🎯 STRisker: Bulletin - Decatur, GA
Decatur Prepares to Rein In Short-Term Rentals with Fresh Guidelines
New Year, New Rules: Decatur’s Push to Bring Order to STRs
Decatur is finally pushing forward on something residents have been hearing about for nearly two years: real, structured short-term rental regulations. With the city’s brand-new zoning ordinance kicking in on January 1, the Planning Commission is officially shifting its attention to the next big piece—creating clear rules for Airbnbs and other STRs that have been operating in a gray zone for far too long.
Short-term rentals do exist in Decatur today, but technically, they’ve been illegal. The city formed a committee back in 2022 to craft regulations, but the plan was parked while leadership changed and zoning updates took priority. Now, with Planning Director Chad Bowman taking the reins in August, the proposed ordinance is finally getting daylight. Bowman introduced the detailed framework on Nov. 18, calling it a balance between allowing STRs and protecting nearby homes.
Under the proposal, anyone running an STR would need a $100 annual rental certificate, plus a business license whose cost scales based on revenue in later years. These certificates aren’t transferable, each property must be approved individually—and operators must provide proof of ownership, an STR agent’s contact info, and up-to-date insurance with liability coverage.
Bowman shared that Decatur currently has 123 STR listings, though only 79 are active. While the ordinance originally kept the cap at 123, he recommended raising it to 135, giving the city room to grow while still controlling STR density. This mirrors what Tuscaloosa has done, though with a slightly smaller cap due to different tourism needs.
The ordinance outlines a detailed enforcement system: operating without the required permit or business license would trigger a $1,000 fine plus $20 per day until fixed. Violating state or city law inside the rental carries fines up to the state’s maximum of $500. Bowman stressed that enforcement is essential—if the city can’t track operators, the whole system falls apart.
To solve that, Decatur is considering hiring a $20,000-per-year monitoring service that would handle tracking listings, collecting applications, running a violation hotline, and helping owners stay informed. Some commissioners suggested the city do this work itself, but planners noted that outside support would speed things up and help with education.
Inspections also get a big spotlight. New STRs must pass a city fire and building inspection, verifying basics like smoke alarms, fire extinguishers, and emergency exit maps. Bowman suggested allowing self-inspections after year one, but some commissioners pushed back, worried about operators cutting corners.
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Density limits aim to protect neighborhoods—no more than three STRs within a 1,000-foot radius, unless in commercial-only zones or unless a variance is granted. Historic districts are expected to feel this most, which is partly why the rule came from committee members living in those areas. A special exception was suggested for the riverfront, but commissioners debated whether that would be fair.
The ordinance also spells out guest rules: at least one-night minimum stay, no stays over 29 days, no large events, strict parking minimums, and occupancy capped at roughly twice the bedroom count.
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