Pembroke Pines's Short-Term Rentals: The Rules That Matter

Every city handles short-term rentals a little differently. In Pembroke Pines, Florida, there are 8 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Night Caps

Pembroke Pines does not impose an annual night cap on short-term rentals. Florida Statute 509.032(7)(b) prohibits any city from regulating the duration or frequency of vacation rentals, and no Pembroke Pines pre-2011 ordinance grandfathers a cap. State law defines a vacation rental as transient stays under 30 days, more than three times per year.

Key details: Annual Night Cap: None (state preempted). Preemption Cite: F.S. 509.032(7)(b). STR Definition: Under 30 days, more than 3x/year. Tax-Free Stay: 30+ consecutive days, same guest. HOA Limits: May privately cap minimum stay.

There are no city or state per-year night caps to enforce. Enforcement focuses on DBPR licensing under F.S. 509, tax remittance to Broward County and the Florida Department of Revenue, and the city's general noise (Ch. 96), parking, and property-maintenance ordinances. HOA covenant violations are enforced privately.

If you are coming from a city with tighter rules, you will find Pembroke Pines gives residents more flexibility on night caps.

Registration Rules

Pembroke Pines has no city-specific short-term rental registration ordinance. Florida Statute 509.032(7)(b) preempts post-June 1, 2011 STR-specific local rules. Operators must obtain a state DBPR vacation rental license under F.S. 509.241 and may need a Broward County business tax receipt. HOA covenants frequently restrict STR use.

Key details: City STR Ordinance: None (state preemption). State Preemption: F.S. 509.032(7)(b) post-6/1/2011. DBPR License: Required (F.S. 509.241). Stay Threshold: Under 30 days, 3+ times/year. HOA Restrictions: Common in master-planned communities.

Operating a vacation rental without a DBPR license violates F.S. 509.241 and can trigger DBPR cease-and-desist orders, administrative fines, and license denial. The city enforces noise, parking, trash, and property-maintenance complaints through Code Compliance at (954) 431-4466. HOA violations are pursued privately by the association under recorded covenants.

If you are coming from a city with tighter rules, you will find Pembroke Pines gives residents more flexibility on registration rules.

Noise Rules

STR guests in Pembroke Pines must comply with Chapter 96 noise standards. Equipment noise must stay below 80 dBA at the property line during the day. Construction hours of 7 AM–6 PM apply.

Key details: Noise Limit: 80 dBA at property line (day). Host Responsibility: Inform guests of noise rules. Enforcement: Police and Code Enforcement. Consequence: Business tax receipt may be affected.

Noise violations by guests result in citations. Repeated issues may affect the property's operating status and business tax receipt.

Occupancy Limits

Pembroke Pines does not have a specific short-term rental occupancy ordinance. General residential occupancy standards under the Florida Building Code and fire code apply. The city does not impose per-bedroom occupancy limits for STRs. State law requires DBPR registration for transient lodging. HOA and deed restrictions may impose additional occupancy limits.

Key details: City STR Ordinance: No specific ordinance. Occupancy Standard: FL Building + Fire Code. Per-Bedroom Limit: None imposed locally. DBPR: Registration required. HOA: May impose limits.

Exceeding building or fire code occupancy is a safety violation. Noise and parking complaints may trigger enforcement.

If you are coming from a city with tighter rules, you will find Pembroke Pines gives residents more flexibility on occupancy limits.

Parking Rules

STR guests in Pembroke Pines must follow general parking regulations and HOA rules. Many communities in Pembroke Pines have strict HOA parking restrictions.

Key details: STR-Specific Rules: None — general rules apply. HOA Restrictions: Common — often strict. Street Parking: Follow posted signs. Host Duty: Provide parking instructions.

Parking violations result in city citations and HOA fines. Vehicles may be towed from HOA-restricted areas.

Permit Requirements

Pembroke Pines regulates short-term rentals through its zoning and business tax receipt requirements. Florida's preemption law (F.S. 509.032) limits local STR bans but allows reasonable regulation.

Key details: Business Tax Receipt: Required. State Preemption: F.S. 509.032 limits local bans. Safety Standards: Building and fire code compliance. HOA Rules: May restrict STRs.

Operating without required business tax receipts results in code enforcement action and fines. Non-compliant properties may receive cease operations orders.

Taxes & Fees

STR hosts in Pembroke Pines must collect and remit Florida state sales tax, Broward County Tourist Development Tax, and any applicable city taxes on short-term lodging.

Key details: State Sales Tax: 6% plus discretionary surtax. Tourist Development Tax: 6% (Broward County). Registration: FL DOR and Broward County required. Platform Collection: Airbnb may collect some taxes.

Failure to collect or remit taxes results in penalties, interest, and back-tax assessments from both the state and county.

This is one of the stricter rules in Pembroke Pines's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Insurance Requirements

Pembroke Pines does not have city-specific short-term rental insurance requirements. State law requires STR operators to register with DBPR and collect applicable taxes. Standard homeowner's insurance may not cover short-term rental activity. Hosts should carry adequate liability coverage. Platforms like Airbnb provide some host protection coverage.

Key details: City Requirement: No local insurance mandate. DBPR Registration: Required statewide. Taxes: Sales + tourist development tax. Homeowner's Policy: May not cover STR. Recommended: STR liability coverage.

Operating without DBPR registration is a state violation. Insurance gaps are a private liability matter.

Pembroke Pines is more permissive than most cities when it comes to insurance requirements. That said, there are still limits.

The Bottom Line

Compared to many U.S. cities, Pembroke Pines gives residents more room on short-term rentals. 4 of the 8 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

These rules come from Pembroke Pines's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.