# Short-term rental rules in Atlanta, GA

- Status: **REGULATED**
- Last verified: 2026-07-18 (every legal claim checked against the official sources listed below)
- Canonical page: https://strwatch.ai/atlanta-ga/

## Summary

Atlanta regulates short-term rentals (stays of 30 consecutive days or less) under the City of Atlanta Short-Term Rental Ordinance, 20-O-1656 (adopted March 15, 2021; effective September 1, 2021; licensing enforcement began March 5, 2023 after two earlier delays). A short-term rental owner or long-term tenant must first register their primary residence and may add one additional dwelling unit to the same license -- no more than two properties per person under current law -- by paying a non-refundable $150/year application fee to the Department of City Planning, notifying adjacent property owners by certified mail, posting written rules, and naming a 24/7-available STR agent; the host does not have to be present during a stay. Maximum occupancy is capped at two adults per bedroom rather than a flat guest number. Guests pay an 8% City of Atlanta hotel-motel occupancy tax on the total charge for the rental, plus Georgia's $5-per-night state hotel-motel fee (waived after 30 consecutive nights) and roughly 8.9% combined Georgia state/Fulton County sales tax; Airbnb and Vrbo, as marketplace facilitators/innkeepers, collect and remit the state fee and sales tax automatically. Operating without a license triggers citations and a mandatory one-year ban on applying for that property; a licensed property that accumulates three violations loses its license and can't reapply for 12 months, with fully adjudicated violations carrying a $500 penalty each. As of July 2026, two citywide bills remain stalled in council committee that would raise the fee to $250, add a $500,000 insurance requirement, and (in a separate, newer bill) create a City Office of Short-Term Rentals with platform permitting, a 275-day owner-occupancy test, and a 90-night annual cap on unhosted rentals -- none of this is current law yet.

## At a glance

- Unhosted whole-home rental: Yes
- Hosted rental (host present): Yes
- Primary residence required: Yes
- Guest cap: none verified
- Rules apply to stays under: 31 days

Notes: A short-term rental license (STRL) may be obtained by the owner or long-term tenant of a primary residence, and may cover one additional (non-primary) dwelling unit on the same license -- Sec. 20-1004(d) of Ordinance 20-O-1656. The owner/tenant does not need to be physically present during a guest's stay; the requirement is that they hold a primary residence in the city, not that they host in person. Nothing in the ordinance sets a single numeric guest cap -- Sec. 20-1005(b)(1)(b) instead limits occupancy to two adults per bedroom. 'Short-term rental' is defined (Sec. 20-1003) as a dwelling unit provided for lodging not to exceed 30 consecutive days, so stays of 31+ consecutive days fall outside the ordinance and the related state $5/night fee.

## Requirements

### Short-Term Rental License (STRL) (license)

- Authority: City of Atlanta Department of City Planning
- Cost: $150/year
- Renewal: Annual; STRL is valid 12 months from issuance, email reminder sent 30 days before expiration, renewal via affidavit
- Official source: https://www.atlantaga.gov/government/departments/city-planning/ordinances-regulations/short-term-rental
- Notes: Non-refundable $150 application fee under Sec. 20-1005(a) of Ordinance 20-O-1656. Covers a primary residence and, optionally, one additional dwelling unit per owner/long-term tenant (Sec. 20-1004(d)) -- no more than 2 properties per person under current law. Requires certified-mail notice to adjacent property owners, posted written rules (noise, occupancy, eviction/fine acknowledgement), and a designated STR agent available 24/7. Processing takes up to 10 business days per the city's FAQ. Direct fetch of this page returned HTTP 403 in this session; content verified via a Wayback Machine capture dated 2026-06-11, and the underlying ordinance PDF (id=53344) was likewise retrieved via a Wayback capture of the same atlantaga.gov URL after a direct-fetch 403.

