South Walton’s short-term rental market is booming, but it comes with strict rules. To legally operate a vacation rental, you must comply with county and state regulations, including certifications, taxes, safety standards, and occupancy limits. Key highlights:
- Certification Required: As of February 1, 2025, Walton County mandates a Short-Term Vacation Rental Certificate ($300 for individual properties; $227 for community rentals).
- No Grace Period: Compliance with all rules is required before accepting bookings.
- Occupancy & Parking: Limit of 1 guest per 150 sq. ft. of living space; 1 parking space per 2.5 guests.
- Safety Standards: Properties must meet fire and sanitation codes.
- Fines: Non-compliance can cost $500 per day.
You’ll need to register with the Florida Department of Revenue, the Department of Business & Professional Regulation (DBPR), and Walton County. A responsible local contact must also be available 24/7. Stay compliant to avoid penalties and keep your rental running smoothly.
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What Counts as a Short-Term Rental
Before diving into Walton County's short-term rental rules, it's important to figure out if your property falls under their guidelines. This depends on how often you rent it out, the length of each stay, and how you advertise the property.
Short-Term Rental Definition
In Walton County, a short-term vacation rental is defined as "any unit or group of units in a building or complex that is rented more than three times a year for periods under 30 days, or advertised as regularly rented to guests". If you rent your property three times or fewer in a year, you're in the clear. But as soon as you hit a fourth rental for stays under 30 days, you'll need to get the proper certification.
Even if you haven’t had four bookings yet, simply advertising your property on vacation rental platforms can trigger these requirements. On the other hand, properties rented exclusively for 30 days or longer are not subject to these rules. Up next, we’ll cover the steps needed to legally operate your short-term rental.
Properties Exempt from Regulations
Not all properties in South Walton need a short-term vacation rental certificate. Walton County's ordinance exempts certain types of properties based on ownership or specific regulatory frameworks.
For example, single-family homes that are owner-occupied full-time and declared as homestead properties are exempt. Other exemptions include properties managed under Florida Statutes Chapters 509 and 718 for condominiums, Chapters 719–720 for cooperatives and homeowner associations, multi-family residential developments under unified management, and properties with multiple dwellings under common ownership where at least one dwelling is a full-time homestead.
If you're unsure whether your property qualifies for an exemption, it’s a good idea to reach out to Walton County Planning and Development Services before listing it for rent. Double-check your property deed and occupancy status, as changes to these could void an exemption and require you to obtain certification.
How to Legally Operate a Short-Term Rental
If you're looking to legally operate a short-term rental in South Walton, you'll need to complete several state and county registrations before you can get started.
State and Local Registration Requirements
To stay on the right side of the law, you’ll need to handle three key registrations:
- Register with the Florida Department of Revenue: This is for collecting and remitting sales tax.
- Obtain certification from the Florida DBPR: This ensures your property meets state requirements.
- Sign up for the Walton County Tourism Development Tax program: Participation is mandatory for short-term rentals in the area.
These steps must be completed before submitting your Walton County Short-Term Vacation Rental Certificate application. Non-compliance can result in penalties of up to $500 per day. Keep in mind, there is no grace period - your property must fully comply with all state statutes and codes before you start accepting bookings.
Once these registrations are squared away, you can move forward with obtaining your Walton County certificate.
Walton County Short-Term Vacation Rental Certificate Application
After completing the state and local registrations, you’ll need to apply for the Walton County Short-Term Vacation Rental Certificate. This certificate is required under the Walton County Short-Term Vacation Rental Ordinance 2023-03, which was approved on January 24, 2023.
To apply, submit your Short-Term Vacation Rental Certificate Application form through Walton County Planning and Development Services. The application portal is available on the official county website at mywaltonfl.gov.
You’ll also need to include a compliance affidavit, where you self-certify that your property meets the standards outlined in Walton County Florida Code 1.13.16. Unlike some counties that require inspections before issuing certificates, Walton County uses an affidavit-based system. This means you’re confirming that your property complies with rules related to sanitation, safety, occupancy limits, parking, and more.
Make sure you carefully review all applicable codes before signing the affidavit. For example, your property must meet:
- Florida Administrative Code 61C-3: Covers sanitary standards, including glassware, utensils, kitchen equipment, ice machines, door locks, and balcony safety.
- Florida Code 69A-43: Addresses fire safety, requiring smoke detectors, fire extinguishers, and emergency lighting.
Starting February 1, 2025, annual fees will apply: $300 for individual properties and $227 per community property.
Although your property won’t undergo an inspection before the certificate is issued, inspections may occur later if there are guest complaints or reports from state departments. Additionally, you’re required to designate a local responsible party - someone who is at least 18 years old, available 24/7, and able to respond to inspections, complaints, or rental-related issues within one hour. Only one responsible party can be designated at a time, but you can update this information through the Walton County Planning Department if needed.
