Airbnb Laws in the State of Georgia—Insurance Required in Some Cities

Alpharetta, Georgia Airbnb Regulations

View Current STR Laws for Alpharetta, GA

In response to growing concerns about the impact of short-term rentals (STRs) on residential neighborhoods, the Alpharetta City Council adopted Ordinance No. 881 in January 2025. This ordinance aims to balance the economic benefits of STRs with the need to maintain the character and safety of local communities. Key provisions include: 

Hosts in Atlanta are subject to the  Airbnb laws outlined in Atlanta’s short-term rental ordinance 20-O-1656.   

• Licensing: Owners must obtain an annual STR license from the city, with renewals due by January 31 each year. 
• Zoning: Alpharetta short-term rentals may not be located immediately adjacent to another STR along the same street or road. 
• Occupancy Limits: STRs are limited to no more than one residential lot or 5% of the residential lots within each platted subdivision, whichever is greater. 
• Conduct Standards: Operators must adhere to occupancy limits, noise restrictions, and conduct standards that align with most online rental platforms.  
• Homeowners Association (HOA) Compliance: If the property is governed by an HOA, owners must provide evidence that short-term rentals are permitted under HOA regulations.  
• Taxes: Operators are required to collect and remit applicable state and local taxes, including a 4% state sales tax and any local hotel-motel taxes.  
• Penalties: Non-compliance may result in fines, license suspension, or revocation.  
• More Information: For detailed information on the application process and compliance requirements, visit the City of Alpharetta’s Business Licenses page.   

Atlanta, Georgia Airbnb Laws

Short-Term Rental Reguations in ATL

Atlanta, Georgia, has implemented updated short-term rental (STR) regulations as outlined in rental ordinance 20-O-1656. These laws prioritize safety, zoning compliance, and neighborhood harmony while ensuring STR operators meet their legal obligations. Below is a detailed overview of the updated regulations: 

Hosts in Atlanta are subject to the  Airbnb laws outlined in Atlanta’s short-term rental ordinance 20-O-1656.   

• Licensing: All STR operators in Atlanta must obtain an annual operating license from the City of Atlanta and renew annually. License numbers must be displayed on all STR listings for transparency.  The following are required for a license application: Proof of property ownership or signed consent from the property owner for rental use; a Certificate of Occupancy or an equivalent inspection confirming the property meets building safety codes; payment of the applicable licensing fee; and a compliance statement certifying adherence to Atlanta’s zoning laws and STR guidelines. 
• Zoning: STRs are allowed in residential zones provided the unit is either the operator’s primary residence or the operator resides on the property for at least 180 days per year. STRs within apartment complexes or condos require written approval from the property management or homeowners’ association. STRs in commercial zones face fewer restrictions but must still adhere to licensing and safety regulations. 
• Neighborhood overlays or historic districts may impose additional restrictions. STR operators must consult Atlanta’s zoning map prior to applying for a license. 
• Occupancy Limits: Maximum occupancy is limited to two adults per bedroom plus two additional guests. No more than eight unrelated adults may occupy an STR at any time. 
• Taxes: STR operators are required to collect and remit taxes, including a 4% Georgia State Hotel/Motel Tax, an 8% City of Atlanta Hotel/Motel Tax (which also includes a $5/night fee), and depending on jurisdiction, Local Option Sales Taxes. 
• Insurance:  
• Parties: STRs are actively prohibited from hosting large gatherings, parties, or commercial events.   
• Point of Contact: Operators must provide renters with an emergency contact number that is available 24/7, who can respond to complaints or emergencies within two hours. 
• Parking: Adequate parking arrangements must be provided to avoid congestion. Operators must alert renters to any parking restrictions in the area. 
• Trash: Trash and recycling must be collected in secure bins and disposed of in accordance with city waste management regulations. 
• Noise: Noise levels must not exceed city noise ordinances; outdoor activities must end by 10 PM on weekdays and 11 PM on weekends. Noise monitoring devices are recommended by the city, with a variety of companies offering noise monitoring devices for short-term rental hosts, like Minut or NoiseAware.   
• Safety & Compliance: All STR properties must meet stringent safety standards, including: Installation of working smoke detectors, carbon monoxide detectors, and fire extinguishers; compliance with local building codes, including proper egress and fire suppression systems where required; a maintained yard and structural upkeep, which includes functioning locks, windows, and heating/cooling systems. 
• Recordkeeping: Operators are required to: maintain detailed records of rentals for three years, including guest information and dates of occupancy. 
• Enforcement & Fines: Violators of STR laws may be subject to fines ranging from $500 to $5,000, depending on the severity and recurrence of the violation. Repeated violations or egregious offenses can result in the suspension or permanent revocation of an STR license. 
• More Information: For further information, consult Atlanta’s zoning laws and STR resources on the City of Atlanta’s website. 

Cherokee County, Georgia

Enacts New Airbnb Laws—Proof of Insurance Now Required

The Cherokee County Board of Commissioners last discussed Airbnb laws and regulations in June of 2021. The Commissioners’ primary concerns expressed were the issue of properties owned and operated by non-residents and how to create standards to prevent homes from being used as party houses unbeknownst to the owners. With this in mind, each short-term rental property is subject to the following requirements:   

• Certificate: A separate short-term rental certificate shall be required for each property used for short-term rental (the cert. Number must be listed on any advertisements).   
• Use limitations: No short-term rental shall function as a special event facility, lodge, campground, or similar use.  
• Taxes: Short-term rentals are required to pay all applicable hotel taxes 
• Proof of Ownership: Hosts must provide proof of ownership of the short-term rental;  
• Point of Contact: Hosts must provide written confirmation from the local contact person that he or she agrees to perform the duties specified in this division.  
• Hosts must provide proof of insurance. 

