Pinellas County's New STR Inspections (Unincorporated Areas): What Hosts Must Do in 2025

What hosts must do in 2025—deadlines, fees, rules, and how to pass first try

Who this applies to: Whole-unit rentals in unincorporated Pinellas County offered <30 days more than 3x/year (or advertised as regularly rented) must have a Certificate of Use (COU) and pass safety inspections. Room-only rentals in an owner-occupied home are not in scope.

Key Dates (2025 Rollout by ZIP) 🗓️

Apply for your COU by:

Sept 15, 2025 — ZIPs 34677–34698; 33759; 33761; 33763; 33765
Oct 15, 2025 — ZIPs 33702–33715; 33781; 33782
Nov 15, 2025 — ZIPs 33755; 33756; 33760; 33762; 33764; 33770–33778

Deadlines apply only in unincorporated Pinellas. Not sure if a property is in or out? Use the County's address lookup tool.

Background: The Board adopted the updated STR ordinance in March 2025 and opened COU applications March 31 (initially with earlier deadlines that were later extended to the dates above).

Fees You Should Budget 💳

COU (initial): $450 (split into two payments in year one)
Inspection (initial): $150 (if you fail, $100 re-inspection)
COU renewal (annual): $450
Biannual re-inspection: $100 (inspection cycle is every 2 years)

If you fail an inspection: you'll get a correction notice and must complete a re-inspection within 30 days; re-inspection fee $100.

Penalties for not registering/renewing: the County can issue citations and daily fines for noncompliance. (Exact amounts are enforced under the County's code; bottom line—don't risk it.)

What Inspectors Actually Check (and How to Pass) 🧰

1) Bedrooms (definition & egress)

To count as a bedroom for occupancy, the room must:

Be ≥70 sq ft (site-built; ≥50 sq ft manuf. home) with 7 ft min ceiling in habitable areas.
Be along an exterior wall, have a closet, and have a door (or a doorway where a door can be reasonably installed).
Have an emergency escape & rescue opening (EERO) to outside (window or door) that meets Florida Building Code (FBC) R310:
- Min net clear opening 5.7 sq ft (5.0 sq ft at grade-floor)
- 24" min clear height
- 20" min clear width
- Sill ≤44" above floor

New allowance for replacement windows: If your existing replacement windows were permitted, you get up to 12 months to bring EERO into compliance; EERO must meet code before your COU renewal. (Huge for older stock.)

Troy's take: Egress windows are the #1 tripwire. We've seen many "bedrooms" fail on egress dimensions or sill height. Budget time/cost for compliant units, and leverage the 12-month grace if you have permitted replacements—but don't wait, because you must be compliant by renewal.

2) Smoke & Carbon Monoxide alarms

Smoke alarms: in every bedroom, outside each sleeping area, and on each story; new battery units must have 10-year non-replaceable batteries.
CO alarms (if gas appliances, fireplace, or attached garage): within 10 ft of each sleeping room; can be stand-alone or combo units.

3) Pools & spas (pick one safety path)

Your STR with a pool must have at least 1 of these Florida Residential Swimming Pool Safety Act options to pass:

A 4-ft isolation barrier meeting §515.29; or
An approved safety pool cover; or
Exit alarms on all doors/windows providing direct access; or
Self-closing, self-latching devices on all doors to the pool; or
A pool alarm placed in the pool that meets ASTM F2208 (surface/pressure/sonar/laser/IR). (Wearable child alarms don't count.)

Troy's take: Yes—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.

4) Minimum dwelling space (affects occupancy math)

150 sq ft for the first occupant + 100 sq ft per additional (total habitable area),
≥70 sq ft for a 1-person sleeping room; ≥50 sq ft per person for shared rooms.

Inspector resources (share with vendors):

Operating Rules You Must Follow After You Pass ✅

Occupancy

2 guests/bedroom + 2 in one common area, max 10 total (all ages count). Examples:

2BR → up to 6 guests
3BR → up to 8
4BR+ cap at 10

Parking

1 off-street space per 3 guests, rounded up; lawn parking doesn't count. (7 guests → 3 spaces.)

Quiet hours

10:00 p.m. – 9:00 a.m. daily (post it!)

Post the County's one-page STR notice

By the main entrance with: responsible party contact, occupancy, parking sketch, trash/recycling days, nearest hospital, and the 24/7 rental hotline. (Use the county's fillable template.)

Advertising rule

Listings must include both your State DBPR license and County COU number.

Taxes

Collect/remit Florida sales tax (6% + 1% local surtax in Pinellas = 7%) and Pinellas Tourist Development Tax (6%)—total 13% combined in most cases. (Register with DOR and the Pinellas Tax Collector.)