Occupancy, Parking, and Safety Requirements
Once you've obtained your certificate, your next step is ensuring your property complies with specific standards for occupancy, parking, and safety. These rules are designed to protect your guests and safeguard your business from potential violations. Here's a closer look at the key requirements.
Occupancy Limits and Parking Rules
Walton County uses a simple formula to calculate how many guests your property can host: one person per 150 square feet of heated or cooled living space. For example, a 3,000-square-foot property can host up to 20 guests. However, you have the option to set a lower occupancy limit during the certification process.
It's important to note that only heated and cooled areas count toward this calculation. Spaces like garages, unfinished basements, or outdoor patios are excluded from the square footage considered for occupancy limits.
Parking requirements are closely tied to these occupancy limits. During certification, you'll need to confirm the number of parking spaces available on your property. The minimum requirement is one parking space for every 2.5 occupants. So, if your property accommodates 20 guests, you must provide at least eight parking spaces. For pre-existing rentals, occupancy cannot exceed the number of parking spaces multiplied by six, though this still must align with the one-person-per-150-square-feet rule.
If your property doesn't meet the parking requirement, you have two options: increase on-site parking through the appropriate permitting process or create a guest policy that limits the number of vehicles allowed on-site at any time.
To avoid confusion, make sure your lease agreements clearly outline parking limits and maximum occupancy. Guests should know exactly how many vehicles they can bring and where parking is permitted. This information, along with the rental's address for emergencies, your contact details as the responsible party, and your Short-Term Vacation Rental Certificate Number, must also be posted inside the property.
Safety and Sanitary Standards
Meeting safety and sanitary standards is equally important. Your property must comply with state fire safety and sanitary regulations as outlined in Florida Code 69A-43 and Florida Administrative Code 61C-3. These requirements were detailed as part of the certification process.
For single-family and two-family units, additional life and safety requirements apply based on the property's structure type. These measures are in place to ensure a safe and clean environment for all guests.
Although Walton County does not conduct inspections before issuing certificates, inspections can occur later if complaints are filed or if state agencies report potential violations. Failing to comply can lead to fines of $500 per day if your property is not correctly registered with the county and state.
Take the time to inspect your property thoroughly to confirm compliance. Test all smoke detectors, fire extinguishers, and kitchen equipment, and ensure every safety feature is in proper working order. Reviewing these standards carefully before signing your compliance affidavit can save you from future complications.
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Responsible Party and Documentation Rules
If you're running a short-term rental in South Walton, there are a couple of key rules you need to follow: appointing a local responsible party and ensuring all required documentation is in order. These steps are essential for maintaining compliance with Walton County regulations.
Responsible Party Duties
Walton County requires every short-term rental to designate a responsible party who will act as the main point of contact for any rental-related issues. This person must meet a few specific criteria: they need to be at least 18 years old, live within 30 miles of the rental property, and be available 24/7 to address inspections, complaints, or other matters within an hour of being contacted. Only one responsible party can be assigned at a time, and any changes must be promptly updated with the Walton County Planning Department.
When choosing your responsible party, reliability is key. While someone may technically meet the 30-mile radius requirement, their ability to respond quickly - especially during heavy traffic or bad weather - should be a top consideration. Some property owners take on this role themselves if they live nearby, while others hire local property managers who are already well-versed in short-term rental regulations.
Required Property Postings and Lease Terms
In addition to appointing a responsible party, you’ll need to ensure your rental property displays all necessary information clearly and prominently. This includes the emergency address, the responsible party’s name and phone number, maximum occupancy, emergency contact details, parking rules, local ordinances, noise guidelines, trash collection schedules, evacuation procedures, and the city-issued Short-Term Vacation Rental Certificate Number with its decal.
Your rental lease or guest agreement also needs to cover these details. It should include maximum occupancy limits, noise ordinance rules, trash and recycling schedules, evacuation plans, and parking guidelines. A well-drafted lease agreement not only sets clear expectations for guests but also provides a solid foundation for resolving disputes if they arise.
Non-compliance with these documentation requirements can result in penalties. There’s no grace period for these rules, so your property must meet all standards right away to steer clear of fines or disruptions.
Take the time to review your current lease agreements and property postings. If you’re using materials created before February 1, 2025 - the start date of the updated certification program - update them to include all required details. Staying ahead of these changes can save you from unnecessary headaches and keep your rental running smoothly.
Enforcement and Penalties
Walton County takes a complaint-driven approach to overseeing short-term rentals, relying on community feedback and swift penalties to ensure property owners stay compliant. This means your property must always adhere to the required standards - there are no preemptive inspections or grace periods to fall back on.
Inspections and Complaint Procedures
Instead of requiring pre-certification inspections, Walton County mandates an affidavit confirming compliance with Florida Code 1.13.16. Inspections are only conducted when triggered by complaints from neighbors or reports from state agencies. During these inspections, officials check that your property meets the health and safety requirements outlined in Florida Administrative Code 61C-3 and Florida Code 69A-43. If an inspection is initiated, the county will immediately contact your designated local responsible party, who must be available 24/7 and respond within one hour to address the issue.