## Taxes

- **City of Atlanta Hotel-Motel Occupancy Tax**: 8% — applies to Total charge for furnishing a short-term rental (per Sec. 20-1010 of Ordinance 20-O-1656, citing O.C.G.A. Section 48-13-51(a)(5) and (b)(7)(a)); platform collects: not verified. Source: https://www.atlantaga.gov/home/showdocument?id=53344&t=637732653252142114
- **Georgia State Hotel-Motel Fee**: $5.00 per night — applies to Each night of a taxable lodging stay, including short-term rentals booked through a marketplace innkeeper; the fee stops being collected once a guest's stay reaches 31 consecutive nights (extended-stay exemption); platform collects: yes. Source: https://dor.georgia.gov/state-hotel-motel-faq
- **Georgia State and Local Sales Tax (Fulton County / Atlanta)**: 8.9% combined (4% state + local Fulton County/Atlanta components, effective January 1, 2026 rate chart) — applies to Short-term rental listing price and mandatory fees (e.g., cleaning fees); marketplace facilitators with over $100,000 in annual Georgia sales (which covers Airbnb/Vrbo) must collect and remit on behalf of hosts; platform collects: yes. Source: https://dor.georgia.gov/document/document/general-rate-chart-effective-january-1-2026-through-march-31-2026/download

## Enforcement

- Penalties: Operating a short-term rental without an STRL is unlawful; the city's official FAQ states this results in enforcement action, including citations, and a mandatory one-year waiting period before any STRL application will be accepted or considered for that property. For licensed properties, once a short-term rental agent/property has accumulated three violations, the city revokes any pending licenses and rejects all applications for that property for 12 consecutive months; fully adjudicated violations carry a $500 penalty per violation (Sec. 20-1008(c), Ordinance 20-O-1656). Separately, the ordinance provides that any person violating the Code generally 'shall be punished as provided by Section 1-8' of the Atlanta Code, with each day of a continuing violation treated as a separate offense -- the exact fine/imprisonment range under Section 1-8 could not be independently confirmed against a bot-wall-free official source this session (see needs_review).
- Platform liability: Current law (Ordinance 20-O-1656, Sec. 20-1008(f)) requires an STRL holder to ensure that any online platform used to advertise their rental (i) provides a phone line/website for neighbors to submit complaints, (ii) helps educate STR agents about the ordinance, and (iii) meets with the Department of City Planning within the ordinance's first year to discuss implementation. It does not currently impose direct permitting, listing-verification, insurance, or fine obligations on booking platforms themselves -- a pending bill (Ordinance 26-O-1084, still held in committee as of July 6, 2026) would add those platform-side obligations; see pending_changes.
- Notes: Licensing enforcement began March 5, 2023, after the city twice extended the original enforcement date (first from spring 2022 to June 1, 2022, then to September 6, 2022, and finally to March 5, 2023) via Ordinance 22-O-1241 and subsequent administrative extensions. The Atlanta Police Department enforces violations at properties with an active STRL; Zoning Enforcement (Dept. of City Planning) enforces against unlicensed properties. Complaints are submitted to STR@atlantaga.gov or CodeBustersDCP@atlantaga.gov, which assigns a case number for investigation.

