Atlanta Airbnb Laws: A Complete Guide

With more than 14,000 rentals, including more than 6,000 aimed at families*, and an average price of $193 per night**, Atlanta GA — with its history, culture, and nature — is a dynamic choice for Airbnb hosts. Yet, Atlanta Airbnb rules can seem complicated. They are strictly outlined by the city’s Ordinance, with clear rules for the number of rentals allowed, safety rules, parking spaces, and noise limits. But rules in Atlanta are, in some ways, clearer and easier to navigate than those in some US cities. With a little research, it can be to start making extra income via Airbnb. In this post, we’ve outlined the need-to-know Atlanta Airbnb regulations and laws, plus recommendations of how to protect your rentals and guests, and prevent rule-breaking so you can continue to run your Atlanta Airbnbs with total peace of mind. Here’s how.

What are the registration and license requirements for Airbnb in Atlanta?

All rules and short-term rental regulations (including Airbnb) in Atlanta are clearly outlined in the ‘City of Atlanta Short-Term Rental Ordinance’, which has been in operation since March 2021. Airbnb hosts need a short-term rental license from the City of Atlanta to operate rentals legally. If your application is successful, you will then receive registration details, which you must clearly add to your Airbnb listings. “Short-term rentals” are defined by the City of Atlanta as “a residential dwelling unit provided, in exchange for compensation, for lodging for a period of time not to exceed 30 consecutive days”.

To apply for a license, head to the City of Atlanta’s Citizen Gateway page and set up an account.
When logged in, hit Create New at the top of the page, and hit Building Application.
You will need to accept the terms, then click Select Short-Term Rental, and Short-Term Rental License.
You can then complete the application, and submit it.

The application should contact details of the host or manager, including 24-hour contact information. It should also specify the number and location of parking spaces assigned to the property, and a signed acknowledgement that the host has understood and will comply with the rules stated in the city’s ordinance. The City’s website has a full list of documentation needed as part of the application, and a guide explaining the exact way to apply correctly. Airbnb hosts must pay an annual registration fee (which is $150 at the time of writing), and ensure that their rentals adhere to safety and health regulations. Hosts must apply for a new application every year. The ordinance states that a short-term rental license may be issued to:

A residential property owner
A long-term tenant of a residential property (if they have the owner’s permission, depending on their tenancy contract).

It also states that a license may be issued for:

The applicant’s main residence
One additional residence or ‘dwelling’ property.

The hosts’ two properties (main residence plus one more) can be used for short-term rentals without any further restrictions or requirements. This is in great contrast to many other major cities in the US, which restrict short-term rentals to hosts’ main residence only, and do not allow properties to be used exclusively for Airbnb or short-term rentals.

What zoning laws do Airbnb hosts need to know about in Atlanta?

The city’s ordinance states that for hosts’ primary residence and one extra property, there are “no additional requirements, fees, permits, licenses, zoning, or restrictions”, beyond the need for a short-term rental license, as outlined above. This is a generous policy in comparison to more restrictive Denver Airbnb rules, Las Vegas Airbnb laws, San Diego short-term regulations, San Francisco Airbnb rules, Los Angeles Airbnb laws, New York Airbnb bans, Dallas Airbnb regulations, and Miami Airbnb laws. For example, Chicago Airbnb rules specify that if you wish to rent out a single-family home, it must be your primary residence as the host/owner. This makes operating multiple Airbnbs profitably and legally much more difficult in the Illinois city.

What taxes or fees apply to Airbnb in Atlanta?

The State of Georgia does charge some taxes for Airbnb rentals, but most are charges passed on to the guests as part of their overall reservation cost, and not levied separately on Airbnb hosts. They are:

State Sales Tax: 4% of the listing price, including cleaning fees, for reservations of 89 nights or fewer.
County/Local Sales Tax: 2-5% of the listing price, including cleaning fees, for reservations of 89 nights or fewer.
Hotel-Motel Fee: $5 per night, for the first 30 days of the reservation.
Local Occupancy Taxes: The amount varies by city and county, but it is usually 0%-8% of the listing price, including cleaning fees for the first 30 days of the reservation.

Full details of the applicable taxes are on the State of Georgia Sales and Use Tax website.

What are the insurance requirements for Airbnb in Atlanta?

