Published Oct 17, 2021 • Last updated Oct 18, 2021 • 2 minute read
Article:
Canmore RCMP have identified a website called www.estatepartnersgroup.com as fraudulent, after they investigated multiple complaints of false advertised rental properties in Canmore.
Cpl. Shane Fletcher with Canmore RCMP Detachment said once victims are contacted, they are sent documents to complete falsified lease agreements, and asked for background check requests that appear legitimate. Upon receipt of these documents, victims were asked to e-transfer, which may or may not include a damage deposit, and then the victims are not contacted again once the funds have been transferred,” said Fletcher.
One man, Benjamin Mawdsley, who recently fell victim to the online scammers said he and his girlfriend posted an ad on a few Bow Valley Facebook groups saying they were looking for accommodations.
“A woman then contacted me on Facebook a few days later saying they had a two bedroom apartment at in Silver Creek. Upon telling her that the price was way out of our budget, they said one of the rooms in the unit was already taken and that we only had to pay half the amount. They then providing several beautiful photos, we thought we had won the lottery,” said Mawdsley. Desperate to find a place, and super keen about on the offer, Mawdsley replied with an email saying he was interested.
“At 2 a.m. we received an email response from service@estatepartnersgroup.com asking us for copies of passports and background checks. Which we then sent.”
The victim said he thought it was weird when the ‘Offer to Lease’ and ‘Residential Lease’ was full of grammatical errors, and the only contact information provided by the landlord was an email address.
“What concerns me the most is that I have seen this person like and comment on many other peoples’ posts in several other groups on Facebook. People who are in the same boat as me, just trying to find a place to live. Not only that, it hurts the community,” said Mawdsley.
The RCMP are strongly urging the public to conduct thorough due diligence when using this website, and other rental websites, in order to confirm that these are legitimate properties for rent. Rental scams impact real people, real families, and real communities — especially in tight markets like Canmore. When listings are misrepresented or ownership isn’t clear, trust breaks down fast. Staying informed, verifying ownership, and using platforms that check both guests and hosts helps protect everyone.
If you want safer rentals, clearer compliance, and verified stays, you can learn more here: Better Guests
The rental industry has moved almost entirely online in recent years, and while it may be much more convenient to find a place to rent, this rapid digitalization has also led to a sudden jump in the number of reports of rental scams. As demand grows in the country’s hottest rental markets, like Toronto and Vancouver, scams have become a serious risk to renters – with as many as 43% of renters throughout North America encountering fake ads during their search. Thankfully, renters can easily avoid these costly scams altogether by browsing using a rental platform with verified landlords & listings, or by learning to recognize and avoid common warning signs. This resource from liv.rent will break down some of the most common warning signs to look out for to ensure a safe & easy search for housing.
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Common signs of rental scams and how to avoid them
There are a number of potential scams renters may encounter during their search, but with the right knowledge and tools on your side, you can recognize and steer clear of these scams in advance. For renters wondering how to avoid the latest scams, here’s a breakdown of some of the most common red flags to look out for.
Red flag #1 – Too Good To Be True
If the rental rate seems shockingly low, raise an eyebrow. It may very well be a false listing.
How to Avoid:
Do some comparison shopping. Look at comparable properties in the same neighbourhood to determine appropriate market value. It is possible that you have come across a good deal, but it is wise to do your due diligence first.
Red flag #2 – Urgent demands for cash deposits
You have no obligation to make any deposit until a lease is signed. If a landlord is pressuring you to send a cash deposit before viewing a place and signing a lease, don’t do it!
How to Avoid:
If there is pressure to sign or send money, you should be suspicious. Legitimate businesses, especially in a hot rental market, have no need to pressure prospective tenants; they know you might need some time to make your decision. Moreover, they should be using their time to screen you first (references, work, etc.) before moving to the financial step.
You are only obligated to share contact information or SIN, credit card or bank account information with a prospective landlord until you decide to move forward with a lease.
How to Avoid:
DO NOT provide your SIN, credit card or bank account information until you have decided to move forward with a property. You are under no obligation to share these details. Once you do decide on a property, the landlord may ask you to show bank statements or tax information ensuring your salary can support the rent payments. You can show it to them but it is not mandatory. Your SIN is NEVER required by a landlord.
NOTE: The liv.rent platform requests some personal information, like bank statements and identification to verify you as a tenant and to complete your renter profile, which serves as your application for ALL property listings. As a verified tenant, landlords will prioritize your application; thereby, boosting your chances of securing your preferred rental. In fact, verified renters are 77% more likely to secure a rental as they are deemed more reliable and desirable by landlords.
Red flag #4 – Reluctance to use traceable payment methods
If a landlord seems reluctant to use traceable payment methods like cheque or e-transfer, be suspicious!
How to Avoid:
It is for your protection to pay by a traceable means – it provides evidence that payments have been made. Do not enter into a lease agreement with a landlord that doesn’t insist on traceable methods of payment.
TIP: The payment feature within liv.rent provides renters and landlords with a digital rent payment receipt. This is saved in the chat history between landlord and renter. It can be easily exported and printed for your records.
If setting up a property viewing is problematic, this could be a sign the property doesn’t actually exist. For renters looking to secure a property from abroad, this could mean landlords ignore requests for video tours or not providing up-to-date pictures.
How to Avoid:
If a landlord keeps switching viewing times or is a no-show, these are red flags. Scammers are reluctant to meet with their victims to avoid recognition and police descriptions. Make sure to check out your city’s Police Department website for more info on common scams. (Here’s a post by the Vancouver Police Department on Rental Scams.)
Also be wary when viewings are difficult because the owner is allegedly in another country. They may send lengthy emails flattering your suitability and selling the value of their property; you are right to be suspicious and to steer clear.
Red flag #6 – Address details withheld
If the landlord is reluctant to provide an address or unit number, this is suspicious and may indicate that the unit does not exist or the images posted are for a different unit than the one available.
How to Avoid:
Viewing a listing in person should be one of your first priorities and a key way to confirm the legitimacy of the listing. Be sure to schedule a viewing with the landlord or property management company. They should always be willing and prepared to set up appointments for live or virtual tours.
Landlords will typically want to verify your information (e.g. employment, credit score etc.) and conduct reference checks. While most renters dread the screening process, it’s a necessary part of a landlord’s job to ensure the person they’re renting to is a good match. Avoiding this altogether or rushing through it to try and expedite signing the lease is certainly something to be wary of.
How to Avoid:
If a landlord seems too eager to skip the screening process and move ahead to deposit collection and contract signing, this may be a red flag. Move onto another property!
TIP: Using liv.rent, landlords and property managers have all been verified; thus, providing security to renters. In addition, once a renter has completed their profile, or ‘renter resume‘, they are ‘verified‘ and it serves as their application for all the listings they wish to apply for.
Red flag #8 – Informality
Be wary if a landlord suggests that there’s no need for a lease, and a handshake is just fine. This is not true!
How to Avoid:
It is great if your landlord is friendly and you can develop an easy rapport with them. However, when it comes down to the business of leasing and paying rent on a property, a lease agreement is a MUST. You, as a tenant, need the protection of a lease agreement and a legitimate landlord should be willing to provide a lease agreement, their own contact info and references. Insist on it!
Are the photos blurry? Do you see the same photos used in another listing?Is the landlord refusing to provide photos? If any one of the aforementioned situations occurs, be suspicious.
How to Avoid:
View listing photos carefully. Ensure that the images provided match the description. Ask for more if required. Also, search up the address by viewing it on Google Maps and ensure that the images aren’t pulled from an actual sale listing.
Red flag #10 – Obscured landlord identity
If a landlord’s identity is hidden behind a numbered company or is otherwise unclear, be cautious.
