Executive summary: Short-term rentals (rentals of 30 days or fewer) are permitted in unincorporated DeKalb County subject to a county permit, an 8% excise tax, and annual renewal; operators must ensure quiet enjoyment for neighbors and maintain responsible management. Within the City of Lithonia, no city-specific STR ordinance was identified in the provided material; therefore, owners should verify with the city whether STRs are permitted as-of-right or if a zoning approval (e.g., bed-and-breakfast inn) is required. State-level habitability standards also apply.

1) Regulatory status: City vs County vs State

• City of Lithonia (incorporated): No short-term rental ordinance was found in the provided content. The City’s zoning code does not expressly address STRs; however, it defines “Bed and breakfast inn” as an owner‑occupied, owner‑operated single‑family residence with breakfast service. Treat this as a precedent for lodging uses and contact the City to confirm whether STRs are allowed (and under what conditions).
• DeKalb County (unincorporated): STRs are permitted under the county’s Short‑Term Rental Ordinance (TA‑24‑1246762, approved July 24, 2025) with a 180‑day implementation period. A county business license permit is required, an 8% excise tax applies, and annual renewal is required. This ordinance applies only to unincorporated DeKalb County.
• State of Georgia: STRs are generally governed locally; Georgia’s 2024 habitability standards require landlords (including STR operators acting as hosts) to maintain safe, functional, and habitable units, including heat, hot and cold water, freedom from mold and pests, and prompt response to repair requests. Atlanta’s security deposit limit (1.5 months) applies within the City of Atlanta only and is not applicable to Lithonia or unincorporated DeKalb County, but it illustrates a trend toward stricter local rules in metro jurisdictions.

How to determine your jurisdiction

• If the property address is inside the City of Lithonia’s incorporated limits, contact the City to confirm whether STRs are permitted or if a B&B approval is needed.
• If the property is outside the City (in unincorporated DeKalb County), follow the DeKalb County STR ordinance and permit process.

2) How to start an STR in this market

For unincorporated DeKalb County:

1. Confirm zoning and use compliance for your property type and location.
2. Apply for the DeKalb County Short-Term Rental Business License Permit before renting; include:
   • Owner and property contact information
   • A 24‑hour contact for a designated agent
   • Number and location of parking spaces
   • A signed acknowledgment of STR requirements
3. Renew the permit annually through the Business License Division; permits cannot be transferred or assigned to another location.
4. Register, collect, and remit the 8% excise tax on all STR rentals as required by state law.
5. Implement operational safeguards:
   • Post house rules and quiet hours
   • Manage guest noise and parking
   • Maintain the property to habitability standards
   • Ensure trash, utilities, and access standards are met
6. Track revenue and local tax compliance; retain records.

Within the City of Lithonia:

• Verify whether STRs are a permitted use under zoning or if a bed-and-breakfast approval is required. If permitted, follow any city-issued application or approval process, and observe any occupancy, parking, and signage limits the city may impose.

3) Required documents, permits, licenses, and guidelines

County-level (unincorporated DeKalb):

• Short-Term Rental Business License Permit (DeKalb County Business License Division)
  • Owner and property contact details
  • Designated agent with 24‑hour contact
  • Parking plan (number and location of spaces)
  • Signed acknowledgment of requirements
• Annual renewal of the permit
• Excise tax registration/filings at 8% (state-authorized)
• Evidence of compliance with habitability standards (heat, hot and cold water, mold/pest-free condition, prompt repair response)

City of Lithonia (if inside incorporated limits):

• City zoning confirmation (as-of-right vs special approval)
• If operating as a bed-and-breakfast inn: evidence of owner-occupancy and compliance with applicable B&B standards
• Any city business license or registration the city may require for lodging operations

Operational guidelines (county):

• No transfer or assignment of permits
• Operators must ensure guests do not disrupt neighborhood quiet enjoyment
• Parking information must be disclosed as part of the application

4) Specific regulations (City/County/State)

City of Lithonia

• No STR-specific ordinance identified in the provided content.
• Zoning defines “Bed and breakfast inn” as an owner‑occupied, owner‑operated private single‑family residence with breakfast served. This may imply that transient lodging requires owner presence and possibly conditional approvals; consult the City.

DeKalb County (Unincorporated)

• STR Definition: Rental of any room, lodging, or overnight accommodation for 30 consecutive days or less; includes vacation homes, residential dwellings, guestrooms, and listings on platforms such as Airbnb, Booking.com, and VRBO.
• Permit: Required from the Business License Division before renting; non-transferable; annual renewal.
• Taxes: 8% excise tax on all STRs as authorized by state law.
• Operations: Owners must ensure guests do not disturb neighbors’ quiet enjoyment.
• Implementation: 180‑day implementation period following July 24, 2025 approval; a detailed implementation plan and application process will be provided during the period.

State (Georgia)

• Habitability standards (effective late 2024): Provide safe, functional, habitable dwellings; ensure heat, hot and cold water, freedom from mold, pest-free environment, and prompt repair response.
• Security deposit limits: Atlanta’s citywide limit of 1.5 months’ rent applies only within the City of Atlanta (not Lithonia or unincorporated DeKalb).
• Local governance: Many STR rules are set by cities/counties; check for additional local rules where the property is located.

5) Contact information

DeKalb County

• Project Manager, Development Services: Racquel T. Jackson
  • Email: rtjackson@dekalbcountyga.gov
• Special Projects Coordinator, Current Planning: Yvonne Trammell
  • Email: yktrammell@dekalbcountyga.gov
• Main permitting/business license unit: DeKalb County Business License Division (specific phone/email not provided in the content)

City of Lithonia

• No dedicated STR contact was provided in the content. Owners should contact City Hall or the City’s Planning/Zoning department for zoning confirmation and any STR registration requirements.

6) Source pages

• DeKalb County STR portal and ordinance overview:
  • engagedekalb.dekalbcountyga.gov/airbnb-dekalb-county
• DeKalb County STR Ordinance (TA‑24‑1246762, approved July 24, 2025):
  • www.dekalbcountyga.gov/sites/default/files/users/user3686/Excise%20Tax%20STR%20Ordinance%20%28revised%2007.24.25%29%20CLEAN.pdf
• City of Lithonia Zoning Ordinance (Ordinance No. 14‑05‑01):
  • [lithoniacity.org/Assets/Files/Ordinances/Zoning%20Ordinance%20No.%2014-05-01%20(Adopted%20July%206%20201%20(3](https://lithoniacity.org/Assets/Files/Ordinances/Zoning%20Ordinance%20No.%2014-05-01%20(Adopted%20July%206%20201%20(3)).pdf
• STR regulations overview (Georgia, high-level):
  • www.strprofitmap.com/regulations/GA
• Metropolitan rental regulatory trends (contextual for metro Atlanta):
  • www.silasfrazierrealty.com/blog/navigating-new-rental-regulations-what-landlords-need-to-know/

Notes and recommendations:

• Verify the property’s jurisdiction (City limits vs unincorporated DeKalb) before applying for any permits.
• In the City of Lithonia, because no STR ordinance was found, proactively engage the City to confirm whether STRs are permitted or require a B&B or conditional use approval.
• Monitor DeKalb County’s implementation plan during the 180‑day window after July 24, 2025 for detailed application procedures and enforcement timelines.
• Comply with habitability standards regardless of jurisdiction; prompt responses to maintenance issues are a legal obligation and a practical necessity for guest satisfaction and good neighbor relations.