How to Convert to a Short-Term Rental/Lodging

Short-Term Rental/Lodging Conversion FAQs

1. What qualifies as a Short-Term Rental/Lodging unit?

Short-Term Rental/Lodging units are properties intended for transient occupancy, such as day-to-day, week-to-week, or month-to-month stays. These units are not considered permanent dwellings.

2. Can I convert a Single-Family or Duplex home into a Short-Term Rental?

In most cases, no. Single-Family and Duplex structures located in T3 and T4R transect zones are generally ineligible for Short-Term Rental/Lodging use, as established in City of Miami v. Airbnb.

3. What is the first step in the conversion process?

First, existing buildings need to complete a Condo Association/HOA Approval Form and confirm with the Zoning Department that your property is in the appropriate Transect Zone. A Zoning Verification letter is recommended but not required. New construction does not need the Condo Association/HOA Approval Form. 

4. How do I confirm if my property is eligible for Short-Term Rental/Lodging?

Use the City of Miami’s GIS Zoning Map tool or contact the Zoning Department to verify your property’s zoning designation and ensure it’s not in a restricted overlay zone or Special Area Project (SAP). A Zoning Verification letter is recommended but not required.

5. What documents are required for the application?

You will need to submit:

• Data Sheet
• Operational Management Plan (OMP)
• Short Term Rental Evaluation Form
• Current/Active Certificate of Use (CU) (for existing buildings)
• Current/Active Certificate of Occupancy (CO) (for existing buildings)
• Condo Association/HOA Approval Letter (for existing buildings)

6. What should be included in the Operational Management Plan (OMP)?

Your OMP must outline:

• The name and contact of your Centralized management/operator. All units must be operated by one centralized operator.
• A dedicated staff member(s) available 24/7, this individual must be able to respond in person to guest needs or other operational issues.
• The building must include a lobby and registration desk setup.
• Guest registration procedures: all transient guests or occupants are required to register at the registration desk; access to units is restricted until registration is completed.

7. What is the Unit Tracking Form and why is it important?

The Unit Tracking Form helps determine if your building is considered “transient” (i.e., more than 25% of the units are being used as short-term rentals). When your building passes the 25% threshold, this triggers a Building Occupancy Classification change under the Florida Building Code, which requires you to fulfill additional building code requirements.

8. How do I apply for a Building Permit?

Visit the iBuild portal, select:

• “Remodeling/Repairs” under Job Category
• “Commercial” as Property Type
• Appropriate lodging category (e.g., Apartment Hotel, Condo Hotel) Upload all required documents to ProjectDox and pay applicable fees.

9. What happens during the plan review process?

Your application will be reviewed by multiple City departments. Comments and additional document requests will be communicated via ProjectDox.

10. When can I schedule inspections?

Once your Building Permit is issued, you can schedule inspections through the City’s Inspections page.

11. What is a Certificate of Occupancy (CO) and how do I get one?

A CO confirms that your building meets all safety and code requirements. You can apply for it after passing all required inspections.

12. Do I need a license from the State of Florida?

Yes. You must apply for a Department of Business & Professional Regulation (DBPR) Lodging License. This license is required to finalize your Certificate of Use (CU).

13. What is a Certificate of Use (CU)?

A CU authorizes you to operate Short-Term Rental/Lodging units. Apply through the City’s Zoning Department once you have obtained your Certificate of Occupancy through the Building Department. You will also need your State issued DBPR license in order to finalize your CU.

14. Do I need a Business Tax Receipt (BTR)?

Yes. Visit the City’s BTR page to apply. This is required to legally operate your business within city limits.

15. When can I begin operating my Short-Term Rental/Lodging units?

You may begin operations once you have successfully obtained the following:

• Certificate of Occupancy (CO) - Building Department
• DBPR Lodging License – State of Florida Dept. Of Business and Professional Regulation
• Certificate of Use (CU) - Zoning Department
• Business Tax Receipt (BTR) - Code Compliance/BTR Office
• Any applicable Miami-Dade County approvals - Department of Environmental Resources (DERM)

16. Are there ongoing compliance requirements?

Yes. You must:

• Renew your Certificate of Use annually
• Maintain updated OMP and contact information
• Be prepared for audits or unannounced inspections by Code Enforcement or Fire Prevention

This section breaks down the rules and procedures you’ll need to follow if you're planning to convert an existing building, or build something new, for Short-Term Rental or Lodging use. Because each project type has its own set of requirements under the Florida Building Code, it’s important to find the scenario that matches your project.

Once you’ve identified your scenario, carefully review the specific guidelines and instructions provided. We recommend that you download the scenario that applies to you,  for reference during your application process. 

• Conversion of an Existing Apartment(PDF, 105KB)
• Conversion of an Existing Condo(PDF, 116KB)
• Conversion of an Existing Mixed-Use Condo/Hotel(PDF, 98KB)
• Conversion of an Existing Mixed Use Apartment/Hotel(PDF, 113KB)
• Conversion of an Existing Single-Family (Non T-3 or T4-R Transect Zones)

  • Single-family/duplex structures located in a T3 or T4-R Transect Zones are not eligible for conversion. Contact the City of Miami Building Department at shorttermrental@miamigov.com for guidance on converting your Single-Family Dwelling.

• New Construction - Apartment/Hotel(PDF, 130KB)
• New Construction - Condo/Hotel(PDF, 111KB)
• New Construction - Mixed Use Apartment/Hotel(PDF, 108KB)
• New Construction - Mixed Use Condo/Hotel and Lodging(PDF, 111KB)

1. Select Conversion Requirements

• If you haven't already, you must select one of the conversion requirements listed above, before continuing to Step 2 of this application process. Each project has distinct rules and requirements (as per the Florida Building Code), and understanding your scenario will ensure a smooth application process. 

2. Condo Association / HOA Approval

For existing buildings only

• If your project is in an existing building, you must complete the Condo Association/HOA Approval Letter(PDF, 136KB) and submit via ProjectDox after you start your application in iBuild, which is outlined in Step 4 on this page. ProjectDox uploading instructions: You must name this document DOC-1 Approval Letter, prior to uploading.
  • IMPORTAT: The Condo Association/HOA letter MUST BE submitted in the template exactly as provided by the City of Miami. Alterations of any kind, including formatting, wording, or layout, are strictly prohibited. Submitting a modified version of this template will result in your application being rejected.

3. Confirm Zoning Use. Obtain Copies of CO & CU

• Use the City of Miami’s GIS Zoning Map tool or consult with the Zoning Department to ensure that your project’s address falls within an approved zone, and that you are not in an overlay zone or Special Area Project (SAP) location with restrictions. 
• IMPORTANT: If you are converting, you MUST obtain copies of your current/active Certificate of Occupancy (CO) from the Building Department and your current/active Certificate of Use (CU) from the Zoning Department. You will need to upload both of these documents to ProjectDox in Step 4 of this application process.  

4. Gather Required Documents & Apply for Building Permit

• Make sure you selected your Conversion Requirements. Now you must gather all required documents (detailed below), and upload them to ProjectDox AFTER you have applied for a Building Permit application via iBuild (explained below). 

Required Documents:

a) Operational Management Plan (OMP):

All apartments and condos must upload a copy of their OMP to ProjectDox as part of the Building Permit process. The OMP be reviewed by Zoning for approval. While Zoning won’t visit your property to check compliance, Code Compliance may conduct inspections to ensure your OMP is being followed.   

Your OMP must include the following:  

• Centralized Management – one centralized operator

• A dedicated staff member available 24 hours

• Lobby and Registration Desk

• Guest Registration Procedures

b) Complete the Short Term Rental Evaluation Form to Upload to ProjectDox:

ProjectDox uploading instructions: You must name this document: DOC-2 STR Form, prior to uploading. 

• Before you begin construction, it’s important to know how many units have already been converted to Short Term Rental/Lodging in your building. Why? If more than 25% of the units within the building are converted, this triggers a Change of Occupancy for the entire building, as required by Fla Stat. 509.242 and FBC Interpretation No. 179.