## Pending changes

- Ordinance 26-O-1084 (Councilmember Byron D. Amos) would create an Office of Short-Term Rentals within the Department of City Planning, establish a citywide STR registry, restrict STR eligibility to a 'permanent resident' (defined as occupying the unit at least 275 days per calendar year), cap unhosted rentals at 90 nights per calendar year, and require booking platforms to hold a City STR Platform Permit, re-verify every listing at least every 30 days through a City-run Electronic Verification System, carry at least $1,000,000 in commercial general liability insurance naming the City as additional insured, file monthly listing/tax reports, and pay civil fines of $1,000 per unverified/illegal listing per day. (proposed, 2026-01-20 introduced; referred to Community Development/Human Services Committee same day; held in committee 2026-01-27 (5-0) and again as of 2026-07-06) — https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?ID=39598
- Ordinance 24-O-1687 (Councilmember Byron D. Amos) would raise the STRL application fee from $150 to $250, add a requirement for at least $500,000 in liability insurance and a City of Atlanta Occupational Tax Certificate, create a new multi-family-complex STR license tier (capped at 10% of a building's units), impose a 1,000-foot spacing rule between licensed single-family/two-family STRs, require the designated STR agent to reside in one of 12 listed metro-Atlanta counties, and remove the current 2-property-per-person cap so a licensee could hold an unlimited number of STR licenses. (proposed, Last committee action: held 2024-12-10 by committee for additional information and further review; current status beyond that date not confirmed) — https://atlantacityga.iqm2.com/Citizens/FileOpen.aspx?Type=30&ID=420379&MeetingID=4068
- Atlanta City Council took several neighborhood-specific short-term-rental actions in 2025: news outlets reported passage of an ordinance banning new STR licenses in the Home Park neighborhood near Georgia Tech (~August 18, 2025, with existing licensed STRs grandfathered), while a similar ban proposed for parts of northeast Atlanta was rejected by a 7-6 council vote on November 17, 2025. These are hyperlocal zoning-style overlays layered on the citywide STRL framework, not changes to citywide rules, and their exact ordinance numbers/final text were not independently confirmed against an official council record this session. (passed-not-effective, 2025-08-18 (reported Home Park passage); 2025-11-17 (northeast Atlanta ban rejected)) — https://www.gpb.org/news/2025/08/19/atlanta-approves-short-term-rental-limits-for-neighborhood-near-georgia-tech

## Not yet verified (we say so instead of guessing)

- Atlanta City Code Sec. 1-8 (general penalty for Code violations, referenced by Ordinance 20-O-1656 Sec. 20-1008(d) for continuing violations) could not be independently verified against atlantaga.gov or a bot-wall-free official code portal this session; library.municode.com returned only a JavaScript application shell (no rendered text) both live and via the one available Wayback capture, consistent with the known bot-wall on Municode/AmLegal this session. Secondary, non-primary sources suggest a general fine cap in this range, but this was not confirmed against an approved official source.
- Whether the City of Atlanta's 8% hotel-motel occupancy tax (Ordinance 20-O-1656, Sec. 20-1010) is automatically collected and remitted by booking platforms (Airbnb, Vrbo) versus falling on the individual host/agent to remit was not confirmed via an official government source. Georgia DOR confirms marketplace-facilitator collection for the state $5/night fee and for state/local sales tax, but no official source this session explicitly addressed platform collection of the city-specific hotel-motel occupancy tax.
- Whether Ordinance 24-O-1687 (STRL fee increase to $250, $500,000 insurance requirement, multi-family tier, 1,000-foot spacing rule) remains actively pending, has been folded into the newer Ordinance 26-O-1084, or has quietly lapsed could not be confirmed beyond its last recorded committee action (held December 10, 2024). Neither bill is current law as of this review.
- The 2025 Home Park neighborhood short-term-rental ban and the rejected northeast Atlanta ban were reported by multiple local news outlets but could not be independently verified against an official Atlanta City Council legislative record (search of atlantacityga.iqm2.com did not surface a confirmable official file for the reported ordinance number) this session. This citywide profile does not reflect neighborhood-specific overlays -- hosts in Home Park or other neighborhoods with council-passed overlays should confirm local rules separately.
- The full current text of Atlanta Code Part 20 (Short Term Rentals) on Municode could not be loaded this session (JavaScript-rendered single-page application returns only an empty shell to both direct fetch and the one available Wayback Machine capture, dated 2022-08-22). The core requirements, occupancy formula, and penalty figures in this profile are instead sourced directly from the original adopted ordinance PDF (20-O-1656, official atlantaga.gov document id=53344), retrieved via a Wayback Machine capture dated 2026-06-11 because the live atlantaga.gov URL returned HTTP 403 to both WebFetch and curl with a browser user-agent this session. No amendment to Part 20 has passed since original adoption (23-O-1084 automatically terminated in 2024; 24-O-1687 and 26-O-1084 remain held in committee), so the 2021 ordinance text is believed current, but this could not be cross-checked against the codified Municode version.

