Thinking about turning a Richmond Hill or South Bryan property into a short‑term rental? It’s a smart way to create flexible income, but the rules change fast and differ across city and county lines. You want to follow the law, protect your property, and start hosting without last‑minute surprises.
This guide walks you through what to check before you list, including zoning, permits, taxes, safety, and enforcement. You’ll also get a practical checklist you can use with local offices to confirm each step for your exact address. Let’s dive in.
Start with jurisdiction and zoning
The first decision point is location. The City of Richmond Hill and unincorporated Bryan County set their own rules. Where your property sits determines which code applies and whether short‑term rentals are allowed, restricted, or prohibited.
Confirm city or county
- Use the city or county parcel map or GIS to confirm whether the address is inside Richmond Hill city limits or in unincorporated Bryan County. A quick lookup by street address or parcel ID will settle it.
- Once you know the jurisdiction, pull the official zoning map for that jurisdiction and note the zoning district for your parcel.
Read your zoning district
- Review permitted and conditional uses for your district in the code of ordinances. Outcomes vary by district:
- Allowed by right with a business license.
- Allowed only with a conditional or special use permit that adds conditions.
- Prohibited in the district.
- Check for overlay areas. Floodplain, coastal, or historic overlays can add rules that affect your use, permits, or building requirements.
Who to contact
- Inside city limits: City of Richmond Hill Planning and Zoning or Community Development.
- In unincorporated areas: Bryan County Planning and Zoning or Development Services.
- Ask staff to confirm whether your district permits short‑term rentals and if a conditional use permit is required.
Licensing and permits
Most hosts will need at least a business license, and some will need a specific short‑term rental approval. The exact requirements depend on your address and zoning.
Business license or occupational tax
- Expect to obtain a business license from the City of Richmond Hill if the property is inside city limits, or an occupational tax certificate from Bryan County if it is in unincorporated South Bryan.
- Ask for the current fee schedule, renewal cycle, and processing timeline.
STR permits and conditional use
- Some zoning districts allow short‑term rentals only with a conditional or special use permit. These often require a public hearing and set conditions like maximum occupancy, parking plans, and a local contact person.
- If a permit is needed, request the application forms and checklist. Ask whether any existing STRs in the area are grandfathered or must meet current rules.
Building permits and inspections
- If you renovate or change the use of the property, building permits or occupancy inspections may apply. Check with the building department before you start work.
Taxes and remittance
Short‑term rentals in Georgia typically trigger state sales tax and may also trigger local lodging taxes. Do not assume your platform handles everything.
Register for sales tax
- Register with the Georgia Department of Revenue for a sales tax account before your first booking. State and local sales taxes generally apply to temporary accommodations.
- Keep records of nights, rates, and taxes to support your filings.
Confirm local lodging tax
- Ask the City of Richmond Hill Finance Department or the Bryan County Tax Commissioner whether a local hotel, motel, or occupancy tax applies for your address and how to remit it.
- Clarify filing frequency. Some offices require monthly returns, others quarterly or annually.
Verify platform collection
- Platforms like Airbnb or Vrbo may collect and remit certain taxes in some jurisdictions, but not all. Verify coverage for your exact jurisdiction.
- Even if a platform collects, you may still need to register with the Georgia Department of Revenue and the local tax office.
Safety and day‑to‑day operations
Strong safety measures protect guests and reduce liability. Some items may be required by code or as a permit condition.
Life‑safety basics
- Install and test smoke alarms and carbon monoxide detectors per code.
- Provide clear emergency egress, post evacuation routes, and make fire extinguishers visible.
- Ask the Fire Marshal or Fire Department whether a fire inspection or safety certification is required for STRs and how to schedule it.
Occupancy, parking, and quiet hours
- Many jurisdictions tie maximum occupancy to bedroom count or square footage. Confirm your limits and post them inside the home.
- Prepare an off‑street parking plan that fits local rules and share it with guests before arrival.
- Follow nuisance and noise ordinances. Give guests simple house rules and quiet hours.
HOA rules and insurance
- If your property is in an HOA, read the covenants, conditions, and restrictions. HOAs can prohibit or limit STRs even when local law allows them.
- Call your insurance provider. Many homeowner policies exclude STR activity. Ask for explicit coverage or an STR endorsement and consider added liability or an umbrella policy.
Enforcement and penalties
Compliance matters. Local governments use several tools to enforce STR rules, especially when neighbors report problems.
How enforcement works
- Code enforcement can issue notices, fines, or orders to stop operating. Repeated violations can lead to larger fines and revocation of permits or licenses.
