Overview: Are short-term rentals allowed in Douglas, GA?

• Yes. Short-term rentals are allowed in Douglas County, Georgia, but they are regulated. In agricultural and residential zoning districts, short‑term rentals (including tourist homes and “AirBnB/HomeAway/VRBO” type rentals) are permitted only as a Special Use and require:
  • An Occupational License from Douglas County; and
  • Registration with the Clerk of the County for payment of the Motel Excise Tax required under Chapter 12, Article XI of the Code of Ordinances.
• Definitions and limits that matter to investors:
  • Short‑term rentals: renting a dwelling unit (or portion thereof) for a period of less than 30 days to a single party.
  • Maximum length of stay: 30 days for most traveler accommodations (including short‑term rentals, B&Bs, and country inns).
  • Occupancy: Limited to two guests per bedroom or a total of ten guests, whichever is less.
  • One unit per property and only one party of guests are permitted per short‑term rental.
  • The property must appear residential from the street, and operations must not adversely affect neighborhood character (no excessive noise, vibration, glare, odors, etc.).
  • Unpermitted structures (sheds, garages, tents) and recreational vehicles may not be used as STRs (unless specifically provided elsewhere for RV parks/campgrounds).
  • Non‑resident employees are prohibited; however, a property manager and 24/7 emergency contact must be available for “temporary” short‑term rentals.
  • “Temporary” short‑term rental licenses allow a maximum of 30 rental nights at one time (note: this appears to be a license classification distinct from the standard STR allowance; confirm applicability with the County).

Note on state-level context: Georgia does not impose statewide short‑term rental licensing. State-level tax obligations still apply (see State Regulations).

How to start a short-term rental business in Douglas County (GA)

1. Confirm zoning and special use approval

• Verify your subject property is in an agricultural or residential zoning district. If so, short‑term rentals require Special Use approval in those districts. Coordinate with the Planning & Zoning Department early in your acquisition planning to confirm feasibility and any conditions.

2. Obtain the required local business authorization

• Apply for an Occupational License from Douglas County (the County’s business tax certificate for lodging providers).
• Register with the Clerk of the County for the Motel Excise Tax (Chapter 12, Article XI) and set up remittance.
• If you are operating a “temporary” STR license, ensure that classification aligns with your business model (30‑night cap per license issuance).

3. Display and compliance

• Obtain and prominently display the license placard provided by the Community Development Department on the front facade of the structure, clearly visible from the street, during all periods of occupancy.
• Ensure the unit appears residential from the street and maintains the neighborhood’s residential character.

4. Life safety and code compliance

• Comply with all applicable zoning, building, and fire codes. Be prepared to provide evidence of compliance (e.g., inspections/approvals from the Building Division and/or Health Department as applicable to the specific use and property systems).
• For properties served by On‑Site Wastewater Treatment Systems (OWTS), secure any required Health Department approvals or permits for a change in use to short‑term lodging.

5. Operations and management

• Appoint an in‑town property manager and 24/7 emergency contact for “temporary” rentals; ensure contact responsiveness.
• Enforce occupancy limits, quiet hours, and community standards to avoid neighborhood impacts.
• Avoid commercial/social events on site; limit operations to lodging for a single party per reservation.

Required documents, permits, licenses, and guidelines

• Local approvals and documents
  • Special Use approval (for STRs in agricultural/residential zones).
  • Occupational License from Douglas County (lodging provider business tax certificate).
  • Motel Excise Tax registration with the Clerk of the County (Chapter 12, Article XI).
  • License placard from the Community Development Department (to be displayed on the front facade).
  • Evidence of compliance with zoning, building, and fire codes.
  • For OWTS: Health Department approvals/permits (if applicable).
  • Evidence of 24/7 local management and emergency contact for “temporary” STR licensing.
• State filings (see State Regulations section for detail)
  • Georgia Tax Identification Number (for sales tax and hotel/motel fee remittance).
  • State sales tax (4%) and hotel/motel fee ($5/night) filings for stays under 30 days (extended stays over 30 days are exempt from the hotel/motel fee and tax).
• Application and renewal
  • Application and renewal are annual. Submit any required forms, fees, and documentation to the appropriate County departments (Planning & Zoning for land use approvals; Community Development for placards; Clerk for tax registration).
  • Fees and the precise application workflow can change; confirm current amounts and steps with the County.