How to Avoid:
Transparency between a landlord and potential tenant is vital to building a trusted relationship. Before signing the lease agreement, ask the landlord for home ownership documents and/or try to verify the legitimacy of the property management company using LinkedIn or Google searches.
If you’re wondering how to verify landlord ownership in Canada, look no further than liv.rent. We manually verify both landlord profiles and listings to protect our community of renters from scams.
There are many ways scammers try to lure a renter. First and foremost, through exaggerated listings or complicated communications. For example, in response to your inquiry, their email claims that they live abroad and provides many irrelevant details such as describing the complexity of their situation and often asking for money immediately.
How to Avoid:
Refer to Scam #1 and Scam #2, and have a look at some of this flagged correspondence by a fake landlord on rentboard.ca. If you’re renting in Toronto, follow the subreddit r/TorontoRenting for updates on rental scams in Toronto. It’s important to be on guard for similar listings.
Red flag #12 – Inconsistent rent pricing
The primary intent of any scam is to make money illegally. Some scammers rely solely on a tenant’s inattention to detail. They may list a property at one rate but then discretely modify the amount on the rental contract hoping that the new tenant will not notice the discrepancy.
How to Avoid:
Read through your rental agreement diligently to ensure the amount on the contract matches the amount you discussed. If you miss a discrepancy and sign the contract, you will be obliged to pay the amount listed in the contract.
The majority of rental scams revolve around landlords claiming to own property when they actually don’t. These can range from “landlords” renting a property that they saw was for sale, to someone renting a unit on a short-term basis as a tenant, then pretending they own it and re-listing it. Of course, most of these scams can be avoided altogether if you’re able to verify whether the landlord owns the property they’re renting.
To do this, renters have a few options:
Use a rental platform with verified landlords & listings – The most straightforward, easy way for renters to be sure they’re dealing with the real landlord is by using a platform that manually verifies landlords and listings — like liv.rent. Here, renters can easily search for verified listings and proceed with confidence knowing that they’re not facing a scam.
Ask for proof of ownership – Renters can also simply ask landlords for documents that prove they own the property in question. Things like land title documents and property tax statements, paired with a piece of photo ID, can be an effective way to prove the landlord is who they say they are.
Searching land titles – Many Canadian provinces have a way for tenants to search land title or land property records to confirm who owns the property they’re applying to. To do this, you’ll typically need to have the landlord’s legal name and the property’s address.
The video below shows how renters using liv.rent can safely search for verified listings from trusted landlords.
What to do if you’ve been scammed & how to report rental scams
This list of scams is by no means comprehensive. Dishonest people are always devising new and clever ways to fool unsuspecting renters. Regardless of whether a platform or website is reputable and well-respected, scams still occur. Keep your eyes wide open and do your best to protect yourself from rental scams in Canada.
If, however, you realize you’ve been scammed, consider taking these measures:
Flag the listing within the platform immediately so they can remove the listing and flag the person who placed the ad
Freeze any financial transactions you may have put in motion (i.e. cancel cheques, e-transfers etc.)
Inform local authorities:
If you’ve been the victim of a rental scam or another type of fraud, or if you have information about this type of scam, report it to the Canadian Anti-Fraud Centre (1-888-495-8501);
Local RCMP detachment or Police Department (9-1-1 non-emergency line)
Seek guidance from your provincial government or regulatory body:
Keep your eyes wide open and do your best to protect yourself from rental scams in Canada!
FAQ: How to protect yourself from rental scams in Canada
How do you make sure you are not getting scammed by a rental?
Being cautious and looking out for the twelve scams outlined here is a great way to avoid getting scammed, but unfortunately, this isn’t always 100% effective.
A great way to ensure you’re staying safe is by using a rental platform that manually verifies both landlords and listings, such as liv.rent. Here, renters can browse safely thanks to strict verification processes and features that make this Canada’s safest rental platform.
How do I know if a landlord is legitimate in Canada?
Don’t be afraid to ask landlords for documents that prove they own the property they’re renting, as well as for identification that confirms who they say they are. For property managers, requesting to see their license is a good way to avoid being scammed.
Again, liv.rent can take care of this step for you by manually checking landlords’ identities.
How do I verify a landlord before renting?
Renters are within their rights to ask landlords for documentation proving their ownership, and the same goes for property managers as well. Things like land title documents, property tax statements, and other documents are good ways to prove you’re dealing with the real landlord. If you’re using liv.rent, simply look out for a verified badge to know you’re in good hands.
How do you validate a rental agreement?
Many Canadian provinces like B.C. and Ontario have standard residential tenancy agreements designed to regulate the rules regarding tenancies. Once signed, these agreements are legally binding until the end of the lease term.
For extra security, consider taking advantage of liv.rent’s contract verification feature. When you sign a digital contract on liv.rent, a unique contract ID is generated. This code can then be entered into the platform to confirm that the contract is valid.
How do I find out who owns my rented property?
If a landlord hasn’t verified their property on liv.rent, and refuses to provide land ownership documents, you can check who owns the property so long as you know the address. This can be done by searching land title or land property records for your province, for example the Land Title and Survey Authority (LTSA) in B.C., or land property records in Ontario
How do I check if a rental property is legit?
If you’re not using a platform with verified listings, it’s vital to keep an eye out for the red flags listed above. As an extra step, follow the steps in the above question to search land title/property records to be 100% sure you’re dealing with a real property and the person who owns it.
How to spot a rental scammer?
Keep an eye out for the 12 red flags covered here, as these are the best indicators of a rental scammer. With that being said, the latest scams are growing more complex, so ultimately it’s best to trust your gut if you’re unsure about a listing or landlord.
Can a landlord ask for a deposit before signing a lease?
Landlords may ask for a deposit at any time, however in almost all Canadian provinces, you are not required to send this deposit until you’ve entered into a tenancy agreement.
The exact rules governing deposits vary significantly in provinces like B.C., Ontario, and Alberta, so it’s best to read up on local rules before you start applying for rentals.
Staying informed is the best way to protect yourself from rental scams in Canada. When you understand the red flags, verify ownership, and know how to report fraud, you give yourself a much safer search experience — whether you’re renting short-term or long-term.
If you’d like to see how verification, compliance checks, and safer booking standards can reduce risk even further, you can explore our overview of rules, documents, and best practices here: No more scams
For months, a Washington, D.C.-based group called Progress Action has been spending thousands of dollars to inundate Maui residents with radio and online advertisements warning that Mayor Richard Bissen’s plan to phase out about half the island’s short-term rentals would be “a failure and a mistake.”
“Maui is rebuilding. Visitors help pay for that,” a male voice says in one of the commercials. “So why push a bill that costs jobs and doesn’t solve the crisis?”
The ads have run repeatedly on local radio stations and across streaming platforms, capturing the attention of community members and prompting local nonprofits to dig for more information on who is behind Progress Action’s campaign and where the money is coming from. Public information about Progress Action is extremely limited. The records that are available indicate Progress Action is a political action committee or nonprofit that is effectively skirting state campaign finance laws and lobbying disclosure requirements that could normally provide greater transparency.
Sarah Steiner, an election lawyer based in New York, said it used to be “very rare” for dark money organizations to get involved in a hyperlocal political debate, but it has recently become much more common.
Even so, she said, “it is not normal for there to be almost no public information.”
Most noncandidate organizations that run political advertisements, including political action committees and super PACS, are required by federal and state laws to register with the Federal Election Commission or the Hawaiʻi State Campaign Spending Commission.
Progress Action has not registered with either body, but that may be due to legal loopholes.
Tony Baldomero, the Campaign Spending Commission’s associate director, said state law defines campaign spending as being related to a specific candidate or ballot issue. Progress Action is encouraging people to call their current council members and tell them to vote against the bill.
