Pembroke Pines, FL Short-Term Rentals: Night Caps (2026)
Key Facts
- 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
Summary
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.
(7) PREEMPTION AUTHORITY. (a) The regulation of public lodging establishments and public food service establishments, including, but not limited to, sanitation standards, inspections, training and testing of personnel, and matters related to the nutritional content and marketing of foods offered in such establishments, is preempted to the state. This paragraph does not preempt the authority of a local government or local enforcement district to conduct inspections of public lodging and public food service establishments for compliance with the Florida Building Code and the Florida Fire Prevention Code, pursuant to ss. 553.80 and 633.206 .
(b) A local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals. This paragraph does not apply to any local law, ordinance, or regulation adopted on or before June 1, 2011.
(c) Paragraph (b) does not apply to any local law, ordinance, or regulation exclusively relating to property valuation as a criterion for vacation rental if the local law, ordinance, or regulation is required to be approved by the state land planning agency pursuant to an area of critical state concern designation.
Full Breakdown
Florida Statute 509.032(7)(b) expressly states a local law may not regulate the duration or frequency of rental of vacation rentals. Because Pembroke Pines has no grandfathered pre-June 1, 2011 STR ordinance, the city cannot cap how many nights per year a property is offered or limit how often it turns over. The state's defining threshold under F.S. 509.013(4)(a)1 and 509.241 is rental of an entire dwelling more than three times in a calendar year for periods of less than 30 days, or being advertised as such. Stays of 30 consecutive days or more with the same guest fall outside the vacation rental regime and the 6% Broward Tourist Development Tax. HOA and condo covenants in Pembroke Pines may impose minimum-stay or per-year-rental limits independent of the state, and these private restrictions remain enforceable.
Violations & Fines
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.
Frequently Asked Questions
Is there a limit on how many nights I can rent my Pembroke Pines home as an Airbnb?
When does a stay stop counting as a short-term rental?
Can my HOA cap STR rental nights?
Sources & Official References
- [1]https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html
- [2]https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.241.html
- [3]https://www.broward.org/RecordsTaxesTreasury/TaxesFees/Pages/TouristDevelopmentTaxes.aspx
- [4]https://codelibrary.amlegal.com/codes/pembrokepines/latest/overview
Other rules in Pembroke Pines
Florida rules heatmap·Compare Pembroke Pines to another location·View the Florida short-term rentals overview
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