Thinking about listing your West Palm Beach home on a short-term rental platform? You are not alone, and you are smart to ask about the rules first. In this market, city, county, state, and association layers can overlap, and a simple oversight can lead to fines or a suspended listing. This guide gives you a clear, plain-English overview of what to check, what to file, how taxes work, and how to operate smoothly so you protect your investment and your peace of mind. Let’s dive in.
What counts as a short-term rental
A short-term rental is commonly defined as a stay under 30 consecutive days, but the exact definition in West Palm Beach matters because that is what enforcement uses. Always confirm the current definition in the City Code before you list. If your property sits outside city limits in unincorporated Palm Beach County, county rules apply, and neighboring cities like Boca Raton and Delray Beach have their own definitions.
Expect multiple layers of rules to apply at once:
- City: West Palm Beach municipal ordinances and business licensing.
- County: Palm Beach County tourist taxes and any county rules for unincorporated areas.
- State: Florida Department of Revenue sales and use tax requirements.
- HOA/Condo: Association rules that can be stricter than the city and may limit or prohibit short-term rentals.
Where rules apply in the metro
City of West Palm Beach
The city maintains its own short-term rental ordinance, registration, and code enforcement. Many Florida cities, including West Palm Beach, require a city registration or permit, a business tax receipt, and compliance with safety and advertising standards. Check the latest city code and licensing pages for current requirements, timelines, and fees.
Palm Beach County and nearby cities
Palm Beach County oversees tourist development tax for transient rentals and enforces rules in unincorporated areas. Cities in the metro, such as Boca Raton and Delray Beach, each set their own local requirements, so you should never assume the same rules apply across city lines.
HOA and condominium rules
Associations can impose leasing restrictions that are stricter than the city. Florida’s association statutes allow HOAs and condo associations to regulate or prohibit short-term rentals based on their governing documents. Always review CC&Rs, bylaws, and rules, and obtain written approvals if required.
Permits, registration, and licensing
Most short-term rental setups involve some combination of local registrations and business licensing. Here is what you will typically encounter in West Palm Beach and similar Florida cities:
- A municipal short-term rental registration or permit with basic property and owner details.
- A city business tax receipt for rental activity.
- A designated local contact who can respond to complaints 24/7 within a set time window.
- Proof of insurance meeting minimum liability standards.
- An inspection or self-certification confirming safety equipment and egress.
- Annual renewal of permits and fees.
Many cities also require your official city registration number to be displayed on all listings and in rental agreements. Some ordinances differentiate between owner-occupied properties and non-owner-occupied investments, and a few impose caps or exclude certain zoning districts. Verify the city’s current map, zoning, and permit availability before you buy or list.
Taxes you will owe and track
Short-term rentals are treated as transient accommodations for tax purposes in Florida. Plan for:
- State sales and use tax collected and remitted through a Florida Department of Revenue account.
- County tourist development tax in Palm Beach County, commonly known as the bed or tourist tax.
- Any local discretionary surtaxes that may apply by county.
Platforms sometimes collect and remit some taxes on your behalf, but this is not universal or comprehensive. You remain responsible for registering, filing, and remitting any taxes the platforms do not handle. Keep accurate records of rental dates, income, and remitted taxes in case of audit.
Operating requirements to expect
While exact wording differs by city, most Florida municipal ordinances include common operating standards. In West Palm Beach, plan around these typical requirements and confirm specifics in the city code:
- Minimum stay rules or daily rentals based on zoning and local ordinance.
- Maximum occupancy tied to bedrooms or a per-person formula, plus fire code compliance.
- Parking limits that prioritize off-street parking and restrict street congestion.
- Noise and nuisance controls with quiet hours and swift response to complaints.
- Local contact availability to address issues within a set time frame.
- Safety equipment such as smoke and carbon monoxide detectors, fire extinguishers, and safe egress.
- Advertising rules requiring your registration number and sometimes maximum occupancy in listings.
- Neighbor notification steps at application in some cases.
- Insurance coverage that satisfies city and association standards.
- Special zones like historic districts that may have added restrictions.
Treat these as your operating baseline. If your property is in a condo or HOA, layer the association’s standards on top.
Enforcement and penalties
City Code Enforcement, Building, Fire, and Business Licensing teams handle municipal compliance. Palm Beach County enforces in unincorporated areas. Common enforcement paths include:
- Complaint-driven investigations for noise, parking, and nuisance activity.
