Executive summary for investors

• Are STRs allowed in Athens-Clarke County? Yes. Short-term rentals (lodging for fewer than 31 consecutive days) are regulated under Athens-Clarke County (ACC) Ordinance Title 9. The framework took effect February 6, 2024 via the Short-Term Rentals (STR) Ordinance and includes two legal operating paths: Home Occupation STRs and Commercial STRs. Both require county permits; Commercial STRs are prohibited in single-family residential zones. Additionally, all STR operators must collect and remit state/local lodging taxes and obtain an ACC Business Occupation Tax Certificate.

1. Market entry: how to start an STR business in Athens, GA Step 1: Determine your STR type and zoning eligibility

• Two legal categories:
  • Home Occupation STR: The applicant must be the owner-occupant OR a long-term tenant with written permission from the owner. Only one structure on the parcel may be used as an STR. This category is intended for limited, owner-present operations and generally permitted in residential zones subject to conditions.
  • Commercial STR: Not subject to owner-occupancy or single-structure limits. However, Commercial STRs are prohibited in single-family residential zones; where allowed (e.g., certain multi-family and non-residential districts), they typically require a Special Use Permit (SUP) prior to construction plan review and permitting.
• Important: Always confirm zoning allowances and any SUP requirements before acquiring or renovating a property. The permitted-use status and conditions are defined in the STR Ordinance and Title 9 zoning code.

Step 2: Apply for the appropriate ACC permit

• Home Occupation STR:
  • Apply directly to the Planning Department, which coordinates with the ACC Fire Marshal’s Office. Use the Residential STR Home Occupation Application and provide evidence of owner-occupancy or long-term tenancy (and owner permission if applicable). Only one structure per parcel may be permitted as an STR.
• Commercial STR:
  • Verify that the property is located in a zone where Commercial STRs are permitted with SUP (or is a legally conforming non-residential use). If permitted, proceed to Construction Plans Review to coordinate review/permitting by all relevant ACC departments. Contact Planning staff for the Special Use Request process and plans review submittal requirements. Applications are submitted via the ACC Online Submittal Portal.

Step 3: Secure tax and certificate obligations

• Business Occupation Tax Certificate: Required from the ACC Finance Department before operating.
• Lodging taxes: You must collect and remit:
  • Local hotel/motel excise tax (ACC assesses 7%).
  • State and local sales/use taxes applicable to Georgia short-term rentals (including the state-administered sales tax on accommodations).
• Collection/remittance responsibilities:
  • Online lodging platforms (Airbnb, Vrbo, etc.) are generally responsible for collecting and remitting state-administered taxes. If a platform does not collect on your behalf, the operator is responsible for collection and remittance.
  • Local taxes may be collected by platforms or operators; confirm current procedures with the Finance Department and the platform.

Step 4: Comply with operating and safety requirements

• At a minimum, operators must comply with:
  • Parking, nuisance, allowed activities, occupancy limits, and safety/emergency information posting as defined in the STR Ordinance and permits.
  • Commercial STRs must provide contact information to neighbors within 300 feet of the property boundary and post safety/emergency contact information for guests.
  • Fire Marshal and other code requirements triggered by plans review (for Commercial STRs).

Step 5: If you are an existing STR, assess Legal Non-Conforming (LNC) status

• Background: ACC compiled an initial LNC STR list for properties operating between September 19, 2022 and September 19, 2023. A public review period ran July 1–December 31, 2024.
• Current status: The final LNC list was posted March 1, 2025.
• LNC compliance window:
  • Properties on the final LNC list are allowed to continue operating for up to 24 months measured from March 1, 2025. Failure to come into compliance by the end of this period will require cessation.
  • A change in ownership terminates LNC status; the new owner must comply with the ordinance immediately.
  • Once an STR comes into full compliance with the ordinance, it is removed from the LNC list.
  • STRs not on the final LNC list must be in compliance now.

2. Required documents, permits, licenses, and guidelines Permits and approvals

• Home Occupation STR:
  • Residential STR Home Occupation Application (ACC Planning Department).
  • Proof of owner-occupancy or long-term tenancy; if tenant, written authorization from the property owner.
  • Fire Marshal coordination/clearance (handled via Planning).
• Commercial STR:
  • Special Use Permit (SUP) approval (if required by zone).
  • Construction Plans Review submittal; approvals from all relevant ACC departments prior to operation.
  • All required permits/inspections identified through plans review (e.g., building, fire, life safety).
• Business Occupation Tax Certificate: ACC Finance Department (required before operating).
• Lodging tax registration and filings: ACC Finance Department (local hotel/motel excise tax) and Georgia Department of Revenue (state taxes). Platforms often collect state-administered taxes, but operators must ensure compliance if not collected by a platform.