Specific regulations applicable to Douglas County (GA) and State of Georgia

• Douglas County Unified Development Code (UDC) — Section 318, Traveler Accommodations (Short-Term Lodging)
  • Short‑term rental definition: rental for less than 30 days to a single party.
  • Zoning and approvals: STRs in agricultural and residential districts require Special Use approval.
  • Occupancy: Two guests per bedroom or 10 total guests, whichever is less.
  • Units per property: Only one STR unit per property; only one party of guests permitted per STR.
  • Stay limits: 30 days maximum for most traveler accommodations.
  • Appearance and neighborhood impact: The STR must appear residential from the street and may not generate unreasonable noise, vibration, glare, odors, or other effects that interfere with neighbors’ enjoyment of their property.
  • Structure restrictions: Sheds, garages, tents, and similar structures not granted a Certificate of Occupancy for habitation may not be used as STRs. Recreational vehicles are not permissible as STRs (except as provided for RV parks/campgrounds).
  • Employees: Non‑resident employees are prohibited.
  • Management: “Temporary” STR licenses require an in‑town property manager and emergency contact available at all times; “Temporary” licenses allow a maximum of 30 rental nights at one time.
  • B&Bs/Country Inns: Owner‑occupied; room‑count caps (B&B up to 4 rooms in ag/res districts; Country Inn 4–10 rooms in ag/res; up to 19 in office/commercial); no cooking in rented rooms; special event limitations; exterior changes require Special Use approval; owner must reside on site in ag/res districts.
  • Hotels/Motels: Minimum lot size 2 acres; 100‑foot setback from residential districts; 25‑foot public safety access corridor; amenities required if units include cooking facilities.
  • RV Parks/Campgrounds: Separate standards for overnight vs. destination parks (e.g., minimum 10 acres; stay limits up to 30 days; density and dimensional standards; Health Department approvals; lighting, access, setbacks, and infrastructure requirements).
• Tax regime and local excise
  • Motel Excise Tax registration required with the County Clerk (Chapter 12, Article XI). The precise local tax rate is not stated in the provided materials; confirm the current rate and remittance schedule with the Clerk.
• State of Georgia short‑term rental taxation (no statewide licensing)
  • State sales tax: 4% on short‑term rentals (for stays under 30 days).
  • Hotel/motel fee: $5 per night (for stays under 30 days); extended stays over 30 days are exempt from the $5 fee and hotel/motel tax.
  • Many platforms (e.g., Airbnb, Vrbo) collect and remit these taxes on behalf of hosts; confirm with your platform and the Georgia Department of Revenue.

Contact information

• Douglas County Planning & Zoning

  • Phone: 770‑920‑7241
  • Department focus: Special Use determinations, zoning compliance, and STR enforcement initiative coordination.

• Douglas County Administration (general inquiries)

  • Address: 8700 Hospital Drive, Douglasville, GA 30134
  • Phone: 770‑949‑2000

• County Clerk (Motel Excise Tax registration)

  • Confirm contact details through the County’s main switchboard or Planning & Zoning. Registration is required under Chapter 12, Article XI of the Code of Ordinances.

Links to source pages

• Douglas County Unified Development Code, Section 318 – Traveler Accommodations – Short Term Lodging:
  • www.douglascountyga.gov/DocumentCenter/View/8521
• Douglas County News Flash: “Douglas County Implements New Short-Term Rental Initiative” (June 28, 2022):
  • www.douglascountyga.gov/CivicAlerts.asp?AID=461&ARC=909

Important notes for investors

• Zoning and Special Use: Confirm whether your property is in an agricultural or residential district and secure Special Use approval before acquisition or conversion.
• Licensing and taxes: Obtain the Occupational License, register for the Motel Excise Tax with the Clerk, and confirm state tax remittance via your platform and/or the Georgia Department of Revenue.
• Life safety and code: Be prepared for building/fire code compliance and, if applicable, Health Department approvals for OWTS or similar systems.
• Operations: Enforce occupancy limits, maintain residential character, ensure quiet enjoyment of neighbors, and maintain 24/7 local management for temporary licenses.
• Temporary license nuance: If you intend to use the “temporary” STR license category, plan around the 30‑night cap per issuance and ensure your business model accommodates these limits.

This guide is for informational purposes and not legal advice. Regulations and fee schedules can change; confirm current requirements with Douglas County authorities before operating.