- Civil fines per violation, often assessed per day or per booking.
- Suspension or revocation of permits and court injunctions for repeat violations.
- Record requests or audits to verify tax remittance and legal advertising.
Associations can also levy fines and seek injunctive relief independently of the city. Disputes often center on what qualifies as a short-term rental, owner-occupancy definitions, or whether advertising skirts the rules.
Buyer due diligence checklist
If you are buying a home with short-term rental goals in West Palm Beach, do this work up front:
- Confirm whether the address is in the City of West Palm Beach or unincorporated Palm Beach County.
- Check city zoning to see if short-term rentals are permitted for the property type and location.
- Read the deed restrictions, HOA or condo bylaws, and rules for minimum lease terms or outright prohibitions.
- Ask for copies of any existing city permits or registrations and whether they are transferable.
- Review operating history, including rental income, occupancy patterns, and any violation notices.
- Verify tax accounts and remittance history with the seller, including state sales tax and county tourist tax.
Seller checklist if you have hosted
If you plan to sell a property that has been used as a short-term rental, prepare a clean file for buyers and their lenders:
- Provide copies of current permits and business tax receipts.
- Share a summary of rental performance and seasonality.
- Document safety equipment and any passed inspections or self-certifications.
- Disclose known municipal or association violations and the status of any fines.
- Provide HOA or condo approvals and any association lease restrictions.
- Clarify whether permits can be transferred or must be reapplied for by the buyer.
Step-by-step host compliance checklist
Use this as your launch plan before you take your first booking:
- Determine jurisdiction. Confirm you are inside West Palm Beach city limits or in unincorporated Palm Beach County.
- Verify zoning. Confirm the property’s zoning permits short-term rentals under the current city code.
- Review association rules. Obtain written HOA or condo approval if required.
- Register and license. Apply for the city’s short-term rental registration and obtain a city business tax receipt if applicable.
- Register for taxes. Set up accounts with the Florida Department of Revenue and the Palm Beach County tax authority for tourist development tax.
- Insure properly. Obtain liability and property coverage suitable for short-term rentals and provide proof if required.
- Install safety equipment. Place smoke and carbon monoxide detectors, a fire extinguisher, and post emergency information.
- Appoint a local contact. Ensure a 24/7 contact can respond within the required timeframe.
- Set house rules. Limit occupancy, parking, and quiet hours. Include the registration number and emergency contact in listings and agreements if required.
- Keep records. Track income, dates, and tax remittances. Renew permits annually and calendar deadlines.
Practical tips to avoid complaints
- Screen for purpose of stay and communicate house rules clearly before arrival.
- Provide parking instructions and quiet hours in your welcome message and on-site binder.
- Use noise-monitoring devices that comply with privacy rules and only measure decibel levels.
- Share your local contact number with immediate neighbors and invite them to call before escalating to the city or association.
How Lighthouse can help
If you want a compliant, profitable setup, you need a partner who understands local rules and neighborhood nuance. Lighthouse Realty Group offers buyer representation to help you source properties that align with city, county, and association limits, plus valuations and guidance on achievable rental income. If you already own, our rental and property management services can streamline operations, communications, and renewals while you focus on occupancy and guest experience.
When you are ready to take the next step, reach out to Kevin Keogh, Lighthouse Realty Group, Inc for local guidance and a tailored plan.
FAQs
Do I need a permit to operate a short-term rental in West Palm Beach?
- Many cities, including West Palm Beach, require registration or permits and a city business tax receipt, so check the city’s official site for current steps and renewals.
What taxes apply to West Palm Beach short-term rentals?
- You typically need to collect and remit Florida sales and use tax plus Palm Beach County tourist development tax, and you should verify local surtaxes and filing schedules before hosting.
Can my HOA or condo prohibit short-term rentals even if the city allows them?
- Yes, Florida association laws allow HOAs and condos to adopt and enforce rental restrictions, so review your governing documents and obtain approvals when required.
Will Airbnb or Vrbo collect and remit all my taxes?
- Sometimes platforms collect certain taxes in some jurisdictions, but coverage varies, so you remain responsible for registering, filing, and remitting any taxes not handled by the platform.
What happens if a neighbor files a complaint about my guests?
- Expect quick contact from code enforcement or your association; respond through your local contact promptly to resolve the issue and avoid fines or permit suspension.
