(Manatee County – not the Village of Palmetto Bay. The regulations below are taken from the City’s Vacation Rental Ordinance 2022‑02 and related state statutes.)

1. Overview – Are Short‑Term Rentals Allowed?

Yes. The City of Palmetto permits short‑term/vacation rentals, but they must be registered, inspected, and operated in full compliance with the City’s Vacation Rental Ordinance (Chapter 19, Article IX) and applicable state law. The ordinance expressly states that it “does not prohibit vacation rentals and does not regulate the frequency or duration of guest stays” (Ord. 2022‑02, Sec. 19‑250).

Investors may operate STRs provided they:

1. Obtain an annual Certificate of Registration from the City.
2. Hold the required state‑level licenses and tax accounts (see Section 3).
3. Pass an initial safety inspection and meet ongoing posting, parking, and occupancy limits.

Failure to comply can result in fines, suspension of the certificate, or revocation of the right to operate.

2. How to Start a Short‑Term Rental Business in Palmetto

| Step | What to Do | Key Points | |------|------------|------------| | A. Verify Eligibility | Confirm the property is a “vacation rental” under the ordinance (individually‑owned single‑family, two‑family, three‑family, or four‑family dwelling; excludes condominiums with ≥ 3 units). | The definition mirrors Florida Statutes § 509.013, with the additional city exclusion of larger condominiums. | | B. Complete the City Application | Fill out the Vacation Rental Certificate of Registration form (available on the City website or from Planning & Zoning). Submit to the Community & Economic Development Department – Planning & Zoning Division. | The form requires a non‑refundable processing fee (currently $167; subject to resolution). | | C. Assemble Required Documentation | See Section 3 for the full list of required documents (proof of ownership, state licenses, business tax receipt, site sketches, etc.). | Incomplete applications are rejected; you have 20 calendar days to cure deficiencies. | | D. Pay Fees & Penalties | City registration fee (adopted by resolution) – current amount is $XXX (check with City Clerk). If applying after the filing deadline, a $50 late‑fee accrues each month. | The fee schedule is maintained by the City Clerk (Ordinance § 19‑259). | | E. Schedule the Mandatory Inspection | Contact Planning & Zoning at 941‑723‑4570 (or the designated phone on the application) to set up an inspection. Inspections are performed Monday, Tuesday, and Friday during regular business hours. | The inspection verifies compliance with the Florida Building Code, Florida Fire Prevention Code, and city posting requirements (Ordinance § 19‑258). | | F. Receive Certificate of Registration | Once the application is complete, fees are paid, and the inspection passes, the City issues the Certificate of Registration for the calendar year. | The certificate must be posted inside the unit (see posting requirements). | | G. Renew Annually | Renewal applications are accepted July 1 – September 30 each year. If no changes have occurred since the prior certificate, most supporting documents need not be resubmitted (Ordinance § 19‑254). | A renewal inspection is required only if the property has not been inspected within the last five years or if any amendments (bedroom count, square footage, occupancy, parking) have been made. | | H. Ongoing Compliance | • Keep a Designated Responsible Party (DRP) available 24/7, <br>• Maintain safety equipment (smoke/CO detectors, fire extinguishers, pool safety measures), <br>• Post required notices, <br>• Enforce parking limits, <br>• Collect and remit state taxes, <br>• Keep an occupant register for two years. | Violations trigger enforcement actions (see Section 5). |