The city’s ordinance does not specify insurance requirements for Airbnbs in Atlanta (unlike the Airbnb regulations in some cities, such as Las Vegas, which require a $500,000 insurance minimum). However, Airbnb itself recommends that hosts take measures to ensure the safety of their rentals, including the installation of smoke and carbon monoxide alarms. It also highlights the importance of background checks on guests, and outlines a protocol for hosts to follow if guests are injured during a stay. However, the platform admits that its background checks have limitations, and that hosts “shouldn’t rely on them as a guarantee”. Similarly, Airbnb also says that its Host Damage Protection doesn’t constitute insurance and that extra precautions should be taken. The City of Atlanta also requires hosts to adhere to “community standards for the public safety and general welfare” of the city and rental guests. This is why it is highly advisable for hosts to take out additional protection for their rentals. This includes improving damage protection, and performing additional, in-depth background checks on all guests before they even arrive. For example, Truvi’s (formerly Superhog) services are specially designed for short-term rentals, to put your mind at ease, and protect your property. Truvi services include:

Short-term rental protection of up to US $5,000,000 for all verified bookings.
ID verification for guests (including ID checking and biometric screening), so you know exactly who is staying at your rental.
Extra guest screening and guest verification, including sex offender database checks, to prevent fraud and criminal activity, and reduce your risk of hosting bad guests who will cause problems by disregarding house rules and running the risk of excess noise or disruption.
Damage deposit facility, to automate and simplify the collection and remittance of a guest security deposit, so it happens smoothly.
Damage waiver facility, to cover small guest damages, and create a new line of revenue for you.

Truvi also integrates easily with short-term rental property management systems including Guesty, Hostfully, and Hospitable, so you can use its tools seamlessly while managing your Atlanta rentals (whether you only rent out your main residence or a second property too).

What other rules or requirements do hosts need to be aware of to operate an Airbnb in Atlanta?

As stated in the City of Atlanta Short-Term Rental Ordinance, other rules and conditions of hosting short-term rentals in Atlanta include:

Each short-term rental property must have a “short-term rental agent” assigned to it. This means “a person or organization designated by the owner or long-term tenant”. Their name must appear on the short-term rental license application, and they must be available for and responsive to guest contact at all times (24/7). Their information must be visible inside the Airbnb.
Noise limits. No hosts or guests are allowed to make any noise or sound that exceeds the limits set in the City’s noise ordinance. Hosts are encouraged to provide a noise monitoring device to ensure that the decibels do not exceed these levels.
Occupancy limits. The maximum occupancy of a short-term rental unit is limited to two adults per bedroom. Notices displayed inside the Airbnb. The short-term rental must display, somewhere clearly visible to guests: a copy of the license; the unit license number; the agent’s name, address, email, and 24/7 phone number; the maximum occupancy of the unit; the maximum number of vehicles and designated parking spaces available to unit guests.
Platform contacts. Platforms on which the rentals are listed (e.g. Airbnb) must also have a phone line or website for community members to contract in case of concerns.

Failure to comply with any of Atlanta’s short-term rental rules will “result in immediate termination of the agreement and eviction from the short-term rental unit…as well as the potential liability for payments of fines levied by the city”, the ordinance states. Any breach of the rules or noise limits must be reported to the City Police Department within 10 days. If the property accumulates three violations, the unit in question will be banned from being rented for 12 months, and the license-holder may be liable to a $500 penalty per violation. Hosts can appeal.

How to start a legal and successful Airbnb in Atlanta: Step-by-step

If you’re ready to start an Airbnb short-term rental in Atlanta, follow these five steps:

Register and apply for a short-term rental license. Go to the City of Atlanta’s Citizen Gateway page, create an account, and apply for a short-term rental licence, with a fee of $150.
Meet property ownership rules. Atlanta allows hosts to rent out their main residence, and one additional property, without extra permits beyond the standard short-term rental license. All rules are outlined in the City of Atlanta Short-Term Rental Ordinance.
Comply with taxes and fees. Ensure that the rates you charge will cover the State of Georgia’s required taxes, including the 4% State sales tax and the county/local sales tax (2-5%).
Ensure safety and insurance. While the City of Atlanta doesn’t mandate specific insurance, it is wise to invest in short-term rental protection, verify guest identities, install smoke detectors and carbon monoxide alarms, and ensure in-depth guest background checks via a platform like Truvi.
Follow all the additional rules. These include appointing a “short-term rental agent” who is available 24/7 to respond to guests; respecting the city’s noise and occupancy limits; and displaying the unit’s short-term rental license, contact details, and maximum occupancy rules.

Complying with all regulations will help you continue renting your Airbnb trouble-free, and avoid fines and penalties.

Atlanta Airbnb laws: The bottom line

Starting a legal Airbnb in Atlanta is straightforward, but requires an in-depth understanding and compliance with the city’s short-term rental regulations as outlined in the City of Atlanta Short-Term Rental Ordinance (and surrounding documentation). This requires hosts to obtain a short-term rental license, follow property ownership rules, comply with State taxes, and ensure guest safety, as well as provide adequate parking, prevent disorderly behaviour, and avoid excess noise. That’s why Truvi (formerly Superhog) is an invaluable resource for Airbnb hosts in Atlanta. With extra guest ID verification and background checks, rental protection of up to $5 million, simple guest deposits and damage waiver systems, and easy integration with leading property management systems, it helps hosts to meet Atlanta’s rental requirements as standard. By following these steps and using Truvi, hosts can successfully and legally operate Airbnb rentals in the booming city of Atlanta, while avoiding any fines or penalties. *Airbnb Atlanta GA stays, **AirDNA statistics