“When I look at the contents of some of those ads, I’m not sure that it falls under my jurisdiction,” he said.
Bissen unveiled his housing plan, which is spelled out in Bill 9, last year largely in response to the devastating fires in Lahaina and Upcountry Maui. The bill’s next stop is a vote before the full Maui County Council but it’s unclear when that will happen. It advanced out of the council’s Housing and Land Use Committee in July, with members voting 6-3 in favor after days of emotional testimony and several hours of heated deliberations.
There may still be changes to the current version of Bill 9 before it is taken up for a final vote, as some council members only agreed to support the bill so long as they also approved the creation of a temporary investigative group that would encourage dialogue between lawmakers and the county planning department and allow them to go over exceptions for certain properties in areas with multiple zoning districts.
The bill calls for phasing out transient vacation rentals in apartment-zoned districts to address the housing shortage. Without any carveouts, this would mean eliminating about 7,000 short-term rentals.
‘Who’s Really Paying For This’
Anne Frederick, executive director of the nonprofit Hawaiʻi Alliance for Progressive Action, underscored the lack of transparency about who is funding an aggressive advertising campaign related to local housing policy.
“It’s important to understand who’s really paying for this,” she said. “Corporate money to influence legislation, especially at the county council level, is really detrimental to the democratic process.”
Dark money groups have circumvented laws intended to increase transparency surrounding political influence campaigns by registering as nonprofits, but it’s unclear whether Progress Action is considered a nonprofit because it has not filed any publicly available tax returns with the Internal Revenue Service. The group’s president is listed in one of the ad’s purchasing agreements as Martin Hamburger, a Washington, D.C.-based consultant with a long history in Hawaiʻi politics. He previously worked for Pacific Resource Partnership, which is bankrolled by the politically influential Hawaii Regional Council of Carpenters. Progress Action’s treasurer is Janica Kyriacopoulos, founder of an accounting firm that has served numerous Democratic campaigns and committees.
This is not the first time Hamburger and Kyriacopoulos have been associated with an obscure political organization behind an aggressive ad campaign.
Leading up to the Democratic primary election ahead of New York’s 2022 gubernatorial race, the pair was behind a dark money group called Empire Results that funded several attack ads targeting incumbent Kathy Hochul. The state’s Board of Elections looked into whether Empire Results violated New York law by engaging in unregistered independent expenditure activity and failing to disclose its donors, but the investigation was closed without an official determination.
Kyriacopoulos has also been involved in the campaigns of candidates for federal and state offices, and she has had leadership roles in several noncandidate committees related to elections and contentious political debates acrossthecountry, public records show. Some groups that she held positions of leadership at have had complaints filed against them with the Federal Election Commission, including some that were dismissed.
Neither Hamburger nor Kyriacopoulos responded to requests for comment.
Frederick said she used public records from the Federal Communications Commission to help identify Kyriacopoulos as Progress Action’s main contact. One of HAPA’s objectives is to shed light on how corporate interests influence government decisions, she said.
“When we have these kinds of corporate lobbyists and all of their resources, it really creates an unlevel playing field,” she said.
Pacific Resource Partnership is “not at all” affiliated with Progress Action, according to spokesman Andrew Pereira.
“I know there is a big fight on Maui about Bill 9, but no, we haven’t heard of this group before,” he said.
Pereira added that PRP has supported increased restrictions on vacation rentals.
In an advertisement agreement form with the local radio station KPOA, a buyer from a Georgia-based political media buying firm representing Progress Action lists the organization’s official address as a private mailbox at a UPS store in Washington, D.C. The buyer, Jeff Scattergood, did not return calls or emails seeking comment.
Baldomero said it’s unusual to see a D.C.-based group engaging in this level of political activity at the county level, and he has received calls from Maui residents inquiring about who is behind the ads they’ve heard blanketing radio airwaves and seen running on streaming services.
“But they don’t fall on my radar yet, so there is nothing I can do,” he said.
The Maui County Board of Ethics has also not communicated with anyone from Progress Action, and no one acting on the group’s behalf has registered with the board as lobbyist, a county spokesperson said in a statement on Tuesday.
Bissen said that Bill 9 is “about protecting homes for Maui’s people,” which means “ensuring our policies, and the voices influencing them, reflect our community, not outside agendas.”
“Maui’s housing decisions must be rooted in truth and transparency,” he said in a statement on Tuesday. “When outside groups spend large sums to shape our local conversations, it raises real concerns about whose interests are being served.”
‘Outside Influence’
Progress Action’s website says the group is “committed to strengthening Hawaiʻi’s short-term rental industry,” which supports communities statewide by expanding local economic opportunities, creating jobs and generating tax revenue. It links to press releases posted to websites for the Maui Vacation Rental Association and a national organization called the Travel Technology Association.
Both groups denied having any affiliation with Progress Action. A spokesperson for Airbnb said the vacation rental platform was also unaffiliated with and had never donated to Progress Action. In one recent advertisement playing on YouTube and across streaming platforms like Hulu and Peacock, a voice tells viewers that Maui has endured “crisis after crisis.”
“But we’re rebuilding,” the voice says over a video of a construction worker operating an excavator on a property near the ocean. “Bill 9 costs millions, forcing higher taxes when we need every dollar.”
“Call your council member,” the voice concludes. “We won’t pay the bill for Bill 9.”
One ad depicts shops disappearing from Makawao as a voice warns that fewer short-term rentals could result in fewer jobs and less revenue for the county. Another ad says new restrictions on vacation rentals in other places failed to lower rent prices and Maui “can’t afford Bissen’s so-called fix” to the local housing shortage.
The commercials have been playing regularly for months, and in September Lahaina Strong — a community group that has long advocated for the passage of Bill 9 — began to publicly question Progress Action. In one video posted to Instagram, Lahaina Strong creative director De Andre Makakoa asks viewers to consider why a mainland group representing “big money outside influences” might be so invested in a local housing policy debate.
“They’re trying to pose as our local voices and influence our community to think that this is a community versus community debate and to pit us against each other,” he said. “The reality is that it is us versus them, just like it always has been. But we see through it, Maui.”
Civil Beat’s coverage of Maui County is supported in part by a grant from the Nuestro Futuro Foundation.
Even as policies and politics evolve across regions like Maui, one truth remains — verified, transparent vacation rentals are the foundation of a sustainable travel economy. For Trusted Travelers and responsible property owners, platforms like BRnX Travel make it possible to keep earning, stay compliant, and drive revenue — no matter how regulations shift. Verification builds confidence. Confidence = bookings. Sign in and make sure you’re property gets more bookings
Laws and legislation are changing rapidly in 2025, affecting Florida short term rental laws.
With its specific rules and ongoing debate about who can mandate and regulate the state’s market, Florida vacation rentals are struggling to keep up with compliance and remain competitive.
Is Florida Trying to Get Rid of Airbnb in 2025?
Florida’s latest legal changes have caused debate over who gets to regulate short‑term rentals.
SB 280 and HB 1537 are meant to centralize vacation rental regulations through the Florida Department of Business and Professional Regulation (DBPR). These bills would preempt cities and countries from setting local zoning rules or caps on rental frequency and duration.
The point is to create a statewide registry and standard license/fee structure.
B 280 also mandates that property rental platforms like Airbnb collect and remit tourism taxes, submit occupancy and registration data to the state, and allow DBPR to manage licenses.
So What’s the Problem?
Local governments, especially in coastal areas like Miami Beach and Fort Lauderdale, are pushing back. They argue that SB 280 disturbs neighborhoods and hinders single‑family zoning.