3. Required Documents, Permits, Licenses, and Guidelines

| Category | Item | Source / Authority | |----------|------|--------------------| | City Registration | • Completed Certificate of Registration Application (including property legal description, owner & DRP contact info) <br>• Proof of ownership (recorded deed, title report, etc.) <br>• Designation of Responsible Party form (signed by owner) <br>• Written acknowledgment from DRP (aware of ordinance duties) <br>• Business Tax Receipt for the current fiscal year <br>• Exterior site sketch (hand‑drawn acceptable) showing structures, pools, fencing, off‑street parking counts <br>• Interior floor‑plan sketch for each level (identify bedrooms, exits, hallways, elevators) <br>• Sample lease agreement (blank copy) <br>• Affidavit that owner knows city STR rules <br>• Letter of authorization if an agent is applying <br>• Copy of any pre‑existing rental agreements (if applicable) | City of Palmetto Vacation Rental Ordinance §§ 19‑252(b)‑(b)(19) | | State Licenses | • Florida DBPR license (as a Transient Public Lodging Establishment – required if the unit is rented > 3 times in a calendar year for < 30 days) <br>• Florida Department of Revenue (DOR) registration for sales, transient rental, and tourist development taxes | Florida Statutes §§ 509.032(7)(b), 509.242(1)(c); DBPR & DOR websites | | County Tax Accounts | • Manatee County Tax Collector account for Tourist Development Tax (TDT) and any other county‑imposed taxes | Manatee County Tax Collector (online portal) | | Safety & Compliance | • Pool/spa compliance with Florida Residential Swimming Pool Safety Act (Ch. 515, F.S.) <br>• Smoke & carbon‑monoxide detectors per Florida Building Code §§ R314‑R315 <br>• Portable fire extinguisher (2A:10B:C) on each floor, inspected per NFPA 10 <br>• Battery‑powered emergency lighting at each exit (≥ 1 hour) <br>• Landline telephone capable of calling 911 in the main‑level common area | Ordinance § 19‑260 | | Posting Requirements (inside unit) | • Location of nearest hospital <br>• Non‑emergency police phone number <br>• Trash & recycling pick‑up dates & times <br>• Vacation rental street address & landline phone <br>• DRP name & phone <br>• Emergency evacuation instructions <br>• Maximum Occupancy (in a conspicuous place near main entrance) <br>• Maximum vehicle count (based on off‑street parking) <br>• Noise & pet‑leash notices (as required by city noise ordinance) <br>• Copy of the Certificate of Registration (next to primary door) | Ordinance § 19‑261 | | Occupant Register | • Register of all occupants (names, address, phone, email, stay dates) – must be kept for 2 years and be open for inspection. | Ordinance § 19‑263(a)(10) | | Advertising | • All advertisements (online, print, signs) must reflect the Maximum Occupancy and any other details on the Certificate of Registration. | Ordinance § 19‑266 |

4. City‑Specific Regulations (Palmetto, FL)

4.1 Mandatory Registration & Renewal

• Initial registration deadline: Owners had to apply by October 1 2023 and obtain a Certificate by November 30 2023.
• Annual renewal window: July 1 – September 30 each year.
• Late‑fee: $50 added on the first day of each month after the deadline, until the application is filed.
• Separate certificate required for each STR unit (no “umbrella” certificates).

4.2 Inspections

• Initial inspection is mandatory before issuance of the certificate.
• Renewal inspection is required only if the unit has not been inspected within the past five years or after any amendment that changes bedrooms, living‑space, occupancy, or parking.
• Re‑inspection must be completed within 30 days after notice of non‑compliance.

4.3 Occupancy Limits

• Maximum Occupancy = the lesser of:
  1. 2 persons per bedroom + 2 additional persons, or
  2. 1 person per 150 sq ft of temperature‑controlled living space, or
  3. 12 persons total.
• Grandfathered Occupancy (5‑year provision) for units that were already operating at higher occupancy before the ordinance. Must apply within the initial registration window and provide proof of prior use.

4.4 Parking

• Provide 1 off‑street parking space for every 4 occupants permitted by the maximum‑occupancy rule.
• If existing structures cannot meet the off‑street parking requirement, the unit is limited to 4 occupants.

4.5 Designated Responsible Party (DRP)

• The DRP must be available 24/7 (by landline or mobile phone).
• Must respond to complaints within 1 hour and physically attend the property within 1 hour when notified of a problem.
• Has authority to eject unruly guests under Florida Statutes §§ 509.141‑509.143.
• Must keep an occupant register (see Section 3).

4.6 Safety & Posting Requirements (detailed)

• Swimming pool, spa, hot tub must meet Chapter 515, F.S. (enclosures, safety alarms, etc.).
• Smoke & CO detectors per Florida Building Code.
• Fire extinguisher on each floor (2A:10B:C, NFPA 10).
• Emergency lighting at each exit (≥ 1‑hour battery backup).
• Landline telephone in main‑level common area capable of dialing 911.

4.7 Advertising

• Any advertisement that lists an occupancy greater than the certified Maximum Occupancy creates a rebuttable presumption of violation.

4.8 Violations & Penalties

| Offense | Penalty (as of ordinance) | |---------|---------------------------| | First offense (e.g., operating without a certificate) | $250 | | Second offense | $500 | | Third offense (or any violation after suspension) | Suspension of Certificate until violation is cured | | Bond forfeiture: