Does Your Miami Rental Comply With Florida STR & Rental Laws?
Reviewed across every applicable jurisdiction, before a notice arrives.
We monitor licensing, registration, and HOA rule changes across all four South Florida counties for every managed property.
Check Where I Stand
Rental Compliance in Miami Is Not a Single Checkbox. It's a Stack.
A Miami rental can be subject to four separate requirements at the same time, all independently enforced.
State licensing, county registration, a municipal Certificate of Use, and HOA-level tenant approval requirements can all apply to one property simultaneously.
Each layer is enforced independently. Satisfying one does not satisfy the others, and that is where most owners discover a gap, usually when something arrives in the post.
Each one enforces on its own terms
Four separate bodies, four separate renewal timelines, four separate ways to be out of compliance.
Florida DHR Vacation Rental Licence
Required for any property rented more than three times per year for periods under 30 days. This is the baseline, and it's the one most owners already hold.
- Enforced by
- Division of Hotels and Restaurants
Miami-Dade STR Registration
A county registration sitting on top of the state licence. Separate application, separate renewal. Broward and Monroe run their own systems entirely.
- Enforced by
- The county
Certificate of Use
A local permit required for non-homesteaded rental properties in certain municipalities, including Coral Gables, Hialeah, and Homestead. Fort Lauderdale runs its own STR licensing programme.
- Enforced by
- Your city
HOA and Condo Rules
Under Chapters 718 and 720, associations may restrict rental frequency, require board approval of incoming tenants, and impose capital contribution fees on each new lease.
- Enforced by
- The association
Satisfying one does not satisfy the others.
Almost no overlap between them
Miami Beach prohibits short-term rentals in most residential zoning districts and carries one of the strictest enforcement postures in the country. Fines start high and escalate per violation.
Monroe County operates differently. Vacation rental licences under the ROGO system are capped, transferable, and hold real market value. Owners in Key Largo or Islamorada face an exposure that no Miami-Dade playbook prepares them for.
Broward adds its own municipal layer, with Fort Lauderdale running STR licensing and noise ordinance enforcement independent of county or state requirements. We manage across all four from a Miami base, which means direct operational familiarity with each framework rather than general awareness of it.
He was generating solid revenue. Reviews were good. He had no idea he had a compliance gap.
I took on a property in Fort Lauderdale from an owner who had been self-managing for about eighteen months. When we onboarded, we ran our standard review.
The state licence was current. He had that. But Fort Lauderdale has a municipal STR licence requirement that runs separately from the state, and his hadn't been renewed after the city changed its process. He had been operating under an expired local licence for six months.
We also found that a security deposit held for a previous long-term tenant had never been accompanied by the written notice required under Florida Statute 83.49, which obliges landlords to notify tenants in writing of the holding method within 30 days.
That gap can cost a landlord the right to claim against the deposit entirely.
We resolved both before a notice arrived. That's exactly what this review process is for.
Ruth Mizrahi, Founder & CEO, 3L Management GroupA living process, not a form signed at onboarding
When Miami-Dade updates its STR registration process, managed properties are updated within that window. When an Aventura association changes its rental restrictions, that goes into the property file and the owner gets a proactive update.
- FDHR Vacation Rental LicenceConfirmed, tracked, and renewed before expiration for every STR property we manage.
- Miami-Dade STR RegistrationFiled and maintained as a separate requirement from the state licence.
- Certificate of UseApplied for and tracked at municipal level for the cities that require it, including Coral Gables, Hialeah, and Homestead.
- Monroe County ROGO LicenceIdentified at onboarding for Keys properties. Transfer, renewal, and status monitored actively.
- FS 83.49 Deposit ComplianceWritten notice prepared and documented within the required 30-day window for every new tenancy.
- HOA Rental RestrictionsReviewed at onboarding for every condo or HOA-governed property, with renewal and approval timelines calendared per community.
- Broward Municipal LicensingFort Lauderdale and other Broward municipalities tracked for registration status and renewal.
Compliance risk isn't the same for every rental
Property type and use
A single-family home rented annually has a simpler profile than a condo rented nightly. The more often a property turns over, and the shorter each stay, the more licensing layers apply.
Location
Miami Beach is not Doral. Key Largo is not Pembroke Pines. City, county, and zoning classification determine which agencies have jurisdiction, and which ones enforce actively.
HOA governance
Properties in condo or HOA communities carry a layer outside the county and state systems. Association rules can be more limiting than local ordinances, and violating them brings fines from the association itself, separate from any government action.
Rental history
Owners self-managing for years sometimes carry gaps they aren't aware of. A property bought from a self-managing seller may have unresolved registration or licensing issues that need identifying and correcting at onboarding.
Compliance across four counties
We serve owners in Miami, Miami Beach, Coral Gables, Aventura, Doral, Pinecrest, Palmetto Bay, Kendall, Homestead, Florida City, and Cutler Bay.
In Broward we cover Fort Lauderdale, Hollywood, Hallandale Beach, Pembroke Pines, Miramar, Davie, Sunrise, Plantation, Weston, Pompano Beach and more. We also serve Palm Beach County and the Florida Keys.
What owners ask about compliance
I have a state vacation rental licence. Isn't that enough?
Which Miami-Dade cities require a Certificate of Use?
Does compliance work differently if I own properties in more than one county?
What happens when a county or association changes its rules?
I bought a property from someone who was self-managing. Should I have it checked?
The content on this page is informational only. It does not constitute legal advice. Property owners with specific compliance questions should consult a licensed Florida real estate attorney.
Know where your rental stands, then keep it there
If you're uncertain which licences, registrations, or HOA requirements apply to your rental, the right time to find out is before an enforcement action. Call (754) 777-8542 or email info@3lmg.com. We also handle HOA and condo compliance and short-term rental management across South Florida.
