 year
• Additional Enforcement:
  • Immediate termination for imminent life/safety hazards
  • Court injunctions with attorney fees recovery
  • Lien recording against property
  • Notification to Property Appraiser and Tax Collector

Miami-Dade County

• Operating Without Certificate of Use:
  • 1st Offense: $100
  • 2nd Offense (within 24 months): $1,000
  • 3rd Offense (within 24 months): $2,500
• Lien Authority: County can place liens for unpaid fines and enforcement costs

Contact Information

City of North Miami Beach

Community Development Department

• Address: 17050 N.E. 19th Ave, North Miami Beach, FL 33162-3100
• Phone: 305-948-2966
• Email: nmbcomdev@citynmb.com
• Website: www.citynmb.com

Code Compliance Division

• Address: 17050 NE 19th Avenue, North Miami Beach, Florida 33162
• Phone: (305) 948-2964
• Fax: (305) 957-3517

Miami-Dade County

Regulatory and Economic Resources - Neighborhood Compliance

• Phone: 786-315-2552
• 311 Contact Center: For reporting violations
• Email: [email protected]

Stephen P. Clark Center

• Address: 111 NW 1st Street, 11th Floor, Miami, FL 33128
• Phone: 305-375-2877
• Email: [email protected]

State of Florida

Florida Department of Revenue

• Website: floridarevenue.com/taxes/Pages/default.aspx
• Purpose: Tax registration for STR operations

Important Notes

• Miami Beach vs. North Miami Beach: These are separate municipalities with different regulations. Miami Beach has more restrictive rules, including prohibitions on STRs in single-family homes in many zoning districts.
• Legal Nonconforming Status: Some properties in North Miami Beach may have grandfathered rights under Ordinance 2009-25, but these rights are subject to specific conditions and can be extinguished upon certain events.
• Ongoing Compliance: STR operators must maintain current registrations, renew certificates annually, and ensure continuous compliance with all safety and operational requirements.

Source Documents

• North Miami Beach Short-Term Rental Ordinance
• North Miami Beach Short-Term Rental Registration Application
• Miami-Dade County Short-Term Vacation Rentals Regulations
• Miami Beach Short-Term Rental Information (for reference only - different jurisdiction)

This guide is based on information available as of the provided content. Investors should verify current regulations with local authorities as ordinances and requirements may change.