In June of 2024, Governor Ron DeSantis vetoed SB280, citing protection of property rights and Florida’s tourism economy. This means that there is no active Florida short term rental ban, but a clear tension exists between citizens, law agencies, and officials.
Florida Airbnb laws remain evolving at this point. Some cities are implementing stricter regulations, keeping the public confused about a potential Florida short term rental ban.
What Does This Mean for Airbnb Hosts and Property Managers?
There is currently no statewide ban on short‑term rentals in Florida. The state is pushing for compliance with a unified set of requirements. Cities like Miami Beach continue to enforce strict local rules, including minimum stay lengths, nuisance Ordinances, and heavy local registration fees.Property managers must comply with state-level licensing and tax requirements and also stay updated on city and county-specific regulations, such as Airbnb regulations by city Florida.
What Is Florida’s Law on Short‑Term Rentals in 2025?
Under Chapter 509 of the Florida Statutes, a “transient public lodging establishment”, such as a short‑term rental, is defined as any housing rented for 30 days or less, more than three times in a calendar year, or advertised to the public as rented regularly to guests.
The Florida Department of Revenue also treats rentals of six months (180 days) or less as “transient rentals” for tax purposes.
This means that any property rented for the short-term qualifies as a vacation rental, while leases over 30 days are considered monthly rentals Florida, subject to different rules.
Florida Statutes and Regulations
Chapter 509 regulates vacation rentals under the Florida Department of Business & Professional Regulation (DBPR), which is a Division of Hotels & Restaurants.
License Classifications by Florida DBPR
Condominium Unit
Single-Dwelling
Group or Collective (for multiple units or property portfolios under one operator)
Licensing and Regulatory Requirements
The license application is completed online through DBPR.
Fees: $50 application fee, $10 training fee, plus additional licensing fees (if applicable).
Processing time: Typically 1–2 business days.
DBPR requires balcony safety inspections every three years for buildings three stories or higher.
Preemption Clause (F.S. 509.032(7)(b)) prevents local governments from prohibiting or regulating the duration/frequency of short-term rentals, unless the ordinance was in place before June 1, 2011.
Senate Bill 280 proposed statewide registration, safety enforcement, and local preemption expansion, which was later vetoed in June 2024, so no changes have taken effect.
Florida Short Term Rental Laws 2025
Stays under 30 days = STRs | DBPR license required | Local rules still apply
No major changes yet, but new laws could be on the horizon ⚖️
Do You Need a License for Vacation Rentals in Florida?
The direct answer is Yes.
Every vacation rental in Florida needs to have a license from the DBPR.
State Licensing Requirements Through DBPR
How to Apply for Short Term Rental License in Florida:
6. Submit and monitor application: typically takes 1–2 business days for approval
7. Maintain and renew your license annually
Local Permits by County and City
Once you’ve registered for a Florida state license, local governments might require additional permits or registrations, especially in larger holiday cities.
Miami Beach
Miami [beach] short term rental laws indicate that vacation rentals under six months are prohibited in most single-family homes and many multifamily zones.
Permitted rentals must have a Business Tax Receipt and Resort Tax account, and display both numbers in all public listings.
Orlando
Requires a Home Sharing permit if renting part of a home (owner present), or a Commercial Dwelling Unit permit to rent the entire property.
Permit applications include proof of residency, zoning compliance, and identification.
Tampa
Requires a city-specific STR permit.
Online submission, inspection, and local occupational licensing are part of the process.
Permit Summary
Short-term rental license Florida: Mandatory state license through DBPR for all vacation rentals.
Airbnb regulations by city, Florida: Further local permits are common in popular areas like Miami Beach, Orlando, and Tampa.
Combining state and city requirements keeps your rental fully compliant.
· What Are the New Rules for Landlords in Florida in 2025?
Whether you are renting for long-term or short-term stays in Florida, you are bound by certain laws.
Eviction and Notice Updates
For non‑payment of rent, landlords must now give 3 days’ written notice, allowing tenants to pay or vacate before legal action is taken.
For lease violations, a 7‑day “Notice to Cure” is required before filing for eviction.
For week-to-week leases, termination can occur with just 7 days’ notice; month-to-month leases require 30 days’ written notice.
Impact on Short‑Term vs. Long‑Term Landlords
Short-term landlords (those with leases of under 6 months) must strictly adhere to sales tax, lodging tax, and DBPR licensing rules.
Long-term landlords are more significantly affected by updated eviction and notice protocols, as well as deposit flexibility.
Differences Between Long-Term and Monthly Rentals in Florida
Stay Up-to-Date on Florida’s Changing Rental Laws
Florida short term rental laws continue to change and evolve, with regulations and compliance shifting at both the state and city levels.
From licensing to local permits, there are many regulations that property managers must be on top of, especially if managing multiple properties over different platforms and in various jurisdictions. These regulations are only the tip of the iceberg. The short-term rental space in Florida (and across the U.S.) is shifting constantly, and staying compliant is critical to protecting your property and revenue.
With BRnX Travel, you don’t have to figure it out alone. Our verification and accreditation programs help property owners and managers stay ahead of the curve, meet compliance requirements, and stand out as part of theGold Standard of vacation rentals.
Costa Rica is set to introduce a significant change for property owners and hosts who rent out their properties on platforms like Airbnb. Starting in 2026, a 12.75% tax on gross rental income will be enforced.
This new tax policy aims to regulate the short-term rental market and generate revenue. Property owners and hosts will need to adapt to this change, understanding its implications on their rental income.
The introduction of this tax reflects a broader trend in regulating the sharing economy. It is crucial for those affected to stay informed about the upcoming changes.
Key Takeaways
Costa Rica will enforce a 12.75% tax on Airbnb rentals starting in 2026.
The tax applies to the gross rental income from short-term rentals.
Property owners and hosts must understand the implications of this tax.
The tax aims to regulate the short-term rental market.
Staying informed about the tax policy is crucial for those affected.
Understanding Costa Rica’s New 12.75% Airbnb Tax Coming in 2026
Starting in 2026, Costa Rica will implement a new 12.75% tax on short-term rentals through platforms like Airbnb. This change is set to impact the vacation rental market significantly. The new tax applies to rentals under 30 days and will be enforced through major booking platforms.
Key Details of the New Vacation Rental Tax
The new 12.75% tax rate will be applied to the gross rental income of short-term vacation rentals. This means that hosts will need to factor this additional cost into their pricing strategies. The tax is designed to generate revenue for the government while regulating the rapidly growing vacation rental market.
Property Types Affected by the Tax
The tax will apply to various types of properties used for short-term rentals, including houses, apartments, and condos. Any property rented for less than 30 days will be subject to the 12.75% tax. This broad application ensures that all short-term rental income is captured under the new tax regulation.
Implementation Timeline and Key Dates
The new tax is set to take effect in 2026, giving hosts and property managers a year to adjust their pricing and compliance strategies. Key dates to note include the registration deadline for hosts and the start of tax collection. Hosts are advised to stay informed about these dates to avoid any penalties.
The Current Vacation Rental Tax Landscape in Costa Rica
Understanding the current tax landscape is crucial for Airbnb hosts in Costa Rica. The country’s vacation rental market is subject to specific tax regulations that hosts must comply with.
Existing Tax Structure for Tourism Properties
Currently, rental income is taxed under the Real Estate Capital Gains Tax system. This system assumes 15% of expenses and taxes the remaining 85% at 15%. This means that the effective tax rate on rental income is 12.75% (15% of 85%). This tax structure is applicable to various tourism properties, including vacation rentals.
How Airbnb and VRBO Properties Are Currently Taxed
Airbnb and VRBO properties in Costa Rica are subject to the same Real Estate Capital Gains Tax system. Hosts are required to report their rental income and comply with the existing tax regulations. It is essential for hosts to maintain accurate records of their income and expenses to ensure compliance and to take advantage of the allowable deductions.
