Tuscaloosa, AL Short-Term Rentals: Repeat Violator Strikes (2026)
Key Facts
- Annual requirement
- Renew the business license and pass a city audit each year
- Not rented in the spirit of the section
- License not renewed; special exception permit null and void
- Re-licensing bar
- No new license for the unit for at least one year after notice
- Verified complaints or violations
- License not renewed; special exception permit cancelled
- Clean special exception record
- City can renew the license for one year
- Day limits
- 45 days by right; 30 days in year one on special exception
- Minimum rental period
- Rentals under 24 hours are prohibited
Summary
Tuscaloosa audits every short-term rental before its annual business license renews. If the city finds the unit was not rented in the spirit of the ordinance, the license is not renewed, a special exception permit is void, and no new license issues for at least one year. On permitted properties, verified complaints and violations cancel the permit.
Annual renewal of business license. Following initial application for and issuance of a short-term rental business license by the city, the operator of a short-term rental shall be required to renew the annual business license and submit to an annual audit by the city before renewal of the business license ... If the city determines that the applicant has not rented the premises as a short-term rental in accordance with the spirit of this section, the city shall notify the applicant that the business license will not be renewed and, if the short-term rental was subject to a special exception use permit, that the special exception use permit shall be deemed null and void. In addition, the city shall not issue a new business license for short-term rental of the dwelling unit for at least one year from the date of notification of the decision to not renew the business license and void the special exception use permit. ... If the city determines there have been verified complaints and violations, the city shall notify the applicant that the business license will not be renewed and that the special exception use permit shall be deemed cancelled.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 102).
Full Breakdown
Section 25-101(c)(4)(iv)(h) of the Tuscaloosa Zoning Ordinance turns the short-term rental business license into an annual test. After the city issues the first license, the operator must renew it every year and submit to an annual audit by the city before renewal. If the rental runs on a special exception use permit, the audit also confirms that the permit is still valid.
The audit has two tracks. Under paragraph (1), the applicant gives the city the number of nights the premises was used as a short-term rental. If the city decides the unit was not rented in accordance with the spirit of the section, it notifies the applicant that the license will not be renewed, and any special exception use permit is deemed null and void. The city then will not issue a new short-term rental business license for that dwelling unit for at least one year from the date of the notification.
Paragraph (2) adds a complaint check for special exception properties. The city determines whether there have been any verified complaints or violations. With none, and with the license and permit not already ended under paragraph (1), the city can renew the license for one year. With verified complaints and violations, the city notifies the applicant that the license will not be renewed and that the special exception use permit is deemed cancelled. Paragraph (3) lets the owner apply for a new permit under section 25-39, subject to the restrictions of subsection (h).
The renewal audit sits on top of the use limits in the same subsection. A by-right rental is capped at 45 days in a calendar year. A special exception rental gets 30 days in the first calendar year and 45 days in each year after, unless the zoning board of adjustment sets a different number. Rentals of less than 24 hours are prohibited, and concerts, weddings and other large commercial events are banned on the property.
Complaint history follows a site into its next application. When the board decides a special exception for a site previously used as a short-term rental, paragraph (g)(3) requires it to weigh the complaints, violations and other departures from the ordinance and Code that occurred there.
Violations & Fines
A rental not used in the spirit of the section loses its business license at renewal, and a special exception permit tied to it is void. Verified complaints and violations on a special exception property end the license and cancel the permit. Separately, operating without a short-term rental business license breaches paragraph (c)(1), exceeding the 45-day or 30-day limits breaches paragraph (f), and booking for less than 24 hours breaches paragraph (d)(6). Subsection (h) prints no fine amount.
Frequently Asked Questions
Does Tuscaloosa audit short-term rentals every year?
How long is a unit shut out after a non-renewal?
What happens to a special exception permit after verified complaints?
Who decides a new special exception application?
Can a renewal decision be appealed?
Sources & Official References
Other rules in Tuscaloosa
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