Operating compliance documents

• STR Ordinance (February 2024).
• Title 9 zoning code provisions governing STRs.
• Legal Non-Conforming STR List (final list posted March 1, 2025).

3. City/county-specific regulations and compliance Local definitions and categories

• STR definition: An accommodation for transient guests where, in exchange for compensation of any type or amount, a residential dwelling unit is rented or otherwise provided for lodging for any period of time less than 31 consecutive days.
• Two categories:
  • Home Occupation STRs: Limited to owner-occupants or long-term tenants (with owner authorization), and only one structure per parcel may be permitted.
  • Commercial STRs: Not limited by owner-occupancy or single-structure rules but are prohibited from single-family residential zones; allowed in specified zones with SUP and compliance with plans review and codes.

Allowed/prohibited by category and zone

• Home Occupation STRs: Permitted in many residential areas subject to conditions; always confirm site-specific zoning.
• Commercial STRs: Prohibited in single-family residential zones; allowed in certain other zones with SUP and plan review. The STR Ordinance and Title 9 define exact zoning allowances and conditions.

Operating requirements

• Home Occupation STRs: Must meet occupancy, nuisance, parking, and safety standards; only one structure per parcel; operator must be owner-occupant or long-term tenant with owner authorization.
• Commercial STRs: Must meet all above standards, plus provide neighbor contact information within 300 feet and post safety/emergency contact information; comply with any conditions of SUP and codes; all required inspections must be passed.

Legal non-conforming (grandfathered) STRs

• Only properties on the final LNC list (posted March 1, 2025) may continue to operate without meeting current ordinance requirements during the 24‑month compliance window measured from that date.
• Loss of LNC status upon change of ownership.
• Properties not on the LNC list must comply now.

Taxes and certificates

• Business Occupation Tax Certificate: Required prior to operation.
• Local hotel/motel excise tax: 7%.
• State/local sales taxes: Required per Georgia law; platforms may collect state-administered taxes, but operators must ensure collection/remittance where platforms do not.

Enforcement and administration

• The ACC Code Enforcement Division has an STR Coordinator dedicated to tracking and enforcing STR compliance.
• Planning Department issues Home Occupation permits; Construction Plans Review coordinates Commercial STR permitting.
• ACC has partnered with a data provider (Rentalscape) to identify STRs in unincorporated areas and aid enforcement.

4. State-level notes for Georgia STRs

• Registration and tax obligations: Georgia requires STR operators to register with the Georgia Department of Revenue and to collect/remit applicable state and local lodging/sales taxes. Marketplaces like Airbnb and Vrbo are generally responsible for collecting state-administered taxes on behalf of Georgia hosts; if a marketplace does not collect, the operator must do so.

5. Contacts and online resources

• Athens-Clarke County Planning Department
  • Phone: 706-613-3515
  • Main STR page: Athens-Clarke County Short-Term Rentals (STRs)
  • STR Information (Permitting context): Short-Term Rental Information
  • Online submittal portal: ACC Online Submittal Portal
• ACC Finance Department (Hotel/Motel Tax and Business Occupation Tax Certificate)
  • STR tax information: ACC Finance Department – Short-Term Rentals
• ACC Code Enforcement (STR Coordinator and compliance)
  • Department & staff contacts: ACC Department & Staff Contacts
• Legal framework and documents
  • STR Ordinance (February 2024)
  • Code of Ordinances (Municode – Athens-Clarke County)
  • Legal Non-Conforming STR List (final list updated March 1, 2025)

6. Source links

• www.accgov.com/11113/Short-Term-Rentals-STRs
• www.accgov.com/11270/Short-Term-Rental-Information
• athenspoliticsnerd.com/commission-passes-short-term-rental-regulation/
• www.avalara.com/mylodgetax/en/blog/2024/03/athens-clarke-county-georgia-bans-commercial-strs-from-residential-neighborhoods.html
• www.reddit.com/r/Athens/comments/1c682oy/athens_considering_several_approaches_to_mitigate/

Practical investor checklist

• Confirm zoning and STR category (Home Occupation vs. Commercial) and whether SUP is needed.
• For Home Occupation: submit the Home Occupation application and fire marshal coordination.
• For Commercial: obtain SUP (if required), submit plans for Construction Plans Review, and secure all permits.
• Register for and collect/remit state and local lodging taxes; obtain the Business Occupation Tax Certificate.
• Implement parking, nuisance, occupancy, and safety protocols; post required information for guests and neighbors (as applicable).
• If your property is an existing STR, check the final Legal Non-Conforming list; if listed, plan to comply within the 24‑month window or before any ownership change.

Note: Zoning allowances, SUP requirements, and tax administration can change. Always confirm the current ordinance and Finance/Planning guidance before acquiring or permitting a property.