# Short-term rental rules in Savannah, GA

- Status: **HEAVILY REGULATED**
- Last checked: 2026-09-22 (claims cite official sources; items we could not verify are listed below)
- Canonical page: https://strwatch.ai/savannah-ga/

## Summary

Savannah licenses whole-dwelling short-term vacation rentals of 30 consecutive days or less within its STVR Overlay District—covering the Downtown, Victorian, and Streetcar local historic districts—and its zoning table also lists STVRs as limited uses in A-1, B-L, B-N and B-C. Official City pages disagree about outside-overlay eligibility; obtain written zoning confirmation before relying on those permissions. A certificate is required before operation and costs $400 initially and $250 annually; a city business tax certificate is also required. Every listed ward in the Downtown and Victorian districts is currently at its 20% cap for non-owner-occupied residential parcels, so new applicants there must join a first-come waiting list; owner-occupied parcels and qualifying grandfathered certificates receive specified cap treatment. Streetcar TN-2 properties require at least two dwelling units and full-time owner occupancy in the primary unit. Whole-home STVR duties include insurance evidencing STVR use, a 24-hour local natural-person agent who must appear within two hours after City notification of use or occupancy issues, neighbor notice, code compliance, and listing/posting disclosures. Hosted lodging is regulated separately: a homestay is an owner-occupied dwelling renting one bedroom to no more than two adults; bed-and-breakfasts and inns have distinct room-count, occupancy, zoning, and management rules. Guests are subject to Savannah's 8% hotel/motel excise tax, a 7% Georgia and Chatham County combined sales/use tax for July 1 through September 30, 2026, and Georgia's $5-per-night hotel-motel fee.

## At a glance

- Unhosted whole-home rental: Conditional
- Hosted rental (host present): Conditional
- Primary residence required: Not verified
- Guest cap: none verified
- Rules apply to stays under: 31 days

Notes: Savannah defines an STVR as an entire residential dwelling rented for no more than 30 consecutive days; hosted room rentals are separate lodging uses. A bed-and-breakfast homestay is an owner-occupied dwelling renting no more than one code-compliant bedroom to no more than two adult transient guests. A bed-and-breakfast is an owner-occupied single-family dwelling with two to five guest bedrooms, except that TN-2 allows no more than four by right and up to six with a special-use permit. An inn has six to 15 guest rooms and must be owner-occupied or provide 24-hour, seven-day onsite staff. Meals at all three hosted categories are limited to registered guests; an inn's public restaurant, bar, or event space is a separate principal use. These hosted categories require parcel-specific zoning and general business approvals and must not be assumed to follow the whole-home STVR certificate, local-agent, ward-cap or fine provisions described here; confirm the City's classification of the proposed operation. Whole-home STVRs are allowed within the Downtown, Victorian, and Streetcar overlay and, according to one City program page, in B-C, B-N, B-L, and A-1 outside it. However, the City's regulations page expressly limits STVRs to the overlay. The current principal-use table supports STVR limited uses in A-1, B-L, B-N and B-C, subject to sections 8.4.37 and 7.5. The contradictory webpage remains a reason to obtain written zoning confirmation, including historical zoning and parcel-specific conditions. Downtown and Victorian non-owner-occupied parcels are capped at 20% per ward, while owner-occupied parcels are exempt. All currently listed wards are capped. Streetcar TN-2 eligibility requires at least two units on the parcel and owner occupancy of the primary unit. Section 8.4.37 limits occupancy to four adults for units with up to two bedrooms and two adults per bedroom for units with at least three bedrooms; the overlay text dates that formula to certificates issued after September 28, 2017. The applicable limit for an older certificate therefore needs confirmation. The TN-2 use standard also limits STVR use to one dwelling per parcel with the principal dwelling owner-occupied. No single guest limit covers every category. Certificates are not transferable. A qualifying transferee of a grandfathered pre-September-28, 2017 property may reapply within six months without cap denial. Primary-residence requirements depend on the category, so the scalar remains null. Cap protection also includes qualifying applications filed before September 28, 2017, not only certificates already issued then. Grandfathered non-owner-occupied parcels still count toward the ward percentage. Overlay rules prohibit exterior changes or visible evidence of STVR business. The Streetcar code retains an additional two-adults-per-bedroom-plus-two formula, while the City explainer omits the post-2017 date qualifier; the applicable occupancy limit for an older certificate needs City confirmation. The City's undated application guidance excludes business-entity ownership from the owner-occupied category and requires primary-domicile documentation. Chapter 11 accepts the specified homestead evidence or a sworn affidavit with two listed residency documents.

