Smyrna, GA Short-Term Rentals: Repeat Violator Strikes (2026)

Section 22-349 turns a run of violations into a lost license. Under subsection (a), the city administrator or designee must notify the owner or agent of every instance in which nuisance behavior of the rental guest, or the conduct of the short-term rental agent, produces a citation for a code violation or other legal infraction. Under subsection (b), the city keeps a file at each short-term rental location recording all code violation charges, accusations and convictions occurring at or relating to the unit.

The strike count is three convictions for code violations for a particular property within a period of 24 consecutive months. When the count is reached, the city court shall revoke the existing license, in addition to any penalty imposed under Section 1-8, and the property is ineligible to be used as a short-term rental unit for 12 consecutive months from the date of the last conviction. The wording is mandatory: the court revokes, not merely can revoke.

Subsection (c) makes any violation of the chapter grounds for suspension or revocation and subjects the owner to Section 1-8 penalties. On a conviction the court can suspend or revoke the license in addition to other punishment. A suspension or revocation imposed by anyone other than the court comes only after a hearing before the license and variance board, with written notice of the grounds and of the hearing no less than ten days before the hearing.

Appeals follow subsections (d) and (e). The appeal goes in writing to the city clerk's office within 30 calendar days after the adverse action and states the reasons concisely. A timely appeal stays the revocation or suspension pending a decision. The license and variance board considers the appeal within 30 calendar days after the clerk receives it unless the city and the aggrieved party agree otherwise in writing, and it renders a written determination within five days of the hearing. A party aggrieved by the city council's decision can petition the county superior court for a writ of certiorari.

The agent's record counts separately. Section 22-346(b)(3) says failure of the designated agent to timely appear to two or more complaints regarding violations can be grounds for penalties under the chapter.