This system places significant emphasis on maintaining good relationships with neighbors and ensuring that guests follow all posted rules. Even a single disturbance can lead to an inspection, and these inspections can result in the financial penalties described below.
Fines and Consequences for Violations
Failing to register your property for taxes carries a hefty fine of $500 per day. Non-compliance fines also accrue daily, which can quickly add up to substantial amounts.
There are no grace periods for meeting compliance standards - your property must immediately align with all applicable state statutes and codes. Any issues discovered during an inspection must be resolved right away to avoid further fines or even the revocation of your rental certificate. Beyond the fines for operating without proper registration, violations such as missing documentation, exceeding occupancy limits, or failing to meet safety requirements can result in additional penalties that may ultimately force you to stop renting out your property.
Additionally, annual certification fees apply: $300 for individual properties and $227 per property for those in a community setting. If your certification lapses, your property will be considered unregistered, which triggers the $500-per-day fine.
Staying fully compliant at all times is the only way to avoid these steep financial and operational penalties.
Summary
Running a short-term rental in South Walton means navigating requirements at three levels: state, county, and, if applicable, your homeowners association (HOA). There’s no grace period - your property must meet all standards immediately to avoid hefty daily fines.
Start with state registration. You’ll need a DBPR Vacation Rental License, which must be displayed on all listings, and registration with the Florida Department of Revenue for tax collection purposes.
Next, handle county-level requirements. Apply for a Walton County Short-Term Vacation Rental Certificate through the Planning and Development Services department. Beginning February 1, 2025, the annual fee is $300 per individual property or $227 per property for those in a community setting. This certificate is valid for one year and requires annual renewal. When applying, you’ll need to provide proof of ownership, insurance, and tax registration. Once these steps are complete, focus on meeting safety, occupancy, and documentation standards.
Adhere to Florida Administrative Code 61C-3 (sanitation) and Florida Code 69A-43 (fire safety) to stay compliant. Although there’s no pre-certification inspection, you must submit an affidavit confirming compliance with Walton County Florida Code 1.13.16. Inspections may occur if complaints are filed, so maintaining these standards at all times is crucial.
Designate a responsible party (at least 18 years old, local, and reachable 24/7 within one hour) to address code compliance issues like noise or parking violations. Be sure to notify the Planning Department of any changes.
Your lease agreements must include key details such as maximum occupancy (one person per 150 square feet of heated and cooled living space), noise ordinances, trash and recycling schedules, evacuation plans, and parking guidelines. This information should also be visibly posted at the property, along with emergency contact numbers, local ordinances, and your Walton County certificate number.
Non-compliance can come with serious financial consequences. Operating without proper tax registration results in a $500 daily fine, and failing to meet other requirements can lead to additional daily fines or even suspension or revocation of your certificate. To avoid issues, keep organized records of certifications, inspections, tax payments, and renewals to demonstrate compliance if needed.
Finally, check your HOA rules for any additional requirements, such as minimum stay durations or occupancy limits.
FAQs
How can I make sure my property complies with South Walton's short-term rental rules before the February 1, 2025 deadline?
To comply with South Walton's short-term rental regulations, the first step is securing the proper permits and licenses required for operating a rental in the area. It's also important to review the local zoning laws and any specific rules that might impact your property, such as limits on occupancy or parking guidelines.
Ensure your property adheres to safety standards by installing working smoke detectors, keeping fire extinguishers accessible, and providing clearly marked emergency exits. Stay up to date on any changes to these regulations, and maintain thorough records of your compliance to steer clear of potential penalties. For more detailed advice, reach out to local authorities or consult resources tailored to South Walton.
How can I find out if my property is exempt from short-term rental certification in Walton County?
If you're wondering whether your property is exempt from short-term rental certification in Walton County, the first step is to dive into the local regulations that apply to your specific situation. Exemptions often depend on factors like zoning, how the property is used, or its location within the county.
For the most reliable details, reach out to Walton County’s permitting office or review the local guidelines. You might also want to consult a legal or real estate expert who knows South Walton’s short-term rental laws. This can help you stay compliant and steer clear of any penalties.
What happens if I don’t follow the short-term rental rules in South Walton, and how can I stay compliant?
Non-compliance with South Walton's short-term rental rules can lead to fines, penalties, or even losing the ability to rent out your property. To steer clear of these setbacks, make sure you secure the required permits, stick to local occupancy and noise rules, and handle any applicable taxes.
It's crucial to stay up-to-date with the latest regulations. Regularly check for updates and, if you're uncertain about any requirements, consult a professional for guidance. Being proactive can save you from unnecessary complications and keep your rental business running smoothly.
