Introduction to Peachtree City’s new short-term rental regulations
Lights, camera, regulations, and taxes; city to control local film production —
You want to generate some rental income from that idle space, therefore you want to convert that spare bedroom into an Airbnb.
The Peachtree City administration is keeping an eye on things, so a slew of new laws and fines are probably coming soon for locals who haven’t had to worry about short-term rental regulations up until now.
The City Council session on Tuesday night at City Hall will cover proposed new rules, including a $400 annual city charge. If passed, the rule would apply to any house or room that was rented out “to a transient person for less than 30 days at a time.”
To maintain compliance, you must apply for a permit that governs parking, noise and special events, rubbish, and will be subject to background checks, fire and code enforcement inspections, and a 24-hour local contact. For breaking the rules, there will be a three strike policy within a year, fines of up to $1,000, and a permit suspension of up to 24 months.
What are short-term rentals?
Recognising short-term lodging
When they are away, many homeowners who own second homes or vacation properties rent out their properties to make money.
Because vacationers use short-term rentals the most, lease terms can range from a few nights to several weeks; some are leased for as long as a month. A short-term rental is typically anything that lasts less than six months.
The popularity of shared economy companies like VRBO, HomeAway, and Airbnb has skyrocketed during the past ten years. Due to the prevalence of short-term rentals, many employers permit employees to expense their stays in the same way as a hotel room.
Because of the possibility for revenue, marketing automation (through platforms like Airbnb), general flexibility, and tax advantages, homeowners choose for the short-term rental plan. For short-term rentals,
Navigating the new regulations as a short-term rental host
Airbnb has become a disruptive force in the rapidly changing travel and hospitality sector, providing distinctive lodging for the discriminating traveller. The web of laws governing short-term rentals becomes more stringent as the platform continues to expand. In an effort to manage and regulate the expanding sector, local, state, and federal governments have placed these complicated laws and guidelines on hosts and communities.
The duties of hosts are explained by Nathan Russo, Director of Operations at FloridaPanhandle.com: “It’s your responsibility to stay informed of any materials or notices being distributed through Airbnb, and ensure your rental complies with new regulations.” Hosts must adjust as laws for Airbnb are implemented for a variety of reasons, including addressing residents’ and communities’ concerns and defending the conventional hotel business.
Conclusion and final thoughts on Peachtree City’s short-term rental regulations.
PEACHTREE CITY CODE OF ORDINANCES
APPENDIX A – ZONING
ARTICLE IX. – GENERAL PROVISIONS
SEC. 917 – SHORT TERM RENTAL
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Sec. 917 – SHORT TERM RENTAL
Sec. 917.1. Purpose
(a) The purpose of this section is to protect the public health, safety, and general welfare of individuals and the
community at large; to monitor and provide reasonable means for citizens to mitigate impacts created by
occupancy of short0term rental units; and to implement rationally based, reasonably tailored regulations to
protect the integrity and character of neighborhoods in which short term rental use occurs.
(b) This section is not intended to regulate hotels, motels, inns, or bed and breakfast establishments.
Sec. 917.2 Zoning districts.
Short term rentals are permitted in all residential zoning districts.
Sec. 917.3 Applicability.
(a) It shall be unlawful for any owner of any property within the City of Peachtree City to rent or operate a short
term rental of residential property contrary to the procedures and regulations established in this section,
other provisions of this Code, or any applicable state law.
(b) The restrictions and obligations contained in this section shall apply to short term rentals at all times during
which such residential properties are marketed and used as short term rentals.
(c) The allowance of short term rentals pursuant to this section shall not prevent enforcement of additional
restrictions that may be contained in restrictive covenants or other private contractual agreements or
arrangements.
Sec. 917.4. Definitions.
The following words, terms and phrases, when used in this section, shall have the meanings ascribed to them in
this section, except where the context clearly indicates a different meaning:
Bedroom shall mean an attached room which is intended, arranged, or designed to be occupied by one or more
persons primarily for sleeping purposes and shall have an area of not less than 70 square feet or be less than
seven feet in any dimension, shall have at least one operable emergency escape and rescue opening, and have
a closet opening on it or within it. It
City shall mean Peachtree City, Georgia.
Guest shall mean anyone who has a home address somewhere other than where he or she is spending the night
and other than where he or she pays a fee for accommodations.
Guestroom shall mean a room occupied or intended, arranged or designed for occupancy by one or more
occupants and used for that purpose and where overnight occupancy is allowed.
Innkeeper shall mean any person who is furnishing for value to the public any room(s), lodging, or
accommodations.
Local contact person shall mean a person, firm or agency representing an owner or owners of a short term rental
who has access and authority to assume management of the short term rental and take remedial measures.
SEC. 917 – SHORT TERM RENTAL
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Noise regulations shall mean those regulations contained in the Official Code of Peachtree City, Georgia, Chapter
42 Article VI- Noise Control.
Occupancy, transient, shall mean occupancy or use by a paying guest or tenant for a period of not more than 30
consecutive days or by the offering or advertising of a residence as being available in whole or in part to be
used for such occupancy. Such occupancy is characteristic of short term rentals or other establishments, by
whatever name called.
