Overview: Are Short-Term Rentals Allowed in Key Colony Beach?

Yes, short-term rentals are explicitly allowed in Key Colony Beach, Florida. The city has established a comprehensive regulatory framework specifically for vacation rentals (short-term rentals) that permits their operation with proper licensing and compliance. Key Colony Beach recognizes vacation rentals as a vital component of their tourism economy and has developed detailed regulations to ensure they operate safely and harmoniously within the community.

How to Start a Short-Term Rental Business in Key Colony Beach

Starting a short-term rental business in Key Colony Beach requires several critical steps and certifications:

1. Property Manager and Local Contact Requirements

Property Manager: Must complete the City of Key Colony Beach's Property Management Class and obtain a Certificate of Completion. The property owner can serve as the Property Manager if desired.

Local Contact: Must also complete the Property Management Class and be within one hour's drive of Key Colony Beach.

2. Complete Required Training

• Attend the City's Property Management Information Class
• Both Property Manager and Local Contact must be certified
• Sign up for Property Management class at: keycolonybeach.net/sign-up-for-property-manager-class/

3. Online Licensing Process

• Use the CitizenServe platform for licensing (www2.citizenserve.com)
• Complete all required applications and documentation
• Pay applicable fees

4. Essential Considerations

• Minimum Stay Requirement: The city requires a 7-night minimum stay (confirmed by local property management companies)
• Occupancy Limits: Maximum of 2 persons per bedroom plus 2 additional in living room, with an absolute maximum of 10 guests (subject to square footage limitations)

Required Documents, Permits, Licenses, and Guidelines

State-Level Requirements

1. Florida Hotel/Motel License

• Issuing Authority: Department of Business and Professional Regulation (DBPR)
• Contact: (850) 487-1395 or [email protected]
• Online: DBPR's website

2. Florida Department of Revenue Sales Tax Registration

• Purpose: Collect and remit sales tax on rental income
• Contact: (305) 470-5001
• Address: Miami Service Center at 8175 NW 12th Street, Suite 119, Miami, FL 33126-1828
• Online: www.MyFlorida.com/dor

County-Level Requirements

3. Monroe County Business Tax Receipt

• Contact: (305) 295-5060 or (305) 289-6034
• Address: 3101 Overseas Highway, Marathon, FL 33050
• Mail: PO Box 1129, Key West, FL 33041-1129
• Online: Monroe County Tax Collector

4. Monroe County Tourist Development Tax

• Requirement: Monthly filing regardless of rental activity
• Contact: (305) 295-5058 or (305) 289-6034
• Online: Tourist Express portal

City-Level Requirements

5. Key Colony Beach Short-Term Rental License

• Process: Through CitizenServe platform
• Requirements:
  • Certified Property Manager
  • Certified Local Contact
  • Annual safety inspection
  • Compliance with all city regulations

Required Documents

• Property Management Class Certificate of Completion
• Monroe County Business Tax Receipt
• Proof of insurance
• Floor plan diagram showing exits and fire extinguisher locations
• Safety inspection certification

Specific Regulations for Short-Term Rentals

Safety Requirements

Fire Safety

• Smoke Detectors: Hard-wired with battery backup in each bedroom, outside bedrooms, and sleeping areas
• Fire Extinguishers: Multi-purpose dry chemical (minimum 3-A; 40-B; C rating) on normal path to exit
• Emergency Lighting: Hard-wired battery backup lighting for primary exit during power interruptions
• Floor Diagrams: Posted diagram showing floor plan, exits, and fire extinguisher locations

Electrical Safety

• GFCI Outlets: Required in all wet and potentially wet areas
• Electrical Panels: Must be clearly labeled with 30" x 36" clearance
• Wiring: All wiring must be protected

Pool and Spa Safety

• Fencing: Must comply with current codes
• Alarms: Audible alarms required on exit doors and low windows
• Hot Tubs: Must have locking covers if not fenced

Occupancy and Operational Requirements

Occupancy Limits

• Maximum: Two persons per bedroom plus two additional in living room
• Absolute Maximum: Ten guests total
• Enforcement: Each unit's actual occupancy is listed on the business tax license and may not be exceeded
• Violation Penalty: $250.00 per day

Property Identification

• House Numbers: Must be displayed on refrigerator (minimum 1.5" tall)
• Canal Properties: Numbers visible from canal must be 4" tall x 1.5" wide

Noise Control

• Prohibition: Excessive or disturbing noises at all times (24/7)
• Fireworks: Prohibited (sparklers are acceptable)
• Violation Penalty: $250.00 per violation
• Enforcement: City Code 10-2,3

