Miami Beach has the most aggressive short-term rental enforcement in the United States. Operating an illegal STR doesn't get you a warning letter — it gets you a five-figure fine, tenant eviction, and potential property liens. The city actively investigates listings, sends undercover inspectors, and runs a public database where anyone can check if a property is legally permitted.
If you're operating — or considering operating — a vacation rental in Miami Beach, you need four separate licenses across three levels of government, and your property must be in one of the few zoning districts that allow it. Here's everything you need to know.
How bad are the fines, really?
Miami Beach doesn't play around. The fine schedule escalates fast:
Beyond fines, the city will evict tenants and visitors from properties found to be operating illegal STRs. Unpaid fines accrue and the city can place a lien on the property. Code Compliance is reachable at 305-673-7555 and actively investigates reports.
Miami Beach contracts with third-party services to scrape Airbnb, VRBO, and other platforms to identify unlicensed listings. They also operate a public "Practice Safe Renting" portal where anyone — guests, neighbors, competitors — can look up whether a property is legally permitted. If your listing doesn't have valid permit numbers, it's only a matter of time.
Where are STRs actually allowed?
This is where most people get tripped up. Short-term rentals in Miami Beach are only legal in specific zoning districts — and most residential areas are completely off-limits.
- Prohibited: Single-family homes, most multifamily residential buildings in RM-1, RM-PRD, RM-PRD-2, RPS-1, RPS-2, CD-1, RO, RO-3, and TH zones. Rentals under 6 months and 1 day are banned in these areas.
- Allowed: Properties in commercial and high-density tourist zones — primarily parts of South Beach, the Entertainment District, and certain condo buildings zoned for transient use.
- Condo buildings: Even in permitted zones, your building's HOA or condo association can prohibit STRs. You must verify with your building's governing documents before applying for any licenses.
The city publishes a zoning map showing exactly which areas permit vacation rentals. Check it on the City of Miami Beach Planning Department website before doing anything else.
The 4 licenses you need
Miami Beach STR operators must hold licenses at three levels — state, county, and city. Miss any one of them and you're operating illegally.
Miami Beach requires that your BTR number and Resort Tax certificate number be displayed in every advertisement or listing. The Certificate of Use must be physically displayed inside the rental property. Missing any of these is a violation — even if you have the underlying licenses.
What does it cost?
| Fee | Amount | Notes |
|---|---|---|
| FL DBPR license | ~$170 | State application + annual renewal |
| Miami-Dade Certificate of Use | $136.17 | $36.70 cert + $89.97 inspection + $9.50 surcharge. Annual. |
| Business Tax Receipt | Varies | Based on business type and revenue. Annual renewal Oct 1–Sep 30. |
| Resort Tax | Varies by area | Collected from guests, remitted monthly to the city |
| FL state sales tax | 6% | Collected from guests on all stays under 6 months |
| Miami-Dade tourist tax | 6% | Convention & Tourist Development Tax on stays under 6 months |
| Operating without BTR | $20,000+ | First offense. Escalates $20K per subsequent offense. |
Step-by-step compliance checklist
Annual renewals — don't let anything lapse
Every license has its own renewal cycle:
- DBPR license: Annual renewal with the state
- Certificate of Use: Annual renewal with Miami-Dade — requires passing inspection again
- Business Tax Receipt: Annual renewal October 1 – September 30
- Resort Tax: Monthly remittance required — not annual
If your Certificate of Use has outstanding fines or liens, it will not be renewed. If your CU lapses, you cannot legally operate — and you're back to $20,000-fine territory.
Miami Beach vs. City of Miami vs. Miami-Dade County
This confuses a lot of people. Miami Beach, the City of Miami, and unincorporated Miami-Dade County are three separate jurisdictions with different rules:
- Miami Beach (this article): Strictest enforcement, $20K fines, limited zoning.
- City of Miami: Requires Certificate of Use + BTR. Has its own zoning restrictions. Fines of up to $20,000 per violation.
- Miami-Dade County (unincorporated): Requires Certificate of Use. Estate/Low Density Residential zones require the responsible party to live on-site 6+ months per year.
All three require the Florida DBPR state license. Make sure you know which jurisdiction your property falls under — the rules are different for each.
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Start free trial →Key contacts
- Miami Beach Code Compliance: 305-673-7555
- Customer Service Center: 305-673-7420
- Practice Safe Renting Portal: apps.miamibeachfl.gov/practicesaferenting
- City STR page: miamibeachfl.gov/business/vacation-short-term-rentals
- Miami-Dade STR info: miamidade.gov — Short-Term Vacation Rentals
- Miami-Dade Neighborhood Regulations: 786-315-2552
- FL DBPR licensing: myfloridalicense.com