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Operating a short-term rental (STR) in unincorporated DeKalb County, Georgia, requires complying with the county’s STR ordinance (TA-24-1246762), which took effect May 20, 2026. This guide covers every requirement hosts must meet — from licensing and zoning to taxes and safety — and explains how Lodge Compliance can help you stay fully compliant.
Understanding Short-Term Rentals in DeKalb County
A short-term rental in unincorporated DeKalb County is defined as any rental of a room, lodging, or overnight accommodation for 30 consecutive days or fewer. This includes entire homes, individual rooms, condos, townhomes, and guest houses listed on platforms like Airbnb and Vrbo.
Important: The ordinance applies only to properties in unincorporated DeKalb County. Properties inside the city limits of Decatur, Brookhaven, Chamblee, Doraville, Dunwoody, Stonecrest, Tucker (incorporated), Lithonia, Pine Lake, Clarkston, Avondale Estates, or the City of Atlanta are governed by those cities’ own rules, not this ordinance. Always confirm your jurisdiction before applying.
DeKalb County Requirements
1. Short-Term Rental License
Every STR operator in unincorporated DeKalb County must obtain a County-issued Short-Term Rental License from the DeKalb County Business License Division before advertising or accepting a single booking.
Key rules:
One license per unit — there is no blanket license covering multiple properties.
Licenses are non-transferable between owners or property addresses. A property sale requires a fresh application from the new owner.
A separate general business license is not required at this time.
You must hold a valid, issued license before your listing goes live on any platform.
Apply via the government portal: portal.deckard.com/ga-dekalb-str-portal
Verify an existing license: str-public-portal.deckard.com/ga-dekalb
2. Owner / Residency Requirement
DeKalb County does not impose a residency requirement. The owner does not need to reside on the premises while the property is rented. However, every licensed STR must designate a 24-hour STR Agent (see below) who can respond to complaints and emergencies at any time.
3. Number of Properties
There is currently no county-imposed cap on the number of STRs a single owner may operate. However, each unit requires its own individual license, and every application is reviewed separately for zoning compliance, historic-district status, and parking requirements.
4. Safety Requirements
No physical inspection is required during the initial license process, but every STR must maintain the following at all times:
Smoke alarms in every bedroom and hallway
Carbon monoxide detectors where gas appliances or attached garages are present
Fire extinguisher(s) accessible in the kitchen or hallway
Clearly marked, unobstructed emergency exit routes
Stocked first-aid kit accessible to guests
Visible exterior address numbers for emergency responders
Functional locks and secure windows
Compliance with all applicable DeKalb County life-safety and health codes
5. Insurance
No minimum insurance amount is mandated by county ordinance. However, STR hosts are strongly advised to carry homeowner or property insurance with STR activity disclosed, fire and liability coverage, and optional guest damage protection. Confirm with your insurer that short-term rental activity is covered under your policy.
6. Noise and Sanitation
All STR properties must comply with Chapter 16 of the DeKalb County Code (nuisance and noise regulations). Hosts are legally responsible for ensuring guests do not disrupt the neighborhood. Violations can result in license suspension or revocation.
For waste, all hosts must manage garbage, recycling, and yard debris using DeKalb County’s standard collection schedule. Bags and loose items must not be left outside designated containers.
7. Annual Renewal
STR licenses must be renewed annually on the anniversary date of initial approval. Renewal reminders are sent via the county portal. License fees are non-refundable once processed — even if the application is denied or if you cease STR operations mid-term.
8. Eligibility to Operate
To be eligible for a DeKalb County STR license:
You must be the property owner or have documented legal authority to operate an STR at the address.
Your property must be in unincorporated DeKalb County and zoned for residential use.
Properties in locally designated historic districts are ineligible — this is a hard exclusion with no waivers, variances, or exceptions.
For apartments, condos, and townhomes, you must confirm your HOA, condominium association, lease, or covenants permit STR activity before applying. The county will not enforce private covenants, but they remain legally binding.
State of Georgia Requirements
1. Business License / Platform Registration
If you operate through major platforms like Airbnb or Vrbo, those platforms typically handle Georgia state tax collection and remittance on your behalf. If you take direct bookings — via your own website, Booking.com without tax collection enabled, or any channel outside the platform’s tax program — you must register with the Georgia Department of Revenue at gtc.dor.ga.gov before accepting any direct reservations.
2. Lodging Tax
Two state-level taxes apply to STRs in Georgia:
Georgia State Sales Tax (4%): Applied to the listing price including cleaning fees. Typically collected and remitted by Airbnb/Vrbo on the host’s behalf for platform bookings.
Georgia State Hotel-Motel Fee ($5 per night): Applies to stays of 30 consecutive nights or fewer. Also typically handled by major platforms.
⚠️ Warning: The 8% DeKalb County excise tax is NEVER collected by Airbnb or Vrbo. It is always the host’s own responsibility, remitted monthly through the Rentalscape portal by the 20th of each month. Gaps compound into penalties quickly.