Waste Management Requirements

Collection Schedule

• Trash: Twice weekly (Tuesdays and Saturdays) - early morning
• Recycling: Weekly on Tuesdays - early morning
• Landscape Debris: Wednesdays only - early morning

Placement Rules

• Timing: Garbage cans and leaf debris may be placed out for collection no earlier than noon the day before collection. Refuse bags not in cans may be placed out for collection no earlier than 4 pm on the day before collection.
• Removal: Garbage cans must be removed from street to proper storage location no later than 24 hours after collection.
• Requirements: Garbage must be in cans with lids or heavy-ply refuse bags securely tied or sealed. Leaf debris may be put into cans (no more than 12 inches higher than the top of the can) or tied in 4-foot bundles.
• Violation Penalty: $50.00 per day (City Code Chapter 7)

Animal Regulations

• Maximum Pets: 2 pets per property
• Leash Requirement: All animals must be leashed at all times
• Violation Penalty: $100.00 per violation (City Code 4-6,10)
• Cleanup Requirement: Animals not permitted to defecate on other than pet owner's property without immediate removal
• Violation Penalty: $50.00 per violation

Parking Regulations

• Trailer Limit: Only one recreational vehicle, boat, utility trailer, personal watercraft trailer, or other trailer per dwelling unit
• Owner Requirement: Trailer owner must be owner/renter of property
• Violation Penalty: $100.00 per day (City Code 5-80/6-59)
• Temporary Boat Trailer Parking: Available off 8th Street for a fee (contact City Hall)
• Vacant Lot Parking: Only vehicles registered to vacant lot owner permitted
• Right-of-Way: No trailers may extend over or be parked on city right-of-way (20 ft from center line)

Waterway Regulations

• Speed Limits: All watercrafts must operate at IDLE SPEED/NO WAKE landward of buoys
• Violation Penalty: $250.00 per violation (City Code 5-1)
• Boat Length: Overall boat length may not exceed waterfront property lines
• Violation Penalty: $200.00 per day (City Code 5-40)
• Living Aboard Vessels: Prohibited even for one night
• Violation Penalty: $250.00 per day (City Code 5-15)

New Code Violations (Specific to STRs)

• Excessive Tenants: Short-term vacation rental with excessive number of tenants - $250.00 per day
• Unacceptable Cleaning: Short-term vacation rental – cleaning not acceptable - $250.00 per day

Documentation Requirements

Guest Information Sheet Must Be Kept On-Premises: The following information must be maintained in the rental unit and available for inspection:

• Rental unit address
• Maximum occupancy
• Dates of rental (From/To)
• All occupants' names
• Vehicle license plate tag number and state
• Guest acknowledgment signature

Inspection and Compliance

Annual Inspections

• Requirement: Mandatory annual safety inspection by Building Department
• Attendance: Property Manager or Local Contact must be present
• Re-inspection Fee: $300 if property fails initial inspection

Compliance Requirements

• All outstanding wastewater bills must be paid
• All Code Violation fines must be settled
• Existing violations must be resolved before license issuance/renewal

Contact Information for Local Authority

Key Colony Beach Building Department and Code Enforcement

• Phone: (305) 289-1212, ext. 2
• Fax: (305) 289-1767
• Address: 600 W. Ocean Drive, P.O. Box 510141, Key Colony Beach, FL 33051-0141
• TTY/TDD: (305) 289-1212
• Website: keycolonybeach.net

Emergency Contacts

• Code Enforcement & Police Department: (305) 289-1212
• Monroe County Emergency Dispatch: 911
• Non-Emergency Dispatch: (305) 289-2351

Online Licensing Platform

• CitizenServe Portal: Online Licensing/Permitting

Source Links

1. City of Key Colony Beach Rules & Regulations PDF
2. Key Colony Beach Vacation Rentals - Property Managers
3. Property Management Class Sign-up
4. CitizenServe Licensing Platform
5. Monroe County Tax Collector - Business Tax Receipts
6. Monroe County Tourist Express Portal

Additional Resources

• Property Management Information Class Packet
• STR Safety Inspection Requirements
• Key Colony Beach Trash Rules for Property Managers

This comprehensive regulatory framework ensures that short-term rentals in Key Colony Beach operate safely, legally, and in harmony with the local community while supporting the area's tourism economy. Investors should note that the city actively enforces these regulations with daily fines for violations, making compliance essential for successful operations.