DeKalb County, GA Short-Term Rentals: Host Presence Rule (2026)
Key Facts
- Operator residency
- Required on site
- Building permit
- Required plus fire dept. approval
- Cooking facilities in rented rooms
- Prohibited
- Home stay guest stay limit
- 7 consecutive days
- Extra parking (home stay)
- 1 space per bedroom used
- Scope
- Unincorporated DeKalb only
Summary
Under Sec. 4.2.15.A of the DeKalb County zoning code, the operator of a bed and breakfast or home stay establishment in the unincorporated county must reside on site, and a home stay guest may not stay longer than seven consecutive days unless they are the owner or an employee.
A.The following applies to all bed and breakfast establishments:1.The operator of the establishment shall reside on site.2.The use shall require a building permit and approval of the fire department.3.Rooms to be let may not be equipped with cooking facilities.4.No restaurant use is permitted...5.The bed and breakfast shall not be operated in such a way as to change the residential character of the neighborhood...and shall comply with the noise ordinance.6.The structure shall be compatible with the character of the neighborhood in terms of height, setbacks and bulk...B....1.In addition to providing the off-street parking required for the dwelling unit, there shall also be provided at least one (1) off-street parking space for each bedroom used as a part of the home stay bed and breakfast residence....3.No individual other than the owner or an employee shall stay for longer than seven (7) consecutive days.
Full Breakdown
Sec. A of the DeKalb County zoning code applies to all bed and breakfast establishments in the unincorporated county, and Sec. B layers additional rules onto the home stay variant. 6 requires the structure be compatible with the neighborhood in height, setbacks and bulk, subject to the planning director's approval. For home stay establishments specifically, Sec. B requires one additional off-street parking space per bedroom used for the home stay beyond what the dwelling itself requires, bars any sign or advertising beyond what is otherwise allowed for residential property, and caps any non-owner, non-employee guest's stay at seven consecutive days.
This host-residency requirement is distinct from, and layered on top of, the permit and business-license rules that apply separately to short term rentals under Sec. C. It applies only in unincorporated DeKalb County; the cities carved out of the county, including Dunwoody, Brookhaven, Tucker, Stonecrest, Decatur, Chamblee, Doraville, Clarkston, Avondale Estates, Lithonia, Pine Lake and Stone Mountain, regulate bed and breakfast and home stay uses under their own codes.
Violations & Fines
Operating a bed and breakfast or home stay establishment without the operator residing on site, without the required building permit and fire department approval, or in a way that changes the residential character of the neighborhood violates Sec. 4.2.15.A and is enforced through DeKalb County code enforcement and zoning permit denial or revocation under Article 7 of the zoning code.
Frequently Asked Questions
Does the owner have to live at a DeKalb County bed and breakfast?
How long can a guest stay at a DeKalb County home stay?
Can a DeKalb County bed and breakfast advertise with a yard sign?
Sources & Official References
Other rules in DeKalb County
Compare DeKalb County to another location·View the Georgia short-term rentals overview
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