Operational Guidelines for STR Hosts
1. Zoning Compliance
STRs are permitted only in residential districts of unincorporated DeKalb County. The ordinance commonly applies in areas such as North Decatur (unincorporated portions), Tucker (unincorporated portions), Panola, Redan, Panthersville, Belvedere Park, Stone Mountain Highway corridor, Gresham Park, Snapfinger, portions of Wesley Chapel, and Kirkwood border areas outside the City of Atlanta limits.
Hard exclusion: Properties in locally designated historic districts cannot be licensed as STRs under any circumstances. Submitting an application for a historic-district property results in denial and a non-refundable fee.
To confirm your jurisdiction and zoning status:
Use the DeKalb County GIS Parcel Viewer to look up your parcel and review the municipal designation.
Check your property tax bill — the taxing authority listed indicates whether you are in unincorporated territory.
Email STR@dekalbcountyga.gov to ask county staff to confirm jurisdiction for your specific address.
2. Noise Regulations
All STR properties must comply with Chapter 16 of the DeKalb County Code. Owners are legally responsible for ensuring guests do not disrupt the neighborhood or interfere with neighbors’ quiet enjoyment of their properties. A 24/7 complaint hotline is available at strcomplaints@dekalbcountyga.gov. Verified, repeated noise violations can result in suspension or revocation of your license.
3. Trash and Sanitation
Hosts must manage garbage, recycling, and yard debris responsibly using DeKalb County’s standard collection schedule. Do not leave bags or loose items outside designated containers. For bulk items, use authorized DeKalb County collection services. Guests must be informed of waste disposal procedures.
4. Guest Conduct
Prohibited: STR properties may not be used for parties, receptions, banquets, weddings, concerts, reunions, or similar events. Advertising or promoting the property for these uses is also prohibited and can result in citations and license revocation.
Compliance Responsibilities for Hosts
Advertisement Requirements
Your listing must comply with county licensing requirements before going live on any platform.
Accurate occupancy limits per applicable codes must be stated in the listing.
Do not advertise the property for parties, events, weddings, receptions, or reunions. Remove any such language from existing listings immediately.
Listing platform URLs are recommended to be provided during the license application process.
Onsite Posting Requirements
Include host or manager contact information visibly within the property.
Emergency exit information must be accessible to guests.
If exterior or common-area cameras are installed, guests must be notified. Surveillance inside bedrooms or bathrooms is strictly prohibited.
Sanitation and Trash Requirements
Guests must be informed of DeKalb County waste collection rules and schedule.
Waste must be stored in proper, lidded containers and not left loose outside.
Garbage, recycling, and yard debris must be managed using the county’s standard collection service.
Noise Abatement Plan
Hosts are legally responsible for guest conduct and noise compliance under Chapter 16 of the DeKalb County Code.
Guests must be informed of local noise rules and the 24/7 complaint line (strcomplaints@dekalbcountyga.gov).
Repeated violations can result in suspension or revocation of the STR license.
Emergency Contact Requirements
A designated 24-hour STR Agent must be reachable by phone at all times.
The agent must be authorized to respond to complaints and emergencies on your behalf.
The agent must have authority to make decisions about the property and its occupants.
Notify the county within 5 business days of any change to your agent’s contact information.
Guest Use Restrictions
STRs cannot be used as event venues, reception facilities, or for parties of any kind.
Rentals must be for overnight accommodation to a single party per booking.
Maximum stay is 30 consecutive nights; bookings longer than 30 days fall under landlord-tenant law.
Parking Requirements
Every license application must include a site plan or drawing showing the number and location of all on-site parking spaces.
Guest parking must comply with applicable zoning and ordinance requirements.
Street-only parking arrangements may face scrutiny depending on neighborhood conditions.
Records and Documentation
Maintain all required registration documents and renewal confirmations.
Keep records of guest stays, booking platforms used, and tax filings.
Records must be available upon county request.
Inspections
No physical inspection is required during the initial license application.
County code enforcement may conduct inspections following complaints or violations.
Verified safety or nuisance violations can trigger enforcement action, including suspension or revocation.
Enforcement & Penalties
With enforcement active from May 20, 2026 (enforcement deadline June 19, 2026), the consequences for operating without a valid license or violating the ordinance are concrete:
Civil fines through county code enforcement action
Misdemeanor charges for repeated or serious violations under O.C.G.A. § 48-13-59 and § 48-13-60
License suspension or revocation
Delisting risk — DeKalb County uses Rentalscape to actively cross-reference platform listings against the county license database to identify unlicensed STRs
Hosts who operated before May 20, 2026 are not grandfathered. All active STRs must register within the 30-day window.
How Lodge Compliance Can Help
Navigating the complexities of DeKalb County’s short-term rental regulations can be overwhelming, but Lodge Compliance makes it simple. We handle licensing, renewals, jurisdiction and historic-district verification, parking site plans, 8% excise tax setup and monthly filing through Rentalscape, and Georgia state tax registration — so you can focus on hosting while we handle the paperwork.
For professional help with your DeKalb County STR setup or compliance review, visit www.lodgecompliance.com.
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