## Requirements

### Short-Term Vacation Rental Certificate (permit)

- Authority: City of Savannah Planning and Urban Design
- Cost: $400 new application; $250 annual renewal, nonrefundable
- Renewal: Expires one year after issuance; renew within the preceding 30 days
- Official source: https://www.savannahga.gov/2332/STVR-Application-Process
- Notes: Apply before operating, with sworn owner/entity and agent information, parking details, code-compliance form, ownership and insurance evidence, agent certification and exemplar rental agreement. Publish the certificate number and agreement in every advertisement/listing. Post the agreement and a legible certificate showing agent contacts, BTC number, maximum occupants and vehicles. A condominium declaration must permit rentals under 30 days or contain no prohibition; separate board authorization is not stated as a universal requirement.

### Business Tax Certificate (license)

- Authority: City of Savannah Revenue Department
- Cost: not verified
- Renewal: Calendar year; expires December 31. Annual return due January 31; ordinance sets payment within 30 days after January 1.
- Official source: https://www.savannahga.gov/2332/STVR-Application-Process
- Notes: After STVR application approval, obtain the BTC and forward a copy before the STVR certificate issues. Exact occupation-tax amount depends on the current revenue ordinance and business facts and is not stated as a single scalar. The STVR-specific approval sequence still requires the BTC before certificate issuance; the general new-business tax payment period is not permission to operate without it.

### 24-hour local STVR agent (other)

- Authority: City of Savannah
- Cost: not verified
- Renewal: Designate with application; report changes within five business days
- Official source: https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=3517
- Notes: The owner may act as agent; an alternative agent must be a natural person over age 18. The agent must be reachable at all times and customarily present in Savannah for business, appear on-site within two hours after City notification about use or occupancy, accept violation notices and monitor compliance. Two or more failures to appear timely for violation complaints may trigger penalties. Only one agent may be designated at a time; changes require written notice and updated contact information.

### Insurance evidencing STVR use (insurance)

- Authority: City of Savannah
- Cost: not verified
- Renewal: Submit with initial and renewal applications
- Official source: https://www.savannahga.gov/2327/STVR-Regulations
- Notes: Initial and renewal insurance evidence must identify STVR use of the property. Minimum limits and policy terms remain unverified.

### Code compliance and neighbor notice (other)

- Authority: City of Savannah
- Cost: not verified
- Renewal: Sworn compliance form with applications; neighbor notice before initial certificate
- Official source: https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=3517
- Notes: Maintain and regularly inspect the unit for zoning, building, health and life-safety compliance; no occupancy while in violation. Before initial certification, notify adjacent owners of record and give the City proof. The notice must identify the address, parking, occupancy, rental agreement, owner and agent contacts. The rental agreement covers legal/noise compliance, nonassignment, occupancy/parking and violation consequences.

### Lodging tax registration and returns (registration)

- Authority: Savannah Revenue Department and Georgia Department of Revenue
- Cost: not verified
- Renewal: City lodging tax and state hotel-motel fee: monthly, due by the following month's 20th
- Official source: https://dor.georgia.gov/state-hotel-motel-faq
- Notes: For the state hotel-motel fee, register the required sales-tax and fee accounts in Georgia Tax Center; file electronically every month, including zero months. A qualifying marketplace innkeeper handles the fee on facilitated bookings. This does not prove collection by every platform or resolve the host's residual filing duties. Savannah requires its separate monthly lodging-tax return; retain supporting records for City examination. Confirm exemptions separately for each tax.

