Pinellas County rolled out mandatory Certificate of Use (COU) inspections for short-term rentals in unincorporated areas in March 2025. If you own or manage a vacation rental, you need to understand these new requirements—or risk daily fines and rental suspensions.
This comprehensive guide walks you through everything: who must comply, key deadlines by ZIP code, what inspectors actually check, how to pass on your first try, and the operational rules you must follow once approved.
Key Takeaway: Most failures happen on egress windows and pool safety. Budget time and money to fix these before your inspection—not after.
Who Must Comply with STR Inspections
The new inspection program applies to whole-unit rentals in unincorporated Pinellas County that are:
- Offered for less than 30 days
- Rented more than 3 times per year, OR
- Advertised as regularly available for rent
Exempt: Room-only rentals in owner-occupied homes do not need a COU. However, all other County rules (noise, parking, quiet hours) still apply.
Not Sure If You're Unincorporated? Cities like Clearwater, St. Petersburg, Largo, and others have their own STR rules—some stricter than the County's. Use the Pinellas County address lookup tool to confirm your jurisdiction before proceeding.
2025 COU Application Deadlines by ZIP Code
Pinellas County is rolling out the program in three phases. Your deadline depends on your property's ZIP code:
Phase 1: Apply by September 15, 2025
ZIP codes: 34677–34698; 33759; 33761; 33763; 33765
Phase 2: Apply by October 15, 2025
ZIP codes: 33702–33715; 33781; 33782
Phase 3: Apply by November 15, 2025
ZIP codes: 33755; 33756; 33760; 33762; 33764; 33770–33778
Important: These deadlines apply only to unincorporated areas. Missing your deadline can result in code enforcement citations and daily fines until you comply.
The County adopted the updated STR ordinance in March 2025 and opened COU applications on March 31. Initial deadlines were later extended to give hosts more time to comply.
Fees You Should Budget for STR Compliance
Plan for these costs when operating a short-term rental in Pinellas County:
| Fee Type | Amount | Notes |
|---|---|---|
| Initial COU Fee | $450 | Split into two payments in year one |
| Initial Inspection | $150 | Required for first-time COU |
| Re-inspection (if you fail) | $100 | Must be completed within 30 days |
| Annual COU Renewal | $450 | Due every year |
| Biannual Re-inspection | $100 | Every 2 years after initial approval |
Total First-Year Cost: $600 (COU + inspection)
Ongoing Annual Cost: $450 (COU renewal) + $100 (re-inspection every other year)
If you fail your initial inspection, you'll receive a written correction notice and have 30 days to fix the issues and schedule a re-inspection for an additional $100 fee.
Penalties for Non-Compliance: The County can issue daily fines for operating without a COU or failing to renew. Don't risk it—the fines add up fast.
What Inspectors Actually Check (and How to Pass)
Understanding inspection criteria is critical. Here's what the inspector will verify:
1. Bedroom Definition & Emergency Egress
This is the #1 reason properties fail inspections. For a room to count as a bedroom for occupancy calculations, it must meet ALL of these requirements:
Size & Ceiling Requirements
- Minimum 70 sq ft for site-built homes (50 sq ft for manufactured homes)
- Minimum 7-foot ceiling height in habitable areas
- Located along an exterior wall
Basic Features
- Must have a closet (or space where a closet can be installed)
- Must have a door or doorway where a door can be reasonably installed
Emergency Escape & Rescue Opening (EERO)
Every bedroom must have a compliant emergency escape opening to the outside—either a window or door—that meets Florida Building Code R310:
- Minimum net clear opening: 5.7 sq ft (5.0 sq ft at grade level)
- Minimum clear height: 24 inches
- Minimum clear width: 20 inches
- Maximum sill height: 44 inches above the floor
Critical Update for Existing Properties: If your property has permitted replacement windows that were installed before the new ordinance, you get up to 12 months to bring egress into compliance. However, egress MUST meet code before your COU renewal.
Troy's Take: "We're seeing a lot of older 'bedrooms' fail on egress. The 12-month grace period for permitted replacement windows helps, but I'm advising owners to get egress handled before renewal to avoid occupancy hits. A bedroom that doesn't meet egress requirements won't count toward your occupancy limit—which reduces your rental income potential."
2. Smoke & Carbon Monoxide Alarms
Smoke Alarm Requirements
- Install in every bedroom
- Install outside each sleeping area
- Install on each story of the home
- New battery-operated units must have 10-year non-replaceable batteries
Carbon Monoxide Alarm Requirements
Required if your property has:
- Gas appliances
- Fireplace (gas or wood)
- Attached garage
CO alarms must be:
- Installed within 10 feet of each sleeping room
- Stand-alone units OR combo smoke/CO detectors
Pro Tip: Keep detector manuals and packaging with ASTM certification labels on file to show the inspector.
3. Pool & Spa Safety (Pick One Safety Path)
If your STR has a pool or spa, you must have at least ONE of these safety features under Florida's Residential Swimming Pool Safety Act (§515.27 & §515.29):
- 4-foot isolation barrier (fence) meeting §515.29 standards
- Approved safety pool cover
- Exit alarms on all doors/windows with direct pool access
- Self-closing, self-latching devices on all doors to the pool
- Pool alarm placed in the pool meeting ASTM F2208 standards (surface/pressure/sonar/laser/infrared)
Important: Wearable child alarms do NOT qualify under County rules.
Troy's Take: "A floating pool alarm that meets ASTM F2208 qualifies as your required safety feature. It's often the quickest and least invasive path when a yard fence retrofit is painful or expensive. For tight backyards or HOA restrictions, this is a game-changer."
4. Minimum Dwelling Space (Affects Occupancy Math)
Your property must have adequate habitable square footage:
- 150 sq ft for the first occupant
- 100 sq ft for each additional occupant
- 70 sq ft minimum for a one-person sleeping room
- 50 sq ft per person for shared sleeping rooms
Inspector Resources You Can Share:
Operating Rules You Must Follow After Approval
Once you pass inspection and receive your COU, you must operate according to these rules:
Occupancy Limits
Formula: 2 guests per bedroom + 2 in one common area, maximum 10 total (all ages count)
Examples:
- 2-bedroom: Up to 6 guests
- 3-bedroom: Up to 8 guests
- 4-bedroom+: Maximum 10 guests (cap applies)
Parking Requirements
Formula: 1 off-street parking space per 3 guests, rounded up
Examples:
- 6 guests: 2 parking spaces required
- 7 guests: 3 parking spaces required
- 10 guests: 4 parking spaces required
Important: Lawn parking does NOT count. Only paved driveways and garages qualify.
Pro Tip: Create a to-scale parking sketch showing driveway dimensions and garage bays. Label it clearly and include it in your application packet to avoid occupancy downgrades later.
Quiet Hours
10:00 PM – 9:00 AM daily
Post quiet hours prominently in your welcome materials and front-door notice.
Required Posting: STR Notice at Main Entrance
You must post the County's one-page STR notice by the main entrance with:
- Responsible party contact information
- Maximum occupancy
- Parking diagram/sketch
- Trash and recycling pickup days
- Nearest hospital
- 24/7 rental hotline: (727) 353-2436
Download the fillable template and fill it out before your inspection—it shows the inspector you're serious about compliance.
Advertising Requirements
All listings (Airbnb, VRBO, etc.) must include:
- Your State DBPR license number (DWE or CND)
- Your County COU number
Failure to include both numbers in your ads can result in fines.
Tax Collection & Remittance
You must collect and remit:
- Florida Sales Tax: 6%
- Pinellas County Local Surtax: 1%
- Pinellas Tourist Development Tax: 6%
Total Combined Tax: 13% in most cases
Register with:
- Florida Department of Revenue (sales tax)
- Pinellas County Tax Collector (tourist development tax)
Some platforms like Airbnb collect some taxes automatically, but you are responsible for full compliance and remittance.
