City of Miami Beach
Handled by us
Business Tax Receipt (BTR)
Required for any short-term rental operation under 6 months. Annual fee based on unit count and property value.
Compliance & Insurance
Stay legal in a city that actually enforces the rules.
Miami Beach enforces short-term rental regulations aggressively. We handle business tax receipts, resort tax filings, certificates of use, and coordinate with your insurance broker to keep you covered on every booking.
100%
Filing on time
$0
Penalties since 2019
Why compliance matters more than ever
Miami Beach is not Orlando. They actually enforce.
Since 2018, the City of Miami Beach has steadily tightened enforcement of its short-term rental ordinance — with higher fines, more inspectors, and active monitoring of Airbnb and Vrbo listings against the BTR registry. Unlicensed operators are being fined and shut down.
We file and maintain every required license for our owners, remit every tax on time, and monitor regulatory changes monthly. Since we opened in 2016, not one of our managed properties has received a compliance-related fine.
- ✓Zero penalties across 240+ managed properties
- ✓BTR, CU, and resort tax filings included
- ✓Monthly regulatory monitoring and alerts
- ✓Direct coordination with your insurance broker
Compliance checker
What your specific property actually needs.
Select your property type and building situation below to see the exact licenses, filings, and renewals that apply to you — and which ones we handle for you.
Your compliance checklist
Condo with HOA · Single-family zone
Checklist is directional and based on typical Miami Beach requirements. Final determination depends on the specific building and address — we verify every property individually during onboarding.
Required licenses
Every license you need, on time, every time.
Miami Beach short-term rental compliance is a stack of overlapping licenses from three different agencies. Miss one and you're operating illegally — even if the others are current.
City of Miami Beach
Handled by us
Certificate of Use (CU)
Zoning-issued document confirming the property can legally be used for short-term rental. Verified against the specific address and zoning designation.
Miami-Dade County
Handled by us
Resort Tax Registration
Required for any accommodation rental under 6 months. We collect the 6% county tourist tax from guests and remit it monthly.
State of Florida
Handled by us
Florida Sales & Use Tax
State-level tax on short-term rentals under 6 months. We file and remit monthly, and provide you with documentation for your annual tax return.
FL DBPR
Handled by us
Department of Business & Professional Regulation
Florida DBPR oversees real estate brokerage and rental management. We operate under an active DBPR license on your behalf.
IRS
Owner maintains
Federal Tax Identification (EIN)
Owners need an EIN or SSN on file for 1099 reporting. We provide year-end statements formatted for your CPA — you retain responsibility for filing your own federal return.
Taxes & filings
Thirteen percent, collected and remitted without you touching it.
Every booking under 6 months is subject to 6% Miami-Dade resort tax and 7% Florida sales tax — 13% of gross that has to be collected from the guest and remitted to two different agencies on two different schedules. We handle all of it.
The taxes are automatically added to the guest's booking price at checkout, held in escrow, and remitted monthly. You never write a check to a tax agency, and you never see a surprise notice in the mail.
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06%
Miami-Dade resort tax
Remitted monthly by the 20th. Rate applies to stays under 6 months within Miami-Dade County.
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07%
Florida sales & use tax
Remitted monthly with the state Department of Revenue. Bundled into the same filing workflow.
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13%
Total collected from every booking
Automatically added to the guest's price at checkout. Shown as a separate line item on every statement.
Sample monthly tax statement
March 2026
Gross booking revenue
$6,120.00
Miami-Dade resort tax (6%)
$367.20
Florida sales tax (7%)
$428.40
Total remitted
$795.60
Net to owner (before management fee)
$5,324.40
Miami-Dade filing accepted · 03/19/2026
Florida DOR filing accepted · 03/19/2026
Both confirmations attached to your statement
Sample data. Actual statement reflects your property's bookings and rates.
Renewal calendar
Every deadline tracked. Nothing ever late.
Compliance is not a one-time event. Here's what our automated calendar looks like for a typical property over a 12-month cycle.
Click any month to see the specific filings, renewals, and reminders scheduled for that period.
Insurance
The policy details most owners don't learn until they need them.
A standard homeowner policy almost never covers short-term rental activity. If you're renting and haven't updated your policy, you may be uninsured right now.
Short-term rental endorsement
Your standard homeowner or condo policy needs a short-term rental endorsement — otherwise guest-caused damage claims are routinely denied. We flag this during onboarding and recommend the specific endorsement for your carrier.
Commercial general liability
For higher-volume properties, a commercial GL policy provides broader coverage — including bodily injury and advertising injury — beyond a standard endorsement. We advise when this is worth the additional premium.
Host damage protection (platform)
Airbnb's AirCover for Hosts and Vrbo's damage protection offer supplemental coverage, but with limits and exclusions. We coordinate platform claims as a supplement — never as your only coverage.
Annual policy review
Every March, we review your policy against current short-term rental use, occupancy limits, and property updates. If something needs to change, we notify you in writing before renewal.
Claim filing and follow-up
We document incidents, file claims through your carrier, and follow up until resolution. If a claim is denied, we escalate through your broker and provide documentation to support an appeal.
