Showing ordinances that apply to Shady Hills, FL
Shady Hills is an unincorporated community (population 11,690) in Pasco County, Florida. Because Shady Hills is not an incorporated city, it does not have its own municipal code. Instead, Pasco County ordinances apply directly to properties here. The rental registration rules below are the ones that govern your area.
Pasco County does not operate a general rental registration or inspection program for long-term residential rentals. Florida HB 1417 (2023) largely preempts local rental-registration schemes. Short-term vacation rentals are regulated separately under F.S. §509.032.
Pasco County does not require registration or licensing of long-term residential rental properties. Florida HB 1417 (2023), codified in F.S. §83.48, preempts most local landlord-tenant regulation to the state, limiting county and municipal authority to impose rental registration, inspection mandates, or tenant-notice requirements beyond state law. Rental properties must still meet Florida Building Code, Pasco LDC zoning, and F.S. §83.51 habitability standards — operable plumbing, working smoke alarms, structural soundness, and no infestation. Short-term vacation rentals (under 30 days, more than three times per year) fall under F.S. §509.032(7)(b) state preemption and the Pasco County STR ordinance, which does require registration and tourist development tax collection (6% TDT per F.S. §125.0104). Owners of pre-1978 housing must comply with federal lead-based paint disclosure (24 CFR Part 35). Fair Housing Act and F.S. Ch. 760 anti-discrimination rules apply.
Renting an uninhabitable unit: tenant withhold/terminate remedies under F.S. §83.56, Pasco code enforcement citation. Unregistered short-term rental: Pasco fines and TDT back-taxes with penalties. Failure to maintain smoke alarms: code citation, potential criminal liability if injury occurs.
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