Florida DBPR Vacation Rental License

Who needs a DBPR vacation rental license?

Florida Statute §509.242 defines a vacation rental as any unit or group of units in a condominium, cooperative, or single-family dwelling rented to guests more than three times per calendar year for periods of less than 30 consecutive days or nights. If your property meets this definition, a DBPR license is mandatory — regardless of whether you use a platform or rent privately.

Three license categories exist: Vacation Rental — Condominium (VC), Vacation Rental — Dwelling (VD) for single-family homes and townhouses, and Vacation Rental — Timeshare (VT). Each has separate fee schedules and inspection requirements. Properties rented for 30 consecutive days or more are exempt from the VR license but may still need a local business tax receipt.

The 2014 preemption law (F.S. §509.032(7)) prevents municipalities from banning STRs outright, but cities and counties may regulate how rentals operate (noise, parking, occupancy limits). HOAs are not subject to the preemption and may prohibit short-term renting entirely via their declaration of covenants.

How to apply for a DBPR vacation rental license

All applications are filed through MyFloridaLicense.com (DBPR's online portal). Before applying, gather the following:

• Property address and legal description
• Proof of ownership (deed or tax certificate)
• Florida sales tax registration number (from DOR — required before DBPR issues the license)
• County TDT registration number if your county requires it
• Proof of adequate property insurance
• For condos: a letter from the association confirming the unit is eligible for rental

Once your application is submitted and the fee paid, DBPR schedules an inspection. Inspectors verify safety items: smoke detectors, CO detectors, fire extinguishers, pool barriers (if applicable), and egress requirements. Condos inspected by a licensed building department may qualify for a waiver. The typical turnaround from application to license issuance is 4–8 weeks when documentation is complete.

License fees and renewal schedule

Licenses run on a biennial cycle tied to your county. Renewal notices are sent 90 days before expiration. Late renewals incur a 10% penalty. A license that lapses for more than 60 days requires a new application and inspection. As a Canadian owner, factor in the timing: the license cannot be transferred to a new owner — the buyer must obtain a fresh license before renting.

Platform obligations — Airbnb, VRBO, and license verification

Florida HB 1537 (effective July 1, 2023) made Florida one of the first states to require STR platforms to verify hosts' DBPR license numbers. Platforms must: (1) collect the license number at listing creation; (2) validate it against DBPR's database; (3) remove listings with invalid or expired licenses within a specified window or face fines up to $1,000 per listing per day.

In practice, Airbnb and VRBO now prompt hosts to enter the license number during onboarding. Your license number appears on your DBPR certificate (format: VR12345678). Enter it exactly as shown. If you manage multiple units under one portfolio license, each unit still needs its own listing entry with the same license number. Platforms also collect the DOR sales tax registration number and, in some counties, the TDT registration number.

Canadian-owner specifics

DBPR does not require US citizenship or residency to hold a vacation rental license. However, two administrative issues commonly affect Canadian owners:

• Florida DOR registration — Required before DBPR issues your VR license. Canadian non-residents register for sales tax online at floridarevenue.com/taxes/registration. You'll need your ITIN (Individual Taxpayer Identification Number) or EIN. Without one, the DOR registration cannot be completed. Budget 4–6 weeks to obtain an ITIN via IRS Form W-7 if you don't already have one.
• Property manager as local contact — While not legally required for the license itself, DBPR and many counties expect a local contact who can respond to complaints within 30 minutes. If you manage the property remotely from Canada, designate a licensed Florida property manager or local representative and document this in your rental agreement.

Remember that even a fully licensed vacation rental remains subject to FIRPTA withholding on rental income if you file under the non-resident rules. This is separate from the DBPR license and is administered by the IRS, not the state.

Penalties for operating without a license

Operating a vacation rental without a valid DBPR license is a second-degree misdemeanor under F.S. §509.302, punishable by up to 60 days in jail and/or a $500 fine. DBPR also has administrative authority to issue cease-and-desist orders, impose fines up to $1,000 per day per violation, and refer persistent violators to the State Attorney. Platforms are now required to deactivate listings flagged by DBPR.

Additionally, renting without a DOR sales tax registration exposes you to back-taxes, interest (currently 12% per annum), and a penalty of up to 50% of unpaid tax. The statute of limitations for Florida sales tax is 3 years from the return due date (extendable to 5 or 7 years if underreporting exceeds 25% or if no return was filed).