## Sources

- Short-Term Rental — Department of City Planning, City of Atlanta (program page: eligibility, fee, renewal, complaints, appeal process, FAQ) (official, accessed 2026-07-18): https://www.atlantaga.gov/government/departments/city-planning/ordinances-regulations/short-term-rental
- 20-O-1656 — City of Atlanta Short Term Rental Ordinance (adopted ordinance text, Sec. 20-1001 through 20-1010) (official, accessed 2026-07-18): https://www.atlantaga.gov/home/showdocument?id=53344&t=637732653252142114
- City of Atlanta Short Term Rental Program — ATL311 Knowledge Article KB0013809 (official, accessed 2026-07-18): https://www.atl311.com/en-us/knowledgearticle/?code=KB0013809
- State Hotel-Motel Fee FAQ — Georgia Department of Revenue ($5/night fee, marketplace innkeeper collection, extended-stay exemption) (official, accessed 2026-07-18): https://dor.georgia.gov/state-hotel-motel-faq
- State Hotel-Motel Fee — Georgia Department of Revenue (index page) (official, accessed 2026-07-18): https://dor.georgia.gov/taxes/taxes-business/other-business-taxes/state-hotel-motel-fee
- Marketplace Facilitators — Georgia Department of Revenue ($100,000 sales-price collection/remittance threshold) (official, accessed 2026-07-18): https://dor.georgia.gov/marketplace-facilitators
- Georgia Sales and Use Tax Rate Chart, Effective January 1, 2026 through March 31, 2026 — Georgia Department of Revenue (confirms 8.9% Fulton/Atlanta combined rate) (official, accessed 2026-07-18): https://dor.georgia.gov/document/document/general-rate-chart-effective-january-1-2026-through-march-31-2026/download
- Ordinance 20-O-1656 legislative file — Atlanta City Council legislative management system (adoption record) (official, accessed 2026-07-18): https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?ID=22711
- Ordinance 22-O-1241 legislative file — Atlanta City Council (2022 enforcement-suspension ordinance, historical) (official, accessed 2026-07-18): https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?ID=29293
- Ordinance 23-O-1084 legislative file — Atlanta City Council (2023 amendment proposal; status 'Automatically Terminated (Filed) May 6, 2024' — confirms it never took effect) (official, accessed 2026-07-18): https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?ID=32010
- Ordinance 24-O-1687 full text — Atlanta City Council (fee increase, insurance, multi-family tier, spacing rule; held 12/10/24) (official, accessed 2026-07-18): https://atlantacityga.iqm2.com/Citizens/FileOpen.aspx?Type=30&ID=420379&MeetingID=4068
- Ordinance 26-O-1084 legislative file — Atlanta City Council (Office of Short-Term Rentals bill; full text, meeting history, held status through 2026-07-06) (official, accessed 2026-07-18): https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?ID=39598
- Community Development Committee holds changes to short-term rental ordinance — Center for Civic Innovation (news, accessed 2026-07-18): https://civicatlanta.org/blog/2025-03-30-committee-holds-short-term-rental-ordinance
- New short-term rental legislation introduced — Center for Civic Innovation (news, accessed 2026-07-18): https://civicatlanta.org/blog/2026-01-25-new-short-term-rental-legislation
- Atlanta City Council votes to ban short term rentals in Home Park — Rough Draft Atlanta (news, accessed 2026-07-18): https://roughdraftatlanta.com/2025/08/18/home-park-neighborhood-airbnb-regulation/
- Atlanta approves short-term rental limits for neighborhood near Georgia Tech — Georgia Public Broadcasting (news, accessed 2026-07-18): https://www.gpb.org/news/2025/08/19/atlanta-approves-short-term-rental-limits-for-neighborhood-near-georgia-tech
- City council rejects proposal to ban short-term rentals in northeast Atlanta — Atlanta News First (news, accessed 2026-07-18): https://www.atlantanewsfirst.com/2025/11/18/city-council-rejects-proposal-ban-short-term-rentals-northeast-atlanta/

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Educational information, not legal advice. Published by STRWatch (Laniakea Technologies LLC).