Short Term Rental Evaluation Form(PDF, 189KB)

c) ACTIVE Certificate of Use (CU):

If you haven't already (in Step 2), obtain your current/active Certificate of Use (CU) from the Zoning Department.

d) CURRENT Certificate of Occupancy (CO):

You can obtain your current/active Certificate of Occupancy (CO) from iBuild. If you are not sure of how to access it via iBuild, you can visit the Permit Counter in the Building Department located on the 4th floor to get a copy. 

e) Condo Association/HOA Approval Form (if Condominium):

See Step 1 for instructions on how to obtain a Condo Association/HOA Approval Form. 

d) Data Sheet (for existing construction ONLY). 

If your Conversion Scenario is for an existing dwelling, you must include a Data Sheet. See Sample Data Sheet.(PDF, 1MB)

Apply for a Building Permit

1. Access iBuild
2. When you’re applying for the Building Permit you must:
   • Select “Remodeling/Repairs” under Job Category
   • Select “Commercial” as your Proposed Property Type
   • Depending on the type of conversion you must select one of the following options under the Lodging section.
     • 1-10 Lodging Units
     • 11-25 Lodging Units
     • 26 or More Lodging Units
     • Apartment Hotel
     • Condo Hotel
3. After completing the application, ensure you pay all required fees through the Payment Portal.

5. Upload All Required Documents to ProjectDox

Once you have gathered, completed, and signed all required documents and applied for your permit through iBuild, you can upload these documents to ProjectDox. Your list of documents MUST include: (if applicable) Data Sheet, the Operational Management Plan (OMP), Short Term Rental Evaluation Form, your current/active Certificate of Use (CU), your current/active Certificate of Occupancy (CO), and (if applicable) HOA Approval Form. 

• Failure to upload ALL required documents may delay your review process. 

6. Plan Review

Your building permit application and all required documents will be routed to all relevant City of Miami departments and local governmental agencies for plan review. Each department will provide comments (via ProjectDox) and may request additional documents.  

• NOTE: As part of the Fire Review, your plans will be reviewed for compliance with basic fire safety items (e.g., smoke/CO detectors, extinguisher, emergency exits, etc.). Fire Prevention reserves the right to require a full inspection or fire plan review, depending on the complexity of the use or the percentage of transient units. We recommend following the Common Life Safety Checklist to ensure compliance. 

7. Schedule Inspections

After your complete permit has been issued, you must schedule all required inspections. See the Inspections page for instructions. 

8. Get a NEW Certificate of Occupancy (CO)

Once you have completed all the required building inspections, you will be ready to request your NEW Certificate of Occupancy (CO) from the Building Department.

• For a detailed explanation of Building’s procedure and Florida Building Code requirements based on your specific building type scenarios, see the Conversion Requirements at the beginning of this page. 

9. Apply for a State DBPR License

To apply for a Department of Business & Professional Regulation (DBPR) Lodging License, visit the Department of Business and Professional Regulation (DBPR) and follow the instructions to submit your application. 

• IMPORTANT: The Zoning Department will require a copy of your State issued DBPR license to finalize your NEW Certificate of Use (CU). The DBPR process is managed by the State of Florida and not handled by the City of Miami. 

10. Apply for a NEW Certificate of Use (CU)

To operate Short-Term Rental/Lodging units, you will need to obtain a NEW Certificate of Use (CU) for Lodging Units from the Zoning Department. 

11. Obtain a Business Tax Receipt (BTR)

• For BTR requirements, please visit the Get a Business Tax Receipt (BTR) page for detailed information. If you have additional questions, please contact the Code Compliance Department – BTR Section. 

12. When Are You Operational? 

• Once you have obtained the Certificate of Occupancy (CO) from the Building Department, your State DBPR lodging license, your Certificate of Use (CU) from the Zoning Department, any applicable county licenses, and your city Business Tax Receipt (BTR) – if applicable, you may begin the use of Short-Term Rental/Lodging in the specified location and for the specified percentage of units allowed.