- In serious cases, jurisdictions may seek court orders. Platforms may also remove listings when alerted to violations.
Reduce your risk
- Confirm permits before you list.
- Post house rules and a 24/7 local contact number for quick response to issues.
- Keep documentation: license and permit numbers, inspection reports, and tax filings.
Step‑by‑step compliance checklist
Use this pre‑listing checklist to confirm each requirement for your exact address:
- Jurisdiction and zoning
- Look up your address in the city or county parcel map to confirm jurisdiction.
- Identify your zoning district and read permitted and conditional uses.
- Check overlay maps for floodplain, coastal, or historic restrictions.
- Permits and licenses
- Contact the City of Richmond Hill (inside city limits) or Bryan County (unincorporated) planning office to confirm whether a short‑term rental permit or conditional use permit is required.
- If required, assemble the application: site plan, parking plan, notices, and any operating conditions.
- Apply for a city business license or county occupational tax certificate.
- Taxes and registration
- Register with the Georgia Department of Revenue for sales tax collection on accommodations.
- Confirm whether a local lodging or hotel/motel tax applies and how to file.
- Verify whether your platform collects any taxes in your jurisdiction and whether you still must register locally.
- Safety and building
- Install and test smoke and CO alarms; confirm GFCI outlets where required.
- Post emergency instructions and occupancy limits inside the property.
- Ask the Fire Department or building inspections if an inspection is required and schedule it if needed.
- Operations and neighbors
- Review HOA rules and obtain written confirmation if STRs are allowed.
- Provide guests with parking, trash, and quiet hours instructions.
- List a 24/7 local contact for guests and neighbors.
- Insurance and records
- Notify your insurer and obtain STR coverage or an endorsement.
- Keep records of bookings, taxes collected and remitted, and safety checks.
- Renewal and upkeep
- Note renewal dates for licenses, permits, and tax filings.
- Keep on file: permit numbers, sales tax account number, local tax account, insurance declarations, and emergency contacts.
Who to call first
- City of Richmond Hill: Planning and Zoning or Community Development; Finance for business licensing and local taxes.
- Bryan County: Planning and Zoning or Development Services; Tax Commissioner for local lodging tax and business licensing in unincorporated areas.
- Georgia Department of Revenue: Sales tax registration and filing guidance for accommodations.
- Local Fire Department or Fire Marshal: Fire safety inspection requirements for STRs.
- Your HOA or property management company: Confirmation of STR rules and procedures.
Ready for next steps?
If you’re unsure whether your property is inside Richmond Hill city limits or in unincorporated South Bryan, start with the parcel map and a quick call to planning. From there, confirm permits, register for taxes, and set your safety and operations plan. With a clear checklist and the right contacts, you can launch confidently and keep your rental compliant.
If you want a friendly, local sounding board as you plan, reach out to J. Lowery & Associates. We can help you evaluate your property’s potential, confirm the right contacts, and weigh STR income against long‑term rental or resale options so you can choose the best path for your goals.
FAQs
How do I confirm whether city or county rules apply to my Richmond Hill area property?
- Use the city or county parcel map or GIS to check your address. If it’s inside Richmond Hill city limits, city rules apply. If it’s outside city limits, Bryan County rules apply.
Do short‑term rentals in Richmond Hill or South Bryan require a business license?
- Most operators will need a city business license inside Richmond Hill or a county occupational tax certificate in unincorporated Bryan County. Confirm with the finance or tax office.
What taxes apply to short‑term rentals in this area?
- Georgia sales tax generally applies to temporary accommodations, and a local lodging or hotel/motel tax may apply. Register with the Georgia Department of Revenue and ask your local tax office about any local tax.
Will Airbnb or Vrbo collect and remit my taxes for Richmond Hill or Bryan County?
- Sometimes, but not always. Platform tax collection varies by jurisdiction. Verify coverage for your address and register with tax authorities as required.
Do I need a conditional use permit for my short‑term rental in Richmond Hill or South Bryan?
- It depends on your zoning district. Some districts allow STRs by right, while others require a conditional or special use permit. Contact planning for your parcel’s rules.
Can an HOA restrict or ban short‑term rentals even if my zoning allows them?
- Yes. HOA covenants can prohibit or limit STRs regardless of local ordinances. Review your CC&Rs and obtain written confirmation of what is allowed.
What safety measures are commonly required for STRs in this area?
- Functioning smoke and CO alarms, safe egress, posted emergency instructions, and sometimes a fire inspection. Ask the Fire Department whether an inspection is required for your property.