Renewal cadence

COU renews annually; re-inspection every 2 years.

Complaints/Noise

Neighbors will be directed to call (727) 353-2436 (24/7 STR hotline) and the Sheriff for noise; have your response plan dialed in.

How to Apply (Step-by-Step) 🧾

Create accounts in the Pinellas Access Portal (owner & agent if used). Owner can delegate permissions.
Start the COU application (Code Enforcement tab → "File/Maintain a Short-Term Rental Certificate of Use").
Upload required docs:
- Parking plan (count + sketch),
- Proof of ownership (recorded deed or Property Appraiser profile—not a tax bill),
- Active DBPR license (DWE or CND),
- Owner/Agent affidavits (if you're using a manager).
Pay the COU fee (first installment). Staff will review and then invoice the inspection fee.
Schedule inspection after paying the inspection invoice (County will call to set a time).

Tip: Print & post the County's STR Notice (fillable) before the inspector arrives, and have detector manuals/labels handy; it speeds the visit.

Troy's Pro-Tips from the Field 💡

Egress windows

If a "bedroom" lacks a compliant EERO, the inspector will not count it—your occupancy and parking minimum (1 per 3 guests) will drop. If you've got permitted replacement windows, the 12-month compliance window is a lifesaver—but you still need them fixed before your first COU renewal.

Pool safety

For tight backyards or tricky fences, a floating pool alarm certified to ASTM F2208 is a legit path to compliance. Keep the device paperwork (or certification marking) on file.

Parking sketch

Draw it to scale in your app packet; label driveway dimensions and garage bays that count. This avoids occupancy downgrades later.

House rules alignment

Your listing must reflect County limits—don't advertise >10 guests or more vehicles than your plan. Keep quiet hours in your check-in message and the front-door notice.

Unincorporated vs city

Cities have their own regimes (some very strict). Always confirm the property is unincorporated before promising an STR plan; the Realtor Association page is a handy starting directory.

FAQ You'll Get from Owners (with Quick Answers)

"I only rent a spare room in my house."

COU not required for owner-occupied room rentals, but all other rules (noise, parking, etc.) still apply.

"Can my manager be the 'responsible party'?"

Yes—upload the Owner and Agent affidavits with the application (one per unit).

"Can I transfer my COU when I sell?"

No. The buyer must apply within 30 days of purchase.

"What happens if I fail?"

You get a printed correction list; re-inspection within 30 days ($100 fee).

One-Page "Pass Your First Inspection" Checklist ✅

Bedrooms: exterior-wall location, closet + door, verify EERO dimensions and sill height; measure now so there are no surprises.
Smoke/CO: install to locations above; new battery detectors are 10-year sealed.
Pools: choose 1 safety option; if using an in-pool alarm, confirm ASTM F2208.
STR Notice: printed & posted at entry (fill in occupancy, parking sketch, trash days, nearest hospital, hotline).
Parking plan: counts/spaces match occupancy math (1 per 3 guests, rounded up).
Docs in portal: deed/PA profile, DBPR license (DWE/CND), affidavits if using an agent.

Links You Should Use 🔗

Why the County is Doing This (Your "Why It Matters" Paragraph)

Pinellas says the COU + inspection program exists to keep neighborhoods safe and peaceful, ensure STRs meet basic life-safety standards, and address noise/parking issues before they start—while still supporting tourism. That's also why the ordinance includes posting requirements, maximum occupancy & parking math, quiet hours, and biannual inspections.

From Troy Noah, 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."

Pools

"A compliant floating pool alarm is a legit safety path under ASTM F2208—great when fencing is hard or HOA-sensitive."

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."

Quick Math Crib Notes You Can Publish 📊

Occupancy = min(10, 2 × bedrooms + 2) → e.g., 3BR = 8; 4BR = 10 (cap).
Vehicles = ceil(guests ÷ 3) → e.g., 7 guests = 3 spaces.

Final Reminders (to Keep You Out of Trouble) ⚠️

This program covers unincorporated Pinellas only. Many cities in the county have different or stricter STR rules—confirm jurisdiction before you buy or list.
Your State DBPR license is required in addition to the County COU. Keep both numbers in your ads.
Taxes: register for Florida sales & use tax and Pinellas TDT; some platforms collect some taxes, but you're responsible for full compliance and remittance.

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.

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
Pinellas County Short-Term Rental Inspections: Complete 2025 Guide – Comprehensive inspection 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

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.

📞 Contact us for a consultation
🌐 Visit: mangrovebayrealty.com

Last Updated: January 20, 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.

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