Overview: Are Short-Term Rentals Allowed in Homer, GA?

Yes, short-term rentals are allowed in Homer, Georgia, which is located within Banks County. Banks County has adopted a comprehensive short-term rental ordinance that explicitly permits STR operations subject to specific licensing, regulatory, and compliance requirements. The county requires all STR operators to obtain a license before operating, with a strict deadline for existing operations to register by September 1, 2024, to maintain legal status.

How to Start a Short-Term Rental Business in Homer, GA

Starting a short-term rental business in Homer requires following a structured process governed by Banks County's STR ordinance:

1. Pre-Application Phase

• Property Assessment: Ensure your property meets all minimum requirements (1000 sq ft heated space minimum, no tiny homes, only one dwelling per parcel)
• Code Compliance Review: Verify the property complies with current international, state, and county building, zoning, fire prevention, and health codes
• Zoning Verification: Confirm the property is zoned appropriately for STR use

2. Application Process

• Complete Application: Submit a short-term rental license application to the Banks County Department of Planning and Zoning
• Pay Application Fee: Include the $150 non-refundable application fee
• Public Hearing: Applications are reviewed and decided upon in a public hearing with the Board of Commissioners, following a Planning Commission recommendation

3. Post-Approval Requirements

• License Display: Post the rental license inside the unit
• Emergency Contact Posting: Display emergency contact information and rules of conduct
• Insurance Maintenance: Maintain required homeowner's insurance coverage
• State Tax Registration: Register with the Georgia State Department of Revenue for tax compliance

Required Documents, Permits, Licenses, and Guidelines

Primary Licensing Requirements

1. Short-Term Rental License (Banks County)

   • Annual renewal required
   • Valid for one year only
   • Non-transferable between properties or owners
   • $150 annual fee (non-refundable upon rejection)

2. State Tax Registration (Georgia Department of Revenue)

   • Required for hotel/motel tax compliance
   • Subject to state and local tax obligations

Required Documentation for License Application

• Property address of the STR unit
• Proof of property ownership
• Proof of homeowner's insurance coverage
• Maximum occupancy and parking limitations documentation
• 24/7 contact information for STR agent/owner
• Signed acknowledgment of ordinance requirements
• Agreement to assure neighborhood compliance and quiet enjoyment

Technical Requirements

• Operable interconnected hard-wired smoke detection system with battery backup (outside each bedroom)
• Carbon monoxide detection system for units with LP or natural gas
• Compliance with building, zoning, fire, health, and sanitation codes
• For registered nonconforming uses: operable battery-operated smoke detectors acceptable

Specific Regulations for Short-Term Rentals

Operational Definitions and Time Limits

• Definition: Rental of any residential home or portion of a residential home to transient guests for no longer than 7 consecutive days
• Maximum Stay: 7 consecutive days maximum per rental period

Occupancy and Parking Limits

Maximum Occupancy:

• Two persons per bed plus a maximum of four bunks
• Absolute maximum of 12 occupants per rental unit

Maximum Parking:

• One car per bedroom plus one additional car per residence
• Absolute maximum of 6 vehicles per property

Physical Property Requirements

• Minimum Size: 1000 square feet of heated space (new rentals)
• Structure Type: Only one dwelling per parcel (primary or rental)
• Accessory Structures: No vacation rentals permitted in outbuildings or accessory structures
• Prohibited Structures: No recreational vehicles, campers, tents, or temporary structures
• HUD Homes: Manufactured homes (HUD approved) are allowable regardless of size
• Tiny Homes: Prohibited under the ordinance

Agent Responsibilities

STR operators or agents must:

• Be available 24/7 to handle problems
• Post emergency contact information prominently in the unit
• Accept responsibility for violation notices
• Monitor compliance with ordinance requirements
• Ensure use doesn't disrupt neighborhoods or interfere with neighbors' quiet enjoyment

Tax Compliance

• Subject to hotel-motel tax under OCGA Section 48-13-51
• Must register with Georgia State Department of Revenue
• Responsible for applicable state and local taxes

Nonconforming Use Rights

• Existing STRs can maintain nonconforming status if registered by September 1, 2024
• Non-registered existing STRs will be treated as new uses
• Relinquished or revoked nonconforming licenses cannot be reinstated

Enforcement and Penalties

• Violations result in citations and fines
• Multiple citations can lead to license suspension or revocation
• Existing non-compliant STRs face daily fines after September 1, 2024

Contact Information for Local Authority

Banks County Planning & Zoning Department

• Address: 150 Hudson Ridge, Suite 4, Homer, GA 30547
• Phone: 706-677-4272
• Email: PlanningOffice@co.banks.ga.us
• Responsible For: STR licensing, applications, renewals, and ordinance compliance

Source Pages and Resources

Primary Regulatory Sources

• Banks County Short-Term Rentals Main Page
• New Short-Term Rental Code in Effect - Registration Notice

Official Documents

• New Short-Term Rental Code PDF
• Short-Term Rental License Packet

Additional Resources

• Banks County Code of Ordinances
• Hotel/Motel Tax Reporting Information

Social Media Updates

• Banks County Planning Board Facebook Page

Important Notes for Investors:

• The $150 application fee is non-refundable if your application is rejected
• All new applications require public hearing approval
• Existing operators must register by September 1, 2024, to maintain legal operations
• Annual license renewal is mandatory for continued operation
• Properties must maintain continuous compliance with all technical and operational requirements