By understanding the current tax landscape, hosts can better navigate the upcoming changes and plan accordingly. Staying informed about the Airbnb tax regulations and Costa Rica tax update will help hosts adapt to the new tax structure coming in 2026.
Why Costa Rica Is Implementing the New Tax
Costa Rica’s introduction of a new tax in 2026 marks a significant shift in its approach to vacation rentals. The government aims to increase revenue and regulate the growing vacation rental market. This move is part of a broader strategy to manage the impacts of tourism on local infrastructure and communities.
Government Revenue Objectives
The new tax is expected to generate substantial revenue for the government. This additional income will be crucial for funding public services and infrastructure projects that benefit both locals and tourists. By increasing revenue, the government can improve the overall quality of life and enhance the tourist experience.
Infrastructure and Tourism Development Goals
A significant portion of the tax revenue will be allocated towards improving infrastructure in tourist areas. This includes upgrading transportation networks, enhancing public amenities, and promoting sustainable tourism practices. By investing in infrastructure, Costa Rica can support its growing tourism industry while maintaining its natural beauty and appeal.
Addressing the Rapid Growth of Vacation Rentals
The rapid expansion of vacation rentals has brought both opportunities and challenges to Costa Rica. The new tax aims to regulate this market, ensuring that it contributes fairly to the local economy. By addressing the growth of vacation rentals, the government can mitigate potential negative impacts on housing availability and local communities.
Breakdown of the 12.75% Tax Structure
As Costa Rica gears up to implement a 12.75% tax on Airbnb and other vacation rentals, it’s essential to dissect its components and implications. This new tax is set to significantly impact the vacation rental market, affecting both property owners and travelers.
Components and Allocation of the Tax Rate
The 12.75% tax rate is composed of several components, each allocated to different areas of Costa Rica’s tourism infrastructure and public services. The breakdown includes:
Tax Component
Percentage
Allocation
Tourism Development
5%
Funding for tourism development projects
Public Services
4%
Enhancing public services for tourists
Infrastructure
3.75%
Improving infrastructure in tourist areas
Collection Methods and Payment Processes
The new tax will be collected through platforms like Airbnb and Vrbo, making it easier for property owners to comply. The collection process will be integrated into the existing payment systems, ensuring a seamless experience for hosts and guests.
Key aspects of the collection method include:
Automated tax collection through booking platforms
Regular remittance of collected taxes to government coffers
Detailed reporting for transparency and compliance
Enforcement Mechanisms and Penalties
To ensure compliance, Costa Rica has established robust enforcement mechanisms and penalties for non-compliance. Property owners and platforms are required to adhere strictly to the tax regulations to avoid fines and other penalties.
Penalties for non-compliance may include:
Fines ranging from $100 to $500 for initial non-compliance
Repeated offenses may lead to higher fines and potential revocation of rental permits
How the Tax Compares to Other Popular Tourist Destinations
The new Airbnb tax in Costa Rica has sparked interest in how other tourist hotspots are handling vacation rental taxation. As travelers and hosts look to understand the implications of this 12.75% tax, comparing it to similar taxes in other popular destinations can provide valuable insights.
Vacation Rental Taxes in Mexico and the Caribbean
Mexico and various Caribbean islands have implemented their own vacation rental taxes. For instance, Mexico charges a 2% tax on lodging services, while the Bahamas have a 3% tax on accommodations. These rates are significantly lower than Costa Rica’s new tax.
Mexico: 2% lodging tax
Bahamas: 3% accommodations tax
Jamaica: 7.5% tax on accommodations and other tourist services
Comparison with European Vacation Rental Taxes
European countries have a wide range of vacation rental taxes. For example, Spain charges a 4% tourist tax, while Italy has a range of taxes from 4% to 7% depending on the region. These taxes are generally lower than Costa Rica’s 12.75% rate.
Key European vacation rental taxes:
Spain: 4% tourist tax
Italy: 4% to 7% regional tax
France: 0.2% to 0.5% lodging tax
Global Trends in Airbnb Taxation
There’s a growing trend worldwide towards taxing vacation rentals. Countries are recognizing the potential revenue from taxing short-term rentals, and many are implementing or increasing these taxes. Costa Rica’s new tax is part of this global movement.
Notable trends include:
Increasing tax rates on vacation rentals
Implementation of new taxes in previously untaxed regions
Stricter enforcement and collection mechanisms
Impact on Property Owners and Hosts
As Costa Rica gears up for the 2026 introduction of its new Airbnb tax, property owners and hosts must prepare for the financial implications. The new 12.75% tax on vacation rentals will undoubtedly affect their bottom line, but understanding the specifics can help mitigate the impact.
Financial Implications for Rental Businesses
The additional tax burden will require property owners and hosts to reassess their pricing strategies and profit margins. It’s essential to consider how the new tax will affect their overall financial situation.
Profit Margin Considerations
Property owners should analyze their current profit margins and determine how to adjust their pricing to maintain profitability. This might involve absorbing some of the tax costs or passing them on to guests. As Airbnb tax regulations come into effect, hosts must be strategic about their pricing.
Tax Deduction Possibilities
It’s also crucial for property owners to explore potential tax deductions that might offset some of the new tax costs. Consulting with a tax professional can help identify eligible deductions and ensure compliance with the new regulations.
Reporting Requirements and Compliance Steps
To comply with the new 2026 tax changes Costa Rica, property owners and hosts will need to understand the reporting requirements. This includes registering for the appropriate tax identifiers and filing regular tax returns. Failure to comply could result in penalties, so it’s vital to stay informed and seek professional advice if necessary.
Property owners should maintain accurate records of their rental income and expenses to facilitate tax reporting. This will not only ensure compliance but also help in making informed decisions about their rental businesses.
Potential Exemptions and Special Cases
While the new tax will apply to most vacation rentals, there may be exemptions or special cases to consider. For instance, long-term rentals or properties used for specific purposes might be treated differently under the new tax regulations. Property owners should investigate whether they qualify for any exemptions or special treatment.
As the implementation date approaches, staying informed about the Airbnb tax regulations and any updates to the tax law will be crucial for property owners and hosts to navigate the changes successfully.
What American Travelers Should Expect
As the new Airbnb tax in Costa Rica approaches, American travelers need to be prepared for changes in their vacation rental expenses. The introduction of a 12.75% tax on vacation rentals is expected to impact the cost of accommodations for travelers.
Projected Price Increases for Vacation Rentals
The new tax will likely lead to increased prices for vacation rentals in Costa Rica. According to industry estimates, the average price increase could range from 8% to 12%. To give you a better idea, here’s a breakdown of potential price increases for different types of accommodations:
Accommodation Type
Average Price (2025)
Projected Price (2026)
Percentage Increase
Studio Apartment
$80
$90
12.5%
1-Bedroom Villa
$150
$165
10%
3-Bedroom House
$300
$336
12%
Budgeting for Your Post-2026 Costa Rica Trip
To prepare for the potential price increases, American travelers should consider budgeting extra for their accommodations. Here are some tips:
Research and book accommodations early to secure better rates.
Consider alternative accommodation options, such as hotels or vacation rentals outside of popular areas.
Factor in the additional cost of the new tax when planning your trip.
How to Find the Best Value Despite the New Tax
Despite the new tax, American travelers can still find great value in Costa Rica’s vacation rentals. To maximize your budget, consider the following strategies:
Look for longer-term rentals, which may offer better value.
Explore different regions of Costa Rica, as prices can vary significantly.
Negotiate with property owners or managers for better rates.
Preparing Your Costa Rican Rental Property for the Tax Change
Preparing for the upcoming Airbnb tax change in Costa Rica is crucial for property owners. As the 2026 deadline approaches, it’s essential to understand how to adjust your rental property strategies to comply with the new regulations.
Adjusting Your Pricing Strategy
With the introduction of the new 12.75% tax, property owners will need to reassess their pricing to maintain profitability. Consider the following adjustments:
Review your current pricing model and adjust rates accordingly to absorb the tax increase.
Analyze competitor pricing to remain competitive in the market.
Consider offering seasonal promotions or discounts to attract guests.
Documentation and Compliance Preparation
To comply with the new tax regulations, property owners must ensure they have the necessary documentation. This includes:
Maintain detailed financial records of rental income
Ongoing
Guest Information
Keep records of guest stays and payments
Ongoing
Communicating Changes to Your Guests
Transparent communication with your guests is key. Clearly explain the tax changes and how they affect booking costs. Consider:
Updating your booking policies to reflect the new tax.
Notifying guests in advance of the tax change and its impact on their booking.
Providing excellent customer service to maintain a positive reputation.
Alternative Accommodation Options and Their Tax Implications
Costa Rica’s new tax on vacation rentals has sparked interest in other accommodation choices. As travelers and property owners navigate the implications of the 12.75% tax on Airbnb rentals, alternatives such as hotels, resorts, and long-term rentals are becoming more attractive.
Hotels and Resorts vs. Vacation Rentals
Hotels and resorts offer a different experience compared to vacation rentals, with services like daily housekeeping, on-site dining, and recreational facilities. The tax implications for hotels and resorts differ from those for vacation rentals. While hotels are subject to existing tourism taxes, vacation rentals are now facing the additional 12.75% tax.
Accommodation Type
Tax Treatment
Hotels and Resorts
Subject to existing tourism taxes
Vacation Rentals
Subject to 12.75% tax on rentals
Long-term Rentals and Different Tax Treatments
Long-term rentals are treated differently under Costa Rica’s tax regulations. These rentals are not subject to the 12.75% tax, making them an attractive option for those planning extended stays. However, long-term rentals are subject to other regulations and taxes, such as income tax on rental income.
Potential Economic Effects on Costa Rica’s Tourism Industry
As Costa Rica gears up to implement a new tax on vacation rentals, the potential economic impacts on its tourism industry are being closely examined. The introduction of a 12.75% tax on Airbnb rentals is expected to have both immediate and long-term effects on the economy.
Short-term Impact on Visitor Numbers and Spending
In the short term, the new tax may deter some visitors, potentially leading to a slight decrease in tourist numbers. This could impact local businesses that rely heavily on tourism, such as restaurants, tour operators, and souvenir shops. Key concerns include:
Increased costs for travelers
Potential shift to alternative destinations
Impact on last-minute bookings
Long-term Benefits for Infrastructure and Services
On the other hand, the revenue generated from the new tax is expected to be reinvested in tourism infrastructure and services, potentially enhancing the overall tourist experience. This could lead to:
Improved transportation networks
Enhanced tourist facilities
Better maintenance of natural attractions
Effect on Local Real Estate and Rental Markets
The new tax may also influence the local real estate and rental markets. Property owners might need to adjust their pricing strategies or explore alternative rental options. Key considerations include:
Potential decrease in rental income for property owners
Shift towards long-term rentals
Increased competition in the hotel industry
Conclusion: Planning Your Costa Rican Experience in the New Tax Era
As Costa Rica introduces a new 12.75% Airbnb tax in 2026, travelers and property owners must adapt to the changing vacation rental landscape. Understanding the implications of this tax is crucial for planning a seamless Costa Rican experience.
The new tax will impact vacation rental prices, but with proper planning, you can still enjoy the beauty and charm of Costa Rica. Property owners should adjust their pricing strategies and ensure compliance with the new regulations to maintain their competitiveness in the market.
For travelers, budgeting for the increased costs and exploring alternative accommodation options can help mitigate the effects of the new tax. By staying informed about the changes and adapting your plans accordingly, you can continue to enjoy all that Costa Rica has to offer.
As the tourism industry in Costa Rica evolves, staying up-to-date on the airbnb tax and vacation rentals tax will be essential for making the most of your Costa Rican experience.
FAQ
What is the new Airbnb tax rate in Costa Rica?
The new Airbnb tax rate in Costa Rica is 12.75%, which will be implemented in 2026.
How will the 12.75% tax be collected?
The 12.75% tax will be collected through Airbnb, and the platform will be responsible for remitting the tax to the Costa Rican government.
What types of properties are affected by the new tax?
The new tax will apply to all vacation rentals, including those listed on Airbnb, VRBO, and other platforms, as well as properties rented directly to tourists.
Are there any exemptions to the new tax?
While the specifics of exemptions are still being finalized, it’s expected that certain types of long-term rentals or properties used for specific purposes may be exempt from the tax.
How will the new tax affect my vacation rental business in Costa Rica?
Property owners and hosts will need to adjust their pricing strategies to account for the new tax, and may need to comply with additional reporting requirements.
Will the new tax apply to bookings made before 2026?
The new tax will likely apply to bookings made after the implementation date in 2026, but the specifics may depend on the exact implementation timeline.
How will the Costa Rican government use the revenue generated from the new tax?
The revenue generated from the new tax is expected to be used for infrastructure development, tourism promotion, and other initiatives to support the tourism industry.
Can I still rent out my property on Airbnb in Costa Rica after the new tax is implemented?
Yes, you can still rent out your property on Airbnb, but you’ll need to comply with the new tax regulations and adjust your pricing accordingly.
Are there alternative accommodation options available in Costa Rica that won’t be subject to the new tax?
Yes, hotels, resorts, and long-term rentals may be alternative options, but their tax implications may vary, and it’s essential to understand these differences.
How will the new tax affect the overall cost of my trip to Costa Rica?
The new tax may result in higher costs for vacation rentals, but travelers can expect to see more infrastructure development and improved services, which may enhance their overall experience.
What can property owners do to prepare for the new tax?
Property owners can start adjusting their pricing strategies, ensure they have the necessary documentation, and communicate changes to their guests to prepare for the new tax. Even as new taxes and regulations reshape global short-term rental markets, one thing remains constant — trust and transparency always pay off.
At BRnX Travel, we don’t just verify listings; we accredit them. We uphold the INACHI and ISO standards of verification and accreditation, setting the benchmark for what it means to operate a truly verified property.
For hosts, that means peace of mind, compliance, and credibility that keeps bookings strong — even under new tax policies. For travelers, it means assurance that every stay is accurately represented, legally compliant, and worthy of your trust.
Verified. Accredited. Trusted. That’s what keeps revenue flowing, even when the rules change.
It started with a proposed fleet of sleek, semi-submersible vessels with air-conditioned cabins and panoramic underwater views. That resulted in contracts with Disney, Carnival, and Norwegian Cruise Line. A hundred-million-dollar opportunity, pitched in the heart of Hawaii’s popular ocean tourism industry. It all sounded just close enough to being real.
But none of it was. What started as a glossy fantasy ended in federal court. Nearly $29 million was gone. A Hawaii couple was convicted and sentenced. And the so-called submarine, a surface vessel with underwater viewing windows, never went anywhere near underwater.
A real submarine history in Hawaii.
Underwater tourism isn’t new in Hawaii. Atlantis Submarines began operations here in 1988 and, by 1991, was running battery-powered vessels in Kona, Oahu, and Maui — a business that continues today.
These were real submarines conducting real dives, with a focus on safety, education, and reef conservation. They are Coast Guard certified and operate under their own power, are battery-powered (no fuel discharge), and descend to 100–150 feet below the surface on every tour. Passengers are inside a pressurized, enclosed cabin with large viewports, not in a semi-submersible or glass-bottom boat.
Atlantis has carried more than 18 million people on over half a million dives. Its biggest vessel, the Atlantis XIV, runs off Waikiki, seats 64, and is, by the company’s count, the largest passenger submarine in the world. Atlantis still runs tours on Oahu and the Big Island. Maui is paused.
Waikiki tours start with a shuttle boat ride from their dock near Hilton Hawaiian Village, followed by about 45 minutes underwater. Passengers may see coral, tropical fish, turtles, and artificial reefs made from sunken ships and planes. The subs are Coast Guard certified, and narration plays in multiple languages.
Atlantis pitches its tours as educational, sustainable, and family-friendly. The battery system avoids fuel discharge, and routes are chosen to protect reefs. It’s one of Hawaii’s most durable and regulated ocean experiences, which makes the Semisub scheme look even more empty by comparison.
The Semisub fantasy that failed.
Semisub Inc. tried to borrow from the Atlantis playbook, at least on paper. Its promotional materials offered up glossy renderings of sleek, next-gen vessels outfitted with luxury seating, oversized underwater windows, and the promise of a world-class experience.
The pitch name-dropped major cruise lines, cited Coast Guard approvals, and claimed that sea trials were already underway. The brochures looked polished. The website was confident. But according to prosecutors, none of it was true.
Behind the scenes, court records show the couple was using investor money for personal travel, inflated salaries, and day-to-day expenses. They created fake invoices and invented correspondence to back their story. At one point, they even pointed to fabricated letters of intent from cruise companies as justification for raising more cash.
There were no shipyards, no subs under construction, no contracts in motion. Just the illusion of momentum, built on borrowed legitimacy from Hawaii’s long-standing ocean tourism industry. By echoing the look and language of real operators like Atlantis, the project looked just credible enough to fool people.
Investors bought into the dream. Hawaii clearly sells underwater magic well, and Semisub leaned hard into that. The setting, the story, and the visual appeal all worked together until they didn’t. Then the project unraveled only after a federal investigation exposed just how much of it had been smoke, mirrors, and marketing.
The photo, the former governor, and the fantasy.
One of the stranger turns in the Semisub fraud trial came when former Governor David Ige took the stand. Prosecutors said Curtiss Jackson had told investors he was close with Ige and had his backing.
That story didn’t hold up. Ige said he had never heard of Semisub One and didn’t know Jackson. The defense showed a photo from Ige’s 2014 inaugural ball, which Jackson had used in marketing. Ige shrugged it off.
Representing himself, Jackson asked if Ige remembered dancing with his wife, being on her Facebook page, or sitting two tables away. Ige didn’t. Then Jackson asked if he was seeing a doctor for memory problems. The courtroom reaction to that was somewhere between a wince and a laugh.
The photo was real. The connection wasn’t. But for investors skimming a pitch deck, it may have been enough to be duped.
Investors bought into the dream. Hawaii clearly sells underwater magic well, and Semisub leaned hard into that. The setting, the story, and the visual appeal all worked together until they didn’t. Then the project unraveled only after a federal investigation exposed just how much of it had been smoke, mirrors, and marketing.
The photo, the former governor, and the fantasy.
One of the stranger turns in the Semisub fraud trial came when former Governor David Ige took the stand. Prosecutors said Curtiss Jackson had told investors he was close with Ige and had his backing.
That story didn’t hold up. Ige said he had never heard of Semisub One and didn’t know Jackson. The defense showed a photo from Ige’s 2014 inaugural ball, which Jackson had used in marketing. Ige shrugged it off.
Representing himself, Jackson asked if Ige remembered dancing with his wife, being on her Facebook page, or sitting two tables away. Ige didn’t. Then Jackson asked if he was seeing a doctor for memory problems. The courtroom reaction to that was somewhere between a wince and a laugh.
The photo was real. The connection wasn’t. But for investors skimming a pitch deck, it may have been enough to be duped.
A lesson in image versus infrastructure.
This wasn’t some tourists getting hustled at the dock. It was something quieter, and in a way, more dangerous. The pitch worked because it sounded just close enough to real. Hawaii has reefs, cruise ships, innovation, and a long track record of doing ocean tourism well. A next-gen submarine? Sure, why not.
But when Hawaii gets used as a prop for fantasy ventures, the damage runs deeper than just lost money. It chips away at trust in what’s actually here, and in the people trying to do it right.
The real subs are still out there.
Atlantis Submarines is still running in Hawaii, just not like it used to. Some routes have paused, but off Waikiki and Kona, the battery-powered vessels still take visitors down to see what’s left of the reef. No goggles. No getting wet. Just a slow descent and a window seat on the ocean.
It’s not flashy. It doesn’t promise the world. But it’s real. And for plenty of visitors, that’s enough.
That’s part of what makes the Semisub story so frustrating. The fraud didn’t just take money. It leaned on the real work that others here have been doing for decades. Quiet, careful, and actually underwater.
The Avon Town Council on Tuesday discussed the ethics of allowing short-term rentals in town while reviewing an application to expand the town’s short-term rental overlay.
The applicant is The Kestrel, formerly McGrady Acres, a free-market townhome development located at the end of Eaglebend Drive, next to Post Boulevard, across the street from unincorporated Eagle County. The 24-unit luxury development applied to be included within Avon’s short-term rental overlay.
At the center of the discussion were two questions: What do short-term rentals do for the resort economy? Do they help or hurt locals in a challenging housing market?
In Avon, short-term rentals are managed by the town in two ways: Zone districting and individually permitted licenses.
Short-term rentals are not included within Avon’s regular zone designations. When the town approves an area for short-term rentals, it is added to the town’s short-term rental overlay, a secondary map that is, in essence, laid on top of the town’s regular zoning map.
Avon’s short-term rental overlay was established in 2009.
Units in Avon can only be rented out short-term if they are included in the short-term rental overlay and licensed by the town. Being in the overlay does not automatically mean units are allowed to operate as short-term rentals; the overlay merely gives developments the ability to apply for licensing to contain short-term rentals. Town staff manages short-term rental licenses.
Within Avon, there are three types of short-term rental designations: Unlimited, which allows a unit to be short-term rented year-round; limited, which allows a unit to be short-term rented for up to six weeks per year; and resident-occupied, which permits year-round short-term renting of part of a home while the unit owner lives in another part.
Avon’s short-term rental regulations also differ between units inside and outside of the town core. Developments outside of the town core on the short-term rental overlay are allowed to have a maximum of 15% of their units operate as unlimited short-term rentals.
The Kestrel was not initially included in Avon’s short-term rental overlay because at the time, the town only looked at existing properties when it was establishing the which areas would receive designation.
“There wasn’t an intent to include it or exclude it,” said Eric Heil, Avon town manager.
The Kestrel is located outside of the town core and so would be subject to a 15% cap on full licenses only, meaning up to three of its units can be unlimited short-term rentals.
“At this time, we have a couple of people who are interested in doing a partial short-term rental, but it’s a luxury property, so everybody doesn’t want it,” said Andrea McMillen, representing The Kestrel.
The development is self-contained, with one way in and out.
“It’s not adding to any neighborhood problems that way,” McMillen said.
Which units are permitted the short-term rental designation would be determined on a first-come, first-served basis, McMillen said. (The Kestrel contains one deed-restricted unit, which, like all deed-restricted units in Eagle County, is not permitted to have short-term rentals.)
The Kestrel HOA will require short term rentals to host for a minimum of three days. “We don’t allow one night or anything because nobody wants parties,” McMillen said.
After working extensively with The Kestrel and reviewing its application materials, town staff recommended that the council approve including the development in the town’s short-term rental overlay.
“We find it is fitting for this type of resort development to have short-term rentals,” said Jena Skinner, Avon’s planning manager.
Council member Lindsay Hardy spoke out against approving The Kestrel’s application to join Avon’s short-term rental overlay.
“I believe short-term rentals, they are a cultural shift from community to commodity,” Hardy said. “Overtourism is putting a strain on local services, and I do believe additional short-term rental licenses will put an additional strain that we cannot accommodate.”
“As long as working locals are sleeping in cars, I will not vote “yes’ to expand unlimited short-term rental licenses or zoning expansions anywhere within our town,” Hardy said.
Hardy said she believed the application did not satisfy one of the criteria required for the council to approve the application, which dictates that “the rezoning is not likely to result in adverse impacts upon the natural environment, including air, water, noise, stormwater management, wildlife and vegetation, or such impacts will be substantially mitigated.”
“If one unit is consistently rented, let’s say, 300 days a year, it now needs more cleaning people, it now needs more maybe plumbers, electricians, or teams to help keep this home turned over constantly,” Hardy said. “For every additional cleaning person that we need in town, we need to be able to house them.”
Council member Ruth Stanley and Mayor Tamra Nottingham Underwood said the 15% limit on short-term rental units made them more comfortable approving the short-term rental overlay update.
A short-term rental unit in Avon is taxed differently from other units. Short-term rentals must collect and remit to the town 10% of the price paid for the rental. Eight percent of that is sales tax and accommodation tax, which goes toward the town’s general fund, while the 2% short-term rental tax is earmarked for the town’s community housing fund.
“So, in effect, it would work toward mitigating some of the issues that Lindsay has brought up,” said Council member Gary Brooks.
Heil elaborated on the conundrum that short-term rentals pose to mountain communities like Avon.
“We’re a resort community. The majority of our budget comes from the resort economy, and the majority of our funding to pay for all of the things we do comes from that resort economy,” Heil said.
With only two hotels in Avon, “most of our (visitor) lodging is short-term rentals,” Heil said.
“My opinion, when I look at this, is, whether you allow it or not, at $2.5 to 5 million, the cheap units you’re starting out at a $15,000 a month mortgage payment,” Heil said. “If you don’t allow short-term rental, they’re not going to be available to local workforces the way I see those economics. And then, if it’s a second home, is it better to see it vacant most of the year, or is it better to allow it to be used and have additional lodging opportunities for visitors?”
The council approved the application’s first reading 5-1, with Hardy casting the dissenting vote. The council will review the application again on May 27. For Last Months Article Click: Here
July 13, 2025 Property owners in Costa Rica who rent accommodations through popular platforms like Airbnb or Booking.com will soon face a new tax obligation. The General Directorate of Taxation (DGT) announced that a 12.75% tax will apply to rental income generated through these digital platforms, starting at the end of 2026.
By that time, tax authorities expect to receive detailed data from these platforms about users renting properties in Costa Rica. This information will improve traceability and enable more effective tax collection, as part of the government’s efforts to incorporate short-term rentals into the formal tax system.
Mario Ramos, director of the DGT, urged all individuals engaged in this commercial activity to register as taxpayers to avoid fines or sanctions once enforcement begins. He stressed the importance of early compliance to prevent any legal complications.
Finance Minister Nogui Acosta emphasized that the policy is designed to promote tax justice rather than excessive taxation. He also criticized a bill currently under discussion in the Legislative Assembly, which proposes reforms to the Code of Tax Norms and Procedures, calling it disproportionate and unnecessary.
The ability to obtain user information from digital platforms is made possible through an agreement signed with the Organization for Economic Cooperation and Development (OECD). This agreement facilitates international cooperation in tax matters and supports the government’s efforts to collect revenue more efficiently.
Airbnb has already been applying a 13% Value Added Tax (VAT) on service fees in Costa Rica since 2022, following its inclusion on the official list of taxable lodging platforms.
This new tax regulation is part of a broader digital tax framework introduced in October 2020 under the Law for the Strengthening of Public Finances, which implemented VAT on cross-border digital services such as streaming platforms, software, gaming, and transportation apps.
Authorities strongly advise rental hosts to regularize their tax status well before the enforcement date to ensure full compliance and avoid penalties. For Our Other Articles Click: Here
Updated: Aug 13, 2025 / 01:00 PM EDT Origin Article: here
TAMPA, Fla. (WFLA) — A vacation rental company based in Central Florida filed for Chapter 11 bankruptcy this month.
NBC affiliate WBBH reported that the company, IPG Franchising, has faced a growing number of lawsuits. It attracted investors to purchase contracts to manage vacation rentals while handling the payments.
Some investors complained that the company had delayed or stopped making payments to them.
An IPG Franchising investor told WBBH that it has been months since the company has paid her anything. She estimated that her family is out of more than $200,000.
“It’s a huge amount of money. It’s our life savings. It’s money that was taken away from my children,” Jane Sonkin told Gulf Coast News earlier this year. “There’s no properties anymore. There’s no communication. We are left with nothing.”
WBBH reported that more than 80 creditors are listed in the bankruptcy filing. It showed that the company has less than $50,000 in estimated assets but has between $1 million and $10 million in liabilities.
According to records obtained by the news station, the owners of IPG Franchising also run other companies, including Island Attitude on Manasota Key, which managed vacation rentals in the area before it was devastated by Hurricane Milton. For Our More Market News Click: Here
Origin Article : here Tighter rules and shifting demand are reshaping the vacation rental landscape. From Maui to Greece, governments are cracking down to address housing concerns, signaling a wave of change ahead of peak travel season.
Maui County is advancing legislation to phase out short-term vacation rentals in apartment-zoned areas, aiming to address the island’s housing crisis. Bill 9, introduced by Mayor Richard Bissen, targets approximately 2,200 units, revising earlier estimates of 7,000. The proposal has sparked debate, with supporters viewing it as a necessary step to increase long-term housing availability, while critics argue it could harm the local economy and tourism industry. Amendments under consideration include delaying enforcement until 2030 and exempting timeshare units. The Maui County Council’s Housing and Land Use Committee is set to review the bill in a public hearing on Monday, June 9, at 10 a.m.
Caribbean nations are adopting varied strategies to manage Airbnb and similar short-term rentals, balancing tourism benefits with housing concerns. During Caribbean Week in New York, tourism ministers from different islands discussed their approaches. Some are implementing regulations to ensure fair competition and community well-being, while others are embracing these platforms to boost tourism. The diversity in policies reflects each island’s unique economic and social priorities.
Short-term rentals in Greece have surpassed hotels in popularity among tourists, particularly in Athens, where platforms like Airbnb now offer more accommodations than traditional hotels. This surge has led to housing shortages and rising rents, prompting the government to implement a one-year ban on new short-term rental licenses in central Athens starting January 1, 2025. Additionally, a new daily tax on such rentals has been introduced to address the impact of overtourism and fund infrastructure improvements. These measures aim to balance the economic benefits of tourism with the need to preserve local communities and ensure housing availability for residents.
Demand for U.S. vacation homes has dropped to its lowest level since 2018, with second-home mortgage approvals down 66% from the pandemic peak. Rising costs, tighter short-term rental rules, and less remote work are key factors, with Florida markets like Miami and Orlando seeing steep declines. Even wealthy buyers are pulling back, signaling a broader shift toward more cautious spending.
Twimo has introduced a private vacation rental platform that lets homeowners securely rent, share, or swap properties within a trusted network. Designed to avoid public listing sites and rising STR regulations, it offers guest verification, calendar syncing, and no service fees, helping owners retain more income.
As summer travel ramps up, expect continued shakeups in policy, demand, and market dynamics. Check back next week for the latest developments in the short-term rental world.