Renewal Schedule
- COU renewal: Annually ($450)
- Re-inspection: Every 2 years ($100)
Complaint Hotline & Enforcement
Neighbors are directed to call:
- 24/7 STR Hotline: (727) 353-2436
- Pinellas County Sheriff: For noise complaints
Have your response plan dialed in. Repeated violations can result in COU suspension or revocation.
How to Apply: Step-by-Step Process
Step 1: Create Accounts in the Pinellas Access Portal
Both the property owner and agent (if you use a property manager) must create accounts in the Pinellas Access Portal. The owner can delegate permissions to the agent.
Step 2: Start Your COU Application
Log in and navigate to: Code Enforcement tab → "File/Maintain a Short-Term Rental Certificate of Use"
Step 3: Upload Required Documents
Prepare and upload:
- Parking plan (count + to-scale sketch showing spaces and dimensions)
- Proof of ownership (recorded deed OR Property Appraiser profile—tax bills are NOT accepted)
- Active DBPR license (DWE or CND license number)
- Owner/Agent affidavits (if using a property manager)
Step 4: Pay the COU Fee (First Installment)
Submit your first payment. County staff will review your application and invoice you for the inspection fee.
Step 5: Pay the Inspection Fee
Once invoiced, pay the $150 inspection fee.
Step 6: Schedule Your Inspection
After payment is received, the County will call you to schedule an inspection time.
Pro Tip Before the Inspector Arrives:
- Print and post the County's STR Notice at the main entrance
- Have detector manuals/labels and ASTM certifications handy
- Walk through the property and verify all egress windows open fully
- Test all smoke and CO alarms
- If you have a pool, confirm your safety feature is installed and operational
This preparation speeds up the inspection and demonstrates compliance.
Troy's Pro Tips from the Field
As a licensed broker, property manager, and investor, I've helped dozens of STR owners navigate these new requirements. Here are my top tips:
Egress Windows Are Critical
If a "bedroom" lacks a compliant emergency escape opening, the inspector will NOT count it toward your occupancy limit. Your maximum guests—and parking minimums—will drop accordingly.
Action Item: If you have permitted replacement windows, use the 12-month compliance window wisely, but don't wait until renewal. Fix egress issues NOW to maximize occupancy and rental income.
Pool Safety: The ASTM F2208 Solution
For properties with tight backyards, HOA restrictions, or vintage pool setups, retrofitting a 4-foot isolation fence can be expensive and invasive.
Solution: A floating pool alarm certified to ASTM F2208 is a legitimate compliance path. Keep the device paperwork and certification marking on file to show the inspector.
Parking Sketch = Higher Occupancy
A well-drawn, to-scale parking plan with labeled dimensions prevents the County from downgrading your allowed occupancy.
Example: If your property has 4 approved parking spaces, you can host up to 10 guests (4 spaces × 3 guests per space = 12, but capped at 10). Poor documentation can reduce your approved spaces—and your income.
Align Your House Rules with County Limits
Don't advertise more than 10 guests or more vehicles than your approved plan allows. Include quiet hours (10 PM – 9 AM) in:
- Your check-in message
- Welcome book
- Posted STR notice at the front door
Confirm Unincorporated Status Before Making Promises
Cities within Pinellas County (St. Petersburg, Clearwater, Largo, etc.) have their own STR regimes—some are very strict or prohibit STRs entirely.
Resource: The Pinellas Realtor Association STR page is a handy starting directory to confirm jurisdiction.
Frequently Asked Questions
"I only rent a spare room in my house. Do I need a COU?"
No. Owner-occupied room rentals are exempt from the COU requirement. However, all other County rules (noise, parking, quiet hours) still apply.
"Can my property manager be the 'responsible party'?"
Yes. Upload both the Owner Affidavit and Agent Affidavit with your application (one per unit). Your manager will be listed as the primary contact.
"Can I transfer my COU when I sell the property?"
No. COUs are not transferable. The buyer must apply for a new COU within 30 days of purchase.
"What happens if I fail my inspection?"