### Hosted lodging classification and business approvals (other)

- Authority: City of Savannah Planning and Urban Design and Revenue Department
- Cost: not verified
- Official source: https://www.savannahga.gov/1648/Additional-Info-for-Specific-Business-Us
- Notes: For a homestay, bed-and-breakfast, or inn, obtain Business Location Approval to confirm the use is allowed in the parcel's zoning district and that the structure meets applicable building and fire codes, then obtain the generally required Business Tax Certificate. A change of use or construction may also require permits and a certificate of occupancy. Homestays allow one code-compliant guest bedroom and two adults. Bed-and-breakfast occupancy is limited by the Fire Code; TN-2 allows up to four guestrooms, or up to six with a special-use permit. Inn occupancy is limited by the Fire Code, and an inn outside D-C, D-CBD, D-W, D-X, and B-M generally must front a collector or arterial unless it predates the zoning ordinance. The City says tourist accommodations, including bed-and-breakfasts, require Chatham County Health Department permitting; food service and pools/spas have separate health-permit categories. Confirm the proposed operation's classification and current county requirements. Alcohol sales require separate review under §8.7.24 and the alcohol-density overlay; inn status is not an alcohol authorization. No separate City homestay permit, homestay fee, or homestay renewal cycle was established by the reviewed sources.

## Taxes

- **Savannah Hotel/Motel Excise Tax**: 8% — applies to Taxable accommodation charges; charged for the first 30 continuous days, not day 31 onward. Article E provides documented casualty-displacement, governmental and diplomatic exemptions.; platform collects: not verified. Source: https://www.savannahga.gov/2328/Local-State-Taxes
- **Georgia state and Chatham County local sales and use tax**: 7% combined for July 1 through September 30, 2026 — applies to Taxable short-term lodging charges sourced to Savannah; qualifying marketplace facilitators must collect and remit on facilitated taxable sales; platform collects: not verified. Source: https://dor.georgia.gov/document/document/general-rate-chart-effective-july-1-2026-through-september-30-2026pdf/download
- **Georgia State Hotel-Motel Fee**: $5 per night per accommodation — applies to Each night through day 30; no fee beginning when uninterrupted occupancy qualifies as a 31-or-more-day extended stay; platform collects: not verified. Source: https://dor.georgia.gov/state-hotel-motel-faq

## Enforcement

- Penalties: Current Chapter 11 sets nonwaivable fines of $500 for a first violation, $750 for a second within the preceding 12 months and $1,000 for a third within that period, alongside other remedies. Three property code violations within 12 consecutive months require revocation of pending certificates and a 12-month application bar. False application information can cause suspension, revocation, penalties or future denial. After a qualifying zoning/building/health/life-safety violation finding, compliance must be demonstrated before certification. Certificate revocation, suspension or denial may be appealed in writing to the city manager within 30 calendar days; a timely appeal stays that certificate action, not every enforcement remedy. The appeal is considered within 30 days unless otherwise agreed in writing, with counsel, evidence and cross-examination rights.
- Platform liability: not verified
- Notes: Savannah provides a 24-hour complaint hotline and online complaint/public-certificate portals. The city tax page directs STVR operators to remit local hotel/motel tax by the twentieth of the following month but does not say whether platforms remit it; platform treatment of the city 8% tax remains unresolved.

## Unresolved research items

- Whether Airbnb/Vrbo collect and remit Savannah's 8% hotel/motel excise tax remains unresolved: the current city page directs STVR operators to remit and is silent on platform treatment. Do not infer local-excise collection from Georgia sales-tax or state-fee marketplace rules.
- The current zoning table lists STVRs as limited uses in A-1, B-L, B-N and B-