Overview: Are Short-Term Rentals Allowed in St. Augustine South?

YES, short-term rentals are explicitly allowed in St. Augustine South, subject to zoning restrictions and municipal regulations. The City of St. Augustine adopted comprehensive STR regulations in 2019 that govern vacation rental operations throughout the city, including the St. Augustine South neighborhood. These regulations vary significantly by zoning district, with some areas allowing only weekly or monthly minimum stays while others permit nightly rentals.

How to Start a Short-Term Rental Business in St. Augustine South

Step 1: Zoning Verification

Before proceeding with any STR investment in St. Augustine South, you must verify your property's zoning classification using the city's online zoning lookup tool: St. Augustine Zoning Map

Zoning Classifications Affecting STR Operations:

• RS-1 & RS-2 Zoning: Properties may only be rented for periods of one week or longer with approved registration. Nightly rentals are strictly prohibited.
• HP-1 Zoning: Properties may be rented on a monthly or greater period with approved registration.
• All Other Zoning Districts: May be rented on a nightly basis with approved registration.

Step 2: Registration Process

Annual registration is mandatory for all short-term rental properties. The registration period runs from October 1 to September 30 (fiscal year). Renewals must be submitted by October 1st to avoid late fees.

Step 3: Life Safety Inspection

All STR properties must pass a comprehensive life safety inspection conducted by the St. Augustine Fire Department at the time of registration and annually thereafter.

Required Documents, Permits, Licenses, and Guidelines

Required Registration

• Annual STR Registration through the city's registration portal
• Registration fees based on bedroom count (see fee structure below)

Life Safety Requirements

All properties must comply with the following fire and safety standards:

Mandatory Safety Equipment:

• Address signage: Clearly visible from street with minimum 4" numbers
• Smoke alarms: Installed and operational in each sleeping room, areas giving access to sleeping rooms, and on each level
• Carbon Monoxide (CO) detectors: Required in sleeping areas of dwellings with gas appliances and/or attached garage
• Portable fire extinguishers: 2A10BC multi-purpose required on each level, accessibly mounted and less than one year old or serviced annually
• Fire alarm/sprinkler systems: Must be inspected and tagged by licensed company annually (if installed)
• Emergency lighting: Required in areas between bedrooms and exit doors, connected to power with battery backup
• Exit signs: Required over exit doors and throughout residence where exit location may be questionable
• Emergency escape routes: Each sleeping room must have, in addition to the exit door, one other means of emergency escape
• Clear exit paths: All egress windows and exit doors must be operable and exit paths must be clear and unobstructed
• Emergency evacuation information: Must be posted in central location of rental
• Electrical safety: Extension cords shall not be utilized as permanent wiring

Parking Requirements

• Minimum parking: At least one (1) parking space per bedroom on-site
• Off-site parking: May be approved with special permission from the City's Planning & Zoning Board
• Surface requirements: All parking spaces must be stabilized with concrete, asphalt, pavers, or gravel (grass, mulch, or sand are not acceptable)

Occupancy Limits

• Maximum occupancy: Twelve (12) occupants total
• Calculation: Two (2) persons per bedroom plus an additional two (2) children under age 18
• Studio limitations: Studio/efficiency units are limited to 2 occupants maximum

Specific Regulations for Short-Term Rentals

Municipal (City) Regulations

Zoning-Based Operating Restrictions:

• RS-1 & RS-2 Zones: Weekly minimum stay requirement (one stay per week maximum)
• HP-1 Zone: Monthly minimum stay requirement
• All Other Zones: Nightly rentals permitted

Registration Requirements:

• Annual renewal mandatory with fiscal year running October 1 - September 30
• Late renewal fee: $100 assessed after October 1st deadline
• Re-inspection fee: $50 for failed inspections or required re-inspections
• Multi-unit buildings: Each individual STR listing requires separate registration

Operational Compliance:

• Property maintenance: Annual inspections for zoning and property maintenance compliance
• Complaint procedures: 24/7 hotline available for reporting violations
• Noise regulations: Must comply with city noise ordinances

County Regulations

The provided content focuses on city-level regulations. St. Augustine South falls within St. Johns County, but no specific county-level STR regulations were detailed in the provided sources.

State of Florida Regulations

Under Florida law (Section 509.242, Florida Statutes), short-term rentals are synonymous with vacation rentals. The city acknowledges this definition in their regulations.

Contact Information

Primary STR Authority Contacts:

• 24/7 Violation Hotline: 904-569-7077
• STR Program Email: shorttermrentals@citystaug.com
• Local STR Phone: 904-201-8839

Fire Safety Inspector:

• Contact: Dustin Hamilton
• Phone: 904-808-3369
• Purpose: Schedule life safety inspections and address fire code questions

City of St. Augustine Main Contact:

• Address: 75 King Street, St. Augustine, FL 32084
• Phone: 904-825-1007

Registration Fee Structure

The city uses a tiered fee schedule based on property type and bedroom count:

| Property Type | Base Rate + Per Bedroom Fee | Total Fee | |---------------|----------------------------|-----------| | Studio | $303.03 | $303.03 | | 1 Bedroom | $303.03 + $79.30 | $382.33 | | 2 Bedrooms | $303.03 + $158.60 | $461.63 | | 3 Bedrooms | $303.03 + $237.90 | $540.93 | | 4 Bedrooms | $303.03 + $317.20 | $620.23 | | 5+ Bedrooms | $303.03 + $396.50 | $699.53 |

Additional Fees:

• Late renewal fee: $100
• Re-inspection fee: $50

Important Notes:

• Application fees are non-refundable if denied or if property fails final inspection
• New registrations submitted outside the October 1st renewal deadline are not prorated

Source Links

Primary Regulatory Documents:

• Short-Term Rental Main Page
• Registration Portal
• Life Safety Requirements PDF
• Inspection Request Form

Zoning and Mapping Resources:

• Property Zoning Lookup Tool

Legal Ordinances:

• ORD 2019-50 Short-Term Rental Regulations
• ORD 2019-51 Short Term Rentals RS-1 & RS-2
• ORD 2019-52 Submerged Lands HP-1

Compliance and Reporting:

• File Complaint Online
• Noise Regulations
• Frequently Asked Questions

This comprehensive regulatory framework provides clear guidance for investors looking to establish short-term rental operations in St. Augustine South, with the understanding that zoning restrictions will significantly impact the viable operating model for any specific property.