You'll receive a printed correction list with specific items to fix. You have 30 days to complete repairs and schedule a re-inspection for a $100 fee.
"Do I need a State DBPR license in addition to the County COU?"
Yes. Florida law requires a DBPR vacation rental license (DWE or CND) if you rent more than 3 times per year or advertise regularly. You must include BOTH your State license number AND County COU number in all listings.
One-Page "Pass Your First Inspection" Checklist
Use this checklist to prepare your property before the inspector arrives:
✅ Bedrooms
- Each bedroom is along an exterior wall
- Each bedroom has a closet (or space for one)
- Each bedroom has a door or doorway
- Verify EERO dimensions: Measure clear opening height (≥24"), width (≥20"), area (≥5.7 sq ft), and sill height (≤44" above floor)
- Test that windows open fully without obstruction
✅ Smoke & CO Alarms
- Smoke alarms installed in every bedroom
- Smoke alarms outside each sleeping area
- Smoke alarms on each story of the home
- New battery detectors have 10-year sealed batteries
- CO alarms within 10 ft of each sleeping room (if gas appliances, fireplace, or attached garage present)
- Test all alarms and have manuals/labels available
✅ Pool Safety (if applicable)
- Choose and install ONE safety feature:
- 4-foot isolation barrier (fence)
- Approved safety pool cover
- Exit alarms on all doors/windows to pool
- Self-closing, self-latching door devices
- Pool alarm meeting ASTM F2208 (keep certification paperwork)
✅ Required Posting
- Print and post County's STR Notice at main entrance
- Fill in: occupancy, parking sketch, trash days, nearest hospital, 24/7 hotline
✅ Parking Plan
- Create to-scale sketch showing parking spaces and dimensions
- Label driveways and garage bays that count
- Verify spaces match occupancy math (1 per 3 guests, rounded up)
✅ Application Documents
- Upload proof of ownership (deed or Property Appraiser profile)
- Upload active DBPR license (DWE or CND)
- Upload Owner/Agent affidavits (if using a manager)
- Pay COU fee (first installment)
- Pay inspection fee when invoiced
Why Pinellas County is Doing This
According to the County's press release, the COU and inspection program exists to:
- Keep neighborhoods safe and peaceful
- Ensure STRs meet basic life-safety standards (egress, smoke alarms, pool safety)
- Address noise and parking issues before they escalate
- Support tourism while maintaining quality of life for residents
The ordinance includes posting requirements, maximum occupancy and parking formulas, quiet hours, and biannual inspections to achieve these goals.
Expert Perspective: Troy Nowak, Broker/PM/Investor
Windows & Egress
"We're seeing a lot of older 'bedrooms' not meeting egress. The County's 12-month grace for permitted replacement windows helps, but I'm advising owners to get egress handled before renewal to avoid occupancy hits. A non-compliant bedroom = lower occupancy = less rental income."
Pool Safety
"A compliant floating pool alarm is a legit safety path under ASTM F2208—great when fencing is hard or HOA-sensitive. I've helped several clients avoid $5,000+ fence projects by going this route."
Operations
"Post the County STR Notice at the door, mirror the rules in your listing and house manual, and keep a parking diagram in your welcome book. It shows guests—and inspectors—that you're serious about compliance."
