The short answer is yes. If you rent your Florida property to guests for periods under 30 days, more than three times per year, you need a state license. It’s not optional, it doesn’t depend on whether you list on Airbnb or VRBO, and it applies to foreign owners just as much as local ones.
What changes based on your situation is how many licenses you need and in what order to get them.
Why this requirement exists
Florida classifies vacation rental properties as public lodging establishments. That puts them under the authority of the state’s Department of Business and Professional Regulation (DBPR) the same agency that oversees hotels and restaurants.
If you’re receiving money to host guests in your property, the state wants to confirm that the property meets minimum safety and hygiene standards, and that you’re reporting and paying the taxes that apply.
Operating without a license can cost up to $500 per day in fines, plus cease-and-desist orders and potential issues with booking platforms.
The three compliance levels you need to cover
The most common mistake among new property owners is thinking one filing covers everything. In Florida, compliance works across three distinct levels.
Level 1 State DBPR license
This is the baseline requirement. Before renting your property, you need a vacation rental license from Florida’s DBPR. There are two types depending on your property:
- Vacation Rental – Dwelling: for single-family homes, townhomes, duplexes, and properties with up to four units
- Vacation Rental – Condominium: for units within a condominium or cooperative
Applications are submitted online through the DBPR portal. Online applications are typically processed in one to two business days, with the digital license emailed immediately after approval. The process can stretch to several weeks if a physical inspection is required or if documentation is incomplete.
The license must be renewed annually. If you have multiple properties, you can apply for a group or collective license that covers them under a single number.
Typical documentation required:
- Proof of property ownership
- Property address and unit type
- Maximum guest capacity
- Human Trafficking Awareness Training Certificate (required for properties with guest-facing staff)
- Balcony Inspection Certificate for buildings three stories or higher
Level 2 — Local tax registration (BTR and Tourist Development Tax)
Once you have the DBPR license, you need to register for county-level taxes. This covers two things:
Business Tax Receipt (BTR): the local business permit, formerly called the Occupational License. It’s obtained from the county where the property is located and renewed annually.
Tourist Development Tax (TDT): the local tourism tax applied to each booking. Combined rates in the Orlando area counties run as follows:
- Orange County: approximately 12.5% total on the rental
- Osceola County (Kissimmee): approximately 13.5% total
- Polk County (Davenport): similar rate — verify with the local Tax Collector
Airbnb and VRBO automatically collect and remit some of these taxes in many counties. You are still legally responsible for verifying that remittance is happening correctly and for registering with the Florida Department of Revenue (DOR) for the state 6% sales tax.
Level 3 — Zoning verification and HOA rules
Neither the DBPR license nor the BTR exempt you from local zoning regulations or HOA rules.
Within the city of Orlando, for example, whole-home vacation rentals are restricted to specific zones. Owners must verify through the city’s zoning portal whether their property is in an area where short-term rentals are permitted.
The unincorporated areas of Orange, Osceola, and Polk counties where most vacation communities like Kissimmee, Davenport, and ChampionsGate are located are generally more permissive, as long as the property sits within a designated tourist zone.
If your property is inside an HOA community, the HOA’s rules may be more restrictive than state law. Some communities explicitly permit vacation rentals; others restrict or prohibit them entirely. Review the HOA documents (CC&Rs) before purchasing — not after.
What if I only list on Airbnb or VRBO?
There’s an important nuance that confuses many owners: in some counties, if you list and manage exclusively through Airbnb or VRBO, certain local registrations — like the county TDT — may not be separately required because the platforms already remit those taxes directly.
But the state DBPR license remains mandatory without exception, regardless of which platform you use.
Don’t assume that because Airbnb collects taxes on your behalf, you’re in full compliance. These are two separate things.
The step-by-step process for foreign owners
If you live outside the United States, the process is identical to what a local owner follows. There are no additional restrictions for foreign nationals. What you do need to have sorted before you start:
1. ITIN number: to register with the IRS and meet your federal tax obligations. Without an ITIN, you can’t file US tax returns.
2. US bank account: to receive payments from platforms and pay licensing fees. Some platforms also work with international accounts, but a local account simplifies operations considerably.
3. License holder: the DBPR license must be in the name of the legal property owner. If you purchased through an LLC, the license must be in that LLC’s name.
4. Registered agent: if you operate through an LLC, you need a registered agent with a physical Florida address to receive legal notices.
The full process from application to first legal booking typically takes two to six weeks, depending on whether a physical inspection is required and which county the property is in.
Why many foreign owners delegate this
Filing for the DBPR license, registering with the DOR, verifying the county TDT, and confirming that platforms are remitting correctly isn’t technically complicated. But doing it from Colombia, Venezuela, or Mexico, in English, with deadlines that aren’t always clearly posted that’s where things slip.
The ones we see most often:
- Starting to accept bookings before the DBPR license is active
- Not registering with the DOR for state sales tax
- Assuming the platforms cover all taxes without verifying it
- Missing the annual license renewal (fines accumulate per day)
- Not reviewing HOA rules before listing the property
A management company with experience handling international owners takes care of the entire compliance process: filing the license, managing tax registrations, verifying HOA obligations, and keeping renewals current. You don’t have to track regulatory changes — they do.
If you want to understand how compliance is structured within a full-service management contract, our guide on what a good vacation rental management contract should include is worth reviewing before signing anything.
Frequently asked questions
How much does the DBPR license cost?
Fees vary by property type, number of units, and county. For a single property, the annual cost typically runs between $150 and $400. The DBPR portal has an updated fee calculator.
Do I need to renew the license even if I didn’t rent the property that year?
Yes. The license must remain active regardless of occupancy. If it lapses without renewal, any pending operations can trigger retroactive fines.
Will Airbnb or VRBO notify me if I’m out of compliance?
Not systematically. Platforms may request your license number to list in certain markets, but they don’t verify full compliance. Legal responsibility always rests with the owner.
Can I apply for the license before closing on the property purchase?
No. The DBPR license requires proof of ownership. You can start the process immediately after closing.
What happens if the DBPR inspects my property and it doesn’t meet standards?
You’ll be given a deadline to correct the deficiencies before the license is suspended. Inspections are more common for properties with guest or neighbor complaints. Keeping the property in good condition is the most effective prevention.
What Home Vacation Group handles for you
At Home Vacation Group, we work exclusively with vacation properties in Orlando. Part of what our service covers from day one is legal compliance support: we verify your property is properly licensed, manage county tax registrations, and confirm that platforms are remitting taxes correctly.
We’re not attorneys, but we know the process and work with the right specialists when a situation requires it.
If you have a property in Orlando — or are about to close on one — and want to know what compliance steps to take before your first booking, we offer a free property analysis. No sales pitch, just a clear picture of where you stand.
