Ormond Beach, Florida Short Term Rental Regulations Guide for Airbnb hosts

Executive Summary & Regulatory Overview

Short-term rentals are PROHIBITED in residential zoning districts within the City of Ormond Beach. This is an explicit and unambiguous prohibition. The City defines short-term rentals as "transient lodging," characterized by leases lasting less than six (6) months. This prohibition applies across all residential zoning classifications within city limits.

However, short-term rentals ARE permitted in specific commercial zoning districts: B-4, B-6, and B-7, where transient lodging is considered a permitted use subject to additional requirements including local business tax compliance and state regulations.

For properties located in unincorporated Volusia County (outside Ormond Beach city limits), short-term rentals are also prohibited in single-family residential zoning classifications, with short-term rentals defined as periods less than 30 days.

Starting a Short-Term Rental Business in This Market

For Properties Within Ormond Beach City Limits:

Zoning Compliance Verification
- Confirm your property is located in B-4, B-6, or B-7 commercial zoning districts
- Obtain a written zoning confirmation from Planning staff ($35.00 fee)
- Submit requests to comdev@ormondbeach.org with street address or Tax Parcel ID
Site Plan Review Committee (SPRC) Approval
- Submit transient lodging establishment plans to SPRC for approval
- SPRC meetings are public and information is available at: www.ormondbeach.org/237/Site-Plan-Review-Committee
Business Tax Registration
- Obtain local business tax receipt
- Comply with all state transient lodging regulations

For Properties in Unincorporated Volusia County:

Zoning Verification
- Confirm property zoning classification allows hotels/motels as principal use
- Use Volusia County Connect Live system: growthmgt.vcgov.org/PublicPortal/Volusia/common/index.jsp
- Contact Zoning Office at (386) 736-5959 Ext. 12719 or zoning@volusia.org
Compliance with County Requirements
- Adhere to specific zoning requirements for permitted hotel/motel classifications
- Meet all building and development standards

Required Documents, Permits, and Licenses

City of Ormond Beach Requirements:

Required for Commercial District STR Operations:

Local business tax receipt
State transient lodging license/registration
SPRC approval documentation
Site plan meeting city standards
Zoning confirmation letter ($35.00)

Building Permits (if applicable):

Submit through Tyler EnerGov Civic Access portal: ormondbeachfl-energovweb.tylerhost.net/apps/selfservice
Required documentation includes current parcel survey (signed and sealed by professional land surveyor, dated within 5 years)
Site plan drawn to scale showing lot dimensions, existing structures, proposed structure size/location, intended use, dwelling units, and infrastructure

Volusia County Requirements:

For Unincorporated Area STRs:

Zoning compliance verification
Building permits as required
Business licenses as applicable
Compliance with specific hotel/motel zoning requirements

Permit Application Documentation:

Current parcel survey (signed and sealed, within 5 years)
Detailed site plan to scale
Proof of legal and physical access
Compliance with subdivision regulations

Specific Regulations - City, County, and State Level

City of Ormond Beach Specific Regulations:

Prohibited Activities:

Short-term rentals in all residential zoning districts (defined as <6-month leases)
No exceptions permitted for transient lodging in residential areas

Permitted Activities:

Long-term rentals (>6 months) permitted in all residential zoning districts
No business license required for long-term residential rentals
Transient lodging permitted in B-4, B-6, B-7 commercial districts

Operational Requirements:

Site Plan Review Committee approval required for commercial district transient lodging
Local business tax compliance mandatory
State transient lodging regulations compliance required
Compliance with commercial district development standards

Volusia County Specific Regulations:

Prohibited Activities:

Short-term rentals in single-family residential zoning classifications
Short-term rentals defined as periods less than 30 days

Permitted Activities:

Short-term rentals only in zoning classifications permitting hotels/motels as principal use
Home-based businesses permitted with restrictions (no client visits, limited deliveries)

Zoning Classifications Permitting Mobile Homes: MH-1 through MH-8, FR, RC, RA, RR, A-1, A-2, A-3, A-4

Florida State-Level Considerations:

General Requirements:

State transient lodging regulations apply to commercial operations
Florida Building Code compliance (8th Edition current standard)
Tourist Development Tax collection requirements (6% in Volusia County)
Property insurance and liability considerations
Compliance with Americans with Disabilities Act (ADA) for commercial operations

Contact Information for Local Authorities

City of Ormond Beach Planning Department:

Phone: 386-677-0311
Email: comdev@ormondbeach.org (for zoning confirmations)
Address: 22 South Beach Street, Ormond Beach, FL 32174
Website: www.ormondbeach.org/343/Planning-Zoning

Key Contacts:

City Clerk: Susan Dauderis - cityclerk@ormondbeach.org - (386) 676-3331
Planning Staff: Available through main planning department line

Volusia County Growth and Resource Management:

Phone: 386-736-5959 Ext. 12719 (Zoning Office)
Email: zoning@volusia.org
Senior Zoning Manager: Scott Ashley, AICP - sashley@volusia.org
Planning Email: planning@volusia.org
Website: www.volusia.org/services/growth-and-resource-management/

Online Resources:

Connect Live Permits: growthmgt.vcgov.org/PublicPortal/Volusia/common/index.jsp
Zoning & Land Development Codes: www.municode.com/library/fl/volusia_county/codes/code_of_ordinances

Volusia County Property Appraiser:

Website: vcpa.vcgov.org/
Phone: Available through website search
Purpose: Property ownership and tax information verification

Important Source Links

Primary Regulatory Sources:

Development and Review Process:

Property and Zoning Verification:

Permits and Applications:

Additional Resources:

Critical Compliance Notes

Jurisdictional Verification: Properties on North US Highway 1 may fall under Ormond Beach jurisdiction despite being in unincorporated county areas due to Interlocal Service Boundary Agreements.
Zoning Confirmation: Always obtain written zoning confirmation before purchasing or developing STR properties, as zoning classifications and regulations can change.
HOA Considerations: This guide addresses municipal and county regulations only; private HOA restrictions may further limit or prohibit STR operations.
Tax Implications: Tourist Development Tax (6% in Volusia County) must be collected for rentals of 6 months or less, regardless of zoning compliance.
Continuous Monitoring: Municipal and county regulations regarding STRs are evolving; regularly check official sources for updates and changes to ordinances or zoning classifications.

This comprehensive analysis demonstrates that while Ormond Beach presents significant regulatory challenges for STR operators in residential areas, viable opportunities exist within designated commercial districts, provided all regulatory requirements are met and maintained.

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