Our own liability coverage
Coastal Haven carries $2M general liability and $1M professional errors and omissions coverage. This covers our operation, not your property — but it's a layer of protection that doesn't exist with unlicensed managers.
Penalties
What non-compliance actually costs in Miami Beach.
Miami Beach fines for unlicensed short-term rentals are aggressive and escalating. This isn't a warning letter you can ignore — it's a structural cost that can erase an entire season's revenue.
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First offense
$1,000 – $5,000 per violation
Per day, per unit. A single unlicensed weekend can generate multiple violations.
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Second offense
$5,000 – $15,000 per violation
With mandatory compliance review and possible temporary shutdown of the rental operation.
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Third offense
Up to $25,000 · shutdown
Enhanced fines plus permanent revocation of the right to operate short-term rental at the address.
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Also possible
Lien on property · lawsuit exposure
Unpaid fines become a lien. Guests injured in unlicensed units have legal standing that licensed units do not.
Compare 12-month compliance cost
Coastal Haven
$0
Fines across 240+ managed properties since 2016
Industry
$12K+
Average annual compliance cost per non-professionally-managed property with any violation
Compliance is included in our management fee. There is no separate charge for BTR filing, CU renewal, or tax remittance.
Compare
Compliance handling: what owners actually get.
The difference between "we help with compliance" and "we file everything and eat the fines if we're late."
Compliance item
DIY
Typical manager
Coastal Haven
BTR filing
You
$300+ extra
Included
Certificate of Use
You
Sometimes
Included
Resort tax remittance
You
Sometimes
Included
Florida sales tax remittance
You
Sometimes
Included
Renewal monitoring
You
Manual reminders
Automated calendar
Regulatory change monitoring
✕
Occasional
Monthly briefings
Insurance coordination
You
✕
Annual review
Fines from our filing errors
N/A
You pay
We cover
Owner story
What happens when compliance stops being your problem.
“I got a $3,500 fine from the city two years before I switched to Coastal Haven. It was a filing I didn't even know existed. Since the switch, I haven't had a single notice, letter, or fine. That alone pays for the management fee.”
“The resort tax filings were what broke me. Every month I had to remember to log in, run the numbers, and pay two different agencies. Coastal Haven handles both and sends me the confirmations. That's the entire job off my plate.”
“The insurance policy review caught something I'd missed. My homeowner policy explicitly excluded short-term rental use. Coastal Haven flagged it, connected me with their broker, and got me a proper endorsement in three weeks. I was essentially uninsured before.”
“The regulatory briefings are the thing I didn't know I needed. When Miami Beach changed a rule last year, I got a written summary within a week, plus a clear explanation of what it meant for my property. No surprises.”
Compliance FAQ
Questions specific to compliance and insurance.
Everything owners ask about BTR, taxes, and coverage. For general questions, see the main FAQ page.
Full FAQDo I actually need a BTR to rent short-term in Miami Beach?
Yes. The City of Miami Beach requires a Business Tax Receipt for any short-term rental under 6 months. Enforcement is active — the city cross-references Airbnb and Vrbo listings against the BTR registry. Unlicensed operators are fined daily.
Who pays the fines if you file something late?
We do. If a compliance-related fine is issued due to a filing error on our side — missed deadline, incorrect form, wrong agency — we cover the full amount and handle the resolution. This has never happened in our history, but the policy exists because it should.
What if my building only allows 30+ day rentals?
We handle those too. If your HOA or building restricts rentals to 30+ days, we manage the property under a "mid-term rental" compliance framework — different filing requirements, different tax treatment, and a different guest demographic. We'll walk you through the specifics during onboarding.
How does the 13% tax actually get collected?
Both taxes are added to the guest's booking price at checkout — just like a hotel. The guest pays $113 for every $100 of base rent. We hold the tax in a segregated escrow account and remit monthly to Miami-Dade County and the Florida Department of Revenue.
What insurance do I need on top of my regular homeowner policy?
Most homeowner policies exclude short-term rental use unless you add a specific endorsement. We recommend a short-term rental endorsement for occasional-use properties and a commercial general liability policy for higher-volume ones. We'll flag which applies to you during onboarding.
Do you monitor regulatory changes?
Yes, monthly. Miami Beach and Miami-Dade County both update short-term rental rules regularly. When a change affects your property, we send a written summary — what changed, what it means for you, and what (if anything) you need to do. Owners on the Elite plan also get a quarterly call to discuss longer-term regulatory trends.
What if I already have a compliance violation on record?
We can still help. If you have an open violation or unpaid fine, we'll evaluate it during onboarding, coordinate with the city if appropriate, and factor the resolution into the transition plan. Previous violations don't disqualify you from working with us.
Can I handle compliance myself and just use your other services?
Yes. Owners on the Essential plan can retain compliance responsibility and use us only for revenue-side operations. That said, over 90% of our owners move to full compliance handling within the first year — usually after the first quarterly filing cycle.
Next step
Ready to stop worrying about the city?
Book a free 20-minute consultation. We'll review your property's compliance status, identify any gaps, and send a written action plan within 48 hours.
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