As we see with this ordinance, many communities are passing laws with some type of insurance requirement. The concern is most are inadequate or often misleading.   

The primary reason for an insurance requirement is to ensure that short-term rental owners are properly protected from injuries or property damage. However, the current requirement may cause confusion for owners as the type of insurance is not defined.   

Commercial general liability is found in business insurance policies and protects the insured against claims of bodily injury or property damage for which they could be found legally liable. It is the most comprehensive liability insurance one can purchase for short-term rentals.

Rabun County, Georgia

New Regulations Put in Place

Rabun County implemented new rules and regulations by zoning the city for short-term rentals in an effort to keep neighborhoods peaceful. If the rules are not followed, it could result in a substantial penalty. As of January 1, 2023, short-term rentals (STRs) must hold valid licensing and permitting. However, some properties that already had a license may be grandfathered in.

The following regulations are currently enforced: 

• Permit Requirement: Every short-term rental host must obtain a permit from the county.  

• Zoning: Homes used for STRs must be zoned within the Vacation Cottage District. 
• Occupancy Limit: A maximum of 10 people is allowed to stay at the STR, two people per bedroom.  
• Noise: There could be penalties for disrupting the neighborhood peace. 
• Safety Features: May require hosts to have a functioning smoke detector and other safety features.  
• Parking: No more than two vehicles per home, and there must also be designated parking.
• Landline Phone: A landline with the ability to call 911 must be available.  
• Point of Contact: Must have a representative who is a resident of Rabun County who can be readily available at all times of the day in case of an emergency or occurrence such as a loud party, unpermitted event, or violation of the STR agreement. 

Savannah, Georgia

New Airbnb Laws Include Insurance Requirements

If you’re a vacation rental host in Savannah, you’ll want to review Airbnb Laws and regulations affecting short-term rentals across the city. Hosts like yourself must apply annually for a short-term rental certificate to operate your Airbnb business and provide the name, address, telephone number, and email address of the 24-hour contact. Additional requirements include the following:  

• Proof of Ownership: Proof of the owner’s current ownership of the short-term vacation rental unit; 
• Condo Leasing Reqirements: For condominiums, hosts must provide a copy of the adopted condominium declaration either explicitly permitting leasing of the dwelling units for less than 30 days or the adopted condominium declaration which contains no prohibition on short-term vacation rentals or the leasing of dwelling units for less than 30 days; 
• Proof of insurance indicating the premises are used as a short-term vacation rental unit. 

Ultimately the city hopes regulations will preserve the character of their neighborhoods and allow hosts and neighbors alike to enjoy their properties. 

Savannah doesn’t currently define the type of insurance, while ordinances commonly provide a liability insurance minimum, such as $1,000,000. Simply stating “liability insurance” or “proof of insurance” doesn’t accomplish much, as there are several types of coverage you can purchase for a short-term rental. Out of the three types of liability coverage, personal, premise, and commercial general liability, commercial general liability is the most comprehensive liability insurance you can purchase. It is found in business insurance and protects you against claims of bodily injury or property damage.  

Here are some additional coverage options you should have on your policy:  

• Replacement cost valuation; building & contents 
• No limit on theft or vandalism
• No limit on property damage from a guest 
• Liability continued over amenities 
• Liability continued off-premise 
• Lost business income 

South Fulton, Georgia

NEW Airbnb Ordinance- Special Permit for Short-Term Rentals

The City of South Fulton is temporarily revoking all business licenses issued for Short-Term Rentals and Rooming Houses.  Airbnb Ordinance South Fulton states that all owners must apply for and be approved for a Special Use Permit by June 1^st, 2023 to operate STRs within city limits. The special use permit must “allow for the examination of potential impacts, assess, and impose building and safety provisions for occupants, and provide conditions to mitigate impacts created by increased occupancy levels and allow for annual license renewal after obtaining an approved Special Use Permit.”

If you do not comply with the new requirements, your business license will be permanently suspended or revoked until you complete the application process for the required Special Permit for Short Term Rentals South Fulton. You are also subject to being fined from $500 to $1,000 per day for non-compliance.

How to Apply for a Special Use Permit:

1. Submit the rental license application and pay the fee
2. Staff reviews and writes staff report
3. Postcard notices are to be sent out to the impacted area within ¼ mile of the project site
4. Signage: Special-use signs are posted at the subject project site
5. Applicant hosts community meeting (CZIM)
6. Attend Planning Commission (Public Hearing)
7. Receive the Planning Commission’s recommendation forwarded to the Council
8. The City Council public hearing is held
9. If the Special Use Permit is approved, we can move forward with the business license. If it is denied, you will be eligible for resubmittal after six months

Along with the new Airbnb Ordinance South Fulton, owners are also required to have proof of at least $500,000 in liability coverage that shows the property is used as an STR. Liability insurance is put in place to protect owners from any property damages or injuries that may occur. Standard homeowner’s policies often do not provide coverage for business activities, and since short-term rentals are considered businesses, it is very important that you have a policy that is specifically designed for this purpose. Proper has designed a custom-penned policy that’s dedicated to short-term rentals and will be there for you when an issue arises. With Proper, you won’t have to deal with denied claims due to business activity exclusions and can be assured that your coverage requirement is met. You can find additional information on the regulation changes in South Fulton on the city’s website.