Operator shall mean any person operating a short term rental (as defined in this section) in Peachtree City,
including but not limited to the owner or proprietor of the premises, lessee, sub-lessee, lender in possession,
or any other person otherwise operating a short term rental.
Owner shall mean a person or entity that holds legal and or equitable title to private property.
Premises shall mean and include all physical buildings, appurtenances, parking lots, and all property owned and/or
used by and for the short term rental.
Private shall mean intended for or restricted to the occupants and or guests of the short term rental; not for public
use.
Rental term shall mean the period of time a person rents or leases a short term rental.
Short term rental shall mean any residential property, facility, or structure used for transient occupancy providing
overnight lodging and accommodations for not more than 30 consecutive days.
Special event or private function shall mean an organized activity for profit or non-profit having as its purpose
entertainment, recreation and/or education, including but not limited to a festival, party, reception,
celebration or assembly.
Sec. 917.5. Permit required.
(a) Every person engaging in or about to engage in business as an operator of a short term rental shall
immediately apply for a permit and obtain approval for the business with the Planning and Development
department on the forms provided by the same for such business. Persons engaged in such business must
apply for a permit no later than 30 days after this section becomes effective; but such grace period for
registration after the effective date of this section shall not relieve any person from the obligation of payment
or collection of such permit fee on and after the date of imposition thereof. The required permit hereunder
shall set forth the name under which the operator transacts business, and other such information as would be
required by the Planning and Development department. The permit application shall be signed by the owner if
a natural person, by a member or partner in case of ownership by partnership, or an officer in the case of
corporation.
(b) A separate permit will be required for each individual location of a short term rental.
Sec. 917.6. Local contact person, and responsible person.
Each owner of a short term rental shall designate a local contact person who has access and authority to assume
management of the short term rental and take remedial measures while the short term rental is being rented to an
occupant and/or guest. An owner of a short term rental may designate herself or himself as the local contact
person.
(a) The local contact person shall be at least 21 years of age.
(b) There shall only be one designated local contact person for a short term rental at any given time.
(c) The local contact person shall be required to respond to the location of the short term rental 24 hours a day,
seven days a week, and within one hour after being notified by the City of the existence of a violation of this
section or any other provision of the Peachtree City Code of Ordinances, or any disturbance or complaint
SEC. 917 – SHORT TERM RENTAL
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requiring immediate remedy or abatement regarding the condition, operation, or conduct of occupants of the
short term rental.
(d) An owner may retain a managing agent, managing agency, operator, or representative to serve as the local
contact person to comply with the requirements of this section, including, without limitation, the licensing of
the short term rental, the management of the short term rental, and the compliance with the conditions of
the license.
(e) The owner of the short term rental is responsible for compliance with the provisions of this section and the
failure of the local contact person to comply with this section shall be deemed noncompliance by the owner.
(f) The owner must immediately notify the Planning and Development department in writing upon a change of
local contact person or the local contact person’s telephone number. This notification will be on forms
prescribed by the City. The new, revised occupational tax certificate, which will not extend the expiration date
of the occupational tax certificate, will be issued for a fee as adopted by the City Council; must be posted in
the guest areas of the short term rental within ten days of any change of local contact person information and
before occupants can rent the short term rental; and updated notices mailed out to all residential neighbors
within 500 feet of the short term rental property lines.
Sec. 917.6. Application for permit.
(a) Each person seeking to obtain a permit to operate a short term rental shall submit an application to the
Planning and Development department on a form provided by the same. Said application shall include:
(1) A statement that each applicant is a citizen or legal resident of the United States;
(2) Address, phone number and email address of each applicant;
(3) The address of the short term rental;
(4) The current set room rates and fees;
(5) Consent by each applicant to undergo a criminal background check;
(6) Complete set of fingerprints for the applicant(s) taken by the Peachtree City police department;
(7) A copy of a deed showing the applicant to be the owner of the premises for which the permit is sought or
a copy of a lease showing any interest the owner of the premises has in the short term rental for which
the license is sought;
(8) A copy of the current and valid Department of Public Health tourist accommodation permit issued by the
Fayette County Board of Health;
(9) A copy of approval from the Fayette County Department of Environmental Health if the property is on
septic;
(10) A copy of the passed inspection report or other similar approval from the Peachtree City Fire Marshal;
(11) All other state and local permits pertaining to the operation of short term rentals, including approvals, as
applicable, or as determined by the Director of Planning and Development.
(12) As-built scaled plans of the structure, the standards of which are set by the Planning and Development
department;
(13) Copy of the guest occupancy agreement as required by O.C.G.A. § 43-21-3.2;
(14) Documents showing compliance with state and local occupation taxes, excise taxes, municipal taxes and
fees, and sales taxes;
(15) A copy of the receipt for an occupational tax certificate for the short term rental business. A separate
occupational tax certificate is required for each short term rental permit.
