Night Caps: Miami vs North Miami
How do night caps rules compare between Miami, FL and North Miami, FL?
Miami has fewer restrictions than North Miami.
Miami, FL
Miami-Dade County
The City of Miami does not impose an annual night cap on vacation rentals. Florida Statute 509.032(7)(b) preempts cities from regulating the duration or frequency of short-term rentals through ordinances adopted after June 1, 2011, so Miami cannot set caps such as a 90- or 180-night annual maximum.
View full Miami rules →North Miami, FL
Miami-Dade County
North Miami effectively imposes a hard floor (not a cap) on short-term stays: any rental of 3 months or less is prohibited, and a property may not be rented or leased more than 4 times in any 12-month period. Florida Statute 509.032(7)(b) prevents the city from enacting newer ordinances that regulate rental duration or frequency, but North Miami's existing zoning-based prohibition remains enforced.
View full North Miami rules →Key Facts Comparison
| Fact | Miami | North Miami |
|---|---|---|
| City Annual Night Cap | None - state preempted | - |
| Preemption Statute | FS 509.032(7)(b) | - |
| Grandfather Date | Ordinances on or before June 1, 2011 | - |
| Minimum Stay (City) | None imposed by Miami 21 | - |
| Condo/HOA Limits | May independently restrict frequency | - |
| Eligible Zones | T4, T5, T6, CI-HD | - |
| Minimum Stay | - | More than 3 months (sub-3-month stays prohibited) |
| Annual Frequency Cap | - | Maximum 4 rentals per 12 months |
| Long-Term Rentals | - | Permitted (>3 months) |
| State Preemption | - | F.S. 509.032(7)(b) (pre-2011 framework preserved) |
| Planning Dept. | - | (305) 895-9825 |
Highlighted rows indicate differences between cities.
Miami FAQ
Does Miami limit how many nights per year I can rent on Airbnb?
No. The City of Miami does not impose an annual night cap. Florida Statute 509.032(7)(b) preempts cities from regulating short-term rental duration or frequency through ordinances adopted after June 1, 2011.
Is there a minimum stay requirement in Miami?
The City of Miami does not impose a minimum stay through Miami 21. However, individual condo associations and HOAs commonly require 7-day, 30-day, or longer minimum rentals, and those private rules are independently enforceable.
Could Miami add a night cap in the future?
No, unless state law changes. Cities that did not have a duration or frequency restriction on the books by June 1, 2011 are preempted by FS 509.032(7)(b) from adding new caps.
North Miami FAQ
What is the minimum rental period in North Miami?
Rentals must be longer than 3 months. The City of North Miami expressly prohibits any rental of 3 months or less, eliminating typical nightly and weekly vacation rentals citywide.
Is there a maximum number of rentals per year?
Yes. A property may not be rented or leased more than 4 times in any 12-month period in North Miami. This frequency cap applies in addition to the 3-month minimum stay requirement.
Are weekly or weekend rentals allowed?
No. Because rentals of 3 months or less are prohibited, weekend, weekly, and monthly stays are not permitted. Long-term leases longer than 3 months remain allowed under standard residential zoning.
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