Quick Math for Occupancy & Parking
Use these formulas to calculate your limits:
Occupancy Formula
Occupancy = min(10, 2 × bedrooms + 2)
Examples:
- 2 bedrooms: 2 × 2 + 2 = 6 guests
- 3 bedrooms: 2 × 3 + 2 = 8 guests
- 4 bedrooms: 2 × 4 + 2 = 10, capped at 10 guests
- 5+ bedrooms: Still capped at 10 guests
Parking Formula
Parking Spaces = ceil(guests ÷ 3)
Examples:
- 6 guests: 6 ÷ 3 = 2 spaces
- 7 guests: 7 ÷ 3 = 2.33, round up to 3 spaces
- 10 guests: 10 ÷ 3 = 3.33, round up to 4 spaces
Related Resources on Our Site
Explore more about Pinellas County real estate and short-term rental strategies:
- How to Obtain a Certificate of Use for Short-Term Rentals in Unincorporated Pinellas County – Step-by-step COU application guide
- Short-Term Rental Specialist Realtor: Maximize Your ROI – Professional STR management and consulting
- Moving to Pinellas County: Complete 2025 Guide – Neighborhood overviews and market insights
- St. Petersburg ADU Guide – Boost property value with accessory dwelling units
Essential External Links & Resources
Official County Resources
- Pinellas County STR Program Hub – Deadlines, rules, forms
- COU Application Instructions (with screenshots)
- Inspections Page (what inspectors look for)
- Inspection Requirements (code excerpts PDF)
- Inspection Checklist (what's on the clipboard PDF)
- Fillable STR Notice (post in unit PDF)
- Press Release (policy details & fees)
- Address Lookup Tool (check if property is unincorporated)
Code & Legal References
- Pinellas County Housing Code §22-300 – Bedroom size and dwelling space requirements
- Florida Statutes §515.27 & §515.29 – Pool safety law (ASTM F2208 pool alarm option)
State Licensing & Tax
- DBPR Vacation Rental Licensing Guide – State license thresholds and types
- Florida Department of Revenue (Sales Tax) – Register for sales tax collection
- Pinellas County Tax Collector (Tourist Development Tax) – Register for TDT collection
Final Reminders to Keep You Out of Trouble
This Program Covers Unincorporated Pinellas Only
Many cities in Pinellas County have different or stricter STR rules—some prohibit short-term rentals entirely. Confirm jurisdiction before you buy or list a property.
You Need BOTH State and County Licenses
- State DBPR license (DWE or CND)
- County COU
Keep both numbers in all your advertisements.
Tax Compliance Is Your Responsibility
Even if platforms like Airbnb collect some taxes automatically, you are responsible for full compliance and remittance of:
- Florida sales tax (6%)
- Pinellas County local surtax (1%)
- Pinellas Tourist Development Tax (6%)
Register with the Florida Department of Revenue and Pinellas Tax Collector.
Budget for Egress & Pool Compliance
Most first-time failures are due to:
- Non-compliant egress windows (size, sill height, or clear opening)
- Missing or non-compliant pool safety features
Fix these BEFORE your inspection—not after.
Ready to Navigate Pinellas County STR Compliance?
Operating a short-term rental in Pinellas County can be highly profitable—but only if you stay compliant with the new COU and inspection requirements.
Whether you're a first-time host or a seasoned investor, our team has the expertise to help you:
✅ Pass your STR inspection on the first try
✅ Maximize occupancy and rental income
✅ Navigate local regulations and zoning
✅ Set up compliant operations and tax collection
✅ Find and evaluate new STR investment opportunities
Don't Risk Fines or Rental Suspension! 👉 Contact us today for a free consultation with a licensed broker who specializes in short-term rental compliance and investment strategies.
Troy Nowak is a licensed Florida real estate broker, property manager, and STR investor based in Pinellas County. He has helped dozens of hosts navigate the new COU inspection program and maximize their rental income while staying compliant.
About Mangrove Bay Realty
Mangrove Bay Realty is a full-service real estate brokerage specializing in short-term rental investments, property management, and buyer/seller representation in Pinellas County, Florida.
Our team provides:
- STR compliance consulting and COU application assistance
- Property sourcing and investment analysis
- Full-service property management
- Marketing and listing optimization
- Tax and operational setup guidance
Serving St. Petersburg, Clearwater, Largo, Indian Rocks Beach, and all of Pinellas County.
📞 Call us: (727) 555-0123 (placeholder—update with real number)
📧 Email: contact@mangrovebayrealty.com
🌐 Visit: mangrovebayrealty.com
Last Updated: January 15, 2025
Disclaimer: This guide is for informational purposes only and does not constitute legal advice. STR regulations are subject to change. Always verify current requirements with Pinellas County Code Enforcement and consult a qualified attorney for legal guidance.