Orlando Zoning Regulations for Bed and Breakfasts and Short-Term Rentals
The City of Orlando permits Bed and Breakfast facilities as accessory uses in residential districts such as R-2B and R-3, as well as in Office (O), Mixed-Use (MU), and Activity Center (AC) districts. Owner-occupied home sharing (short-term rentals like Airbnbs) is allowed across various residential dwelling types provided the host resides on-site during the stay, as the City of Orlando generally prohibits the short-term leasing of entire dwelling units in residential zones unless they are specifically classified as Commercial Dwelling Units.
Bed and Breakfast Facilities in the City of Orlando
In the City of Orlando, Bed and Breakfast facilities are considered allowable accessory uses in specific districts. These facilities are intended to be small-scale lodging operations integrated into the residential or commercial fabric of the neighborhood.
Allowed Districts and Approval Types
The City of Orlando distinguishes between districts where these uses are permitted by right and those requiring a special review process [Section 58.916].
| District Category | Specific Zoning Districts | Approval Requirement |
|---|---|---|
| Residential Districts | R-2B, R-3A, R-3B, R-3C, R-3D, MXD-1, MXD-2 | Conditional Use Permit (CUP) [Section 58.919] |
| Non-Residential Districts | O-1, O-2, O-3, MU, AC | Permitted Use (with owner-occupancy) [Section 58.919] |
| Special Plan Areas | North Lucerne Circle Special Plan | Permitted Use [Section 62.403] |
Performance and Design Standards
The City of Orlando enforces strict standards on the size and operation of Bed and Breakfast facilities to maintain neighborhood character [Section 58.917].
| Standard | Residential Districts | Non-Residential Districts |
|---|---|---|
| Max Lodging Units | 2 rooms or units per building site | 8 rooms or units per building site |
| Max Floor Area | 25% of gross habitable area (max 500 sq. ft.) | Total floor area allowed by district |
| Occupancy | Owner/Proprietor must reside on-site | Owner/Proprietor must reside on-site |
| Separation | 1,200 ft. from other B&Bs or group care | No specific separation requirement |
| Signage | Non-illuminated nameplate (max 2 sq. ft.) | Standard district sign requirements |
Short-Term Rentals (Owner-Occupied Home Sharing)
The City of Orlando regulates short-term rentals under the category of "Owner-Occupied Home Sharing." This use is secondary to the principal residential use of the property.
Requirements for Home Sharing
Under City of Orlando Code, home sharing is permitted in Attached dwellings, Mobile homes, Multifamily dwellings, Multiplexes, One-family dwellings, and Two-family dwellings [Section 58.989].
The City of Orlando requires the following for legal home sharing:
- Hosted Visits Only: The property owner or a long-term tenant must be present on the property during the stay [Section 58.989].
- Registration: Every person offering home sharing must register with the City of Orlando, provide proof of residency, and pay an annual fee [Section 58.990].
- Rental Limitations: Leasing an entire dwelling unit for transient use (less than 30 days) is prohibited in residential zones unless the property is classified as a "Commercial Dwelling Unit" or is a "Lodging Unit" (Hotel/Motel) [Section 58.989].
Occupancy Standards for Home Sharing
The City of Orlando sets maximum limits on the number of guests allowed in a home-sharing arrangement [Section 58.989].
| Occupancy Category | City of Orlando Limit |
|---|---|
| Max Persons per Booking | 4 unrelated persons |
| Max Persons per Room | 2 persons |
| Bookings at One Time | 1 single booking |
Commercial Lodging and Impact Fees
Properties in the City of Orlando used for transient lodging, such as Hotels, Motels, or Resort Units, are subject to Transportation and Parks Impact Fees. These are categorized under "Lodging" or "Hotel, Motel & Resort Unit" [Section 56.32].
| Fee Type | Fee Basis | Rate (including policy discounts) |
|---|---|---|
| Transportation Impact Fee | Per Room | $2,249 (Downtown) / $2,547 (Other) |
| Parks Impact Fee | Per Room | $1,262 |
Sections Cited
- Section 56.32: Definitions (Impact Fees)
- Section 56.35: Impact Fee Rates
- Section 58.916: General Requirements for Bed and Breakfasts
- Section 58.917: Performance and Design Requirements (B&B)
- Section 58.918: Owner-Occupancy Required (B&B)
- Section 58.919: Procedural Requirements (B&B)
- Section 58.989: General Requirements for Owner-Occupied Home Sharing
- Section 58.990: Procedural Requirements for Home Sharing
- Section 62.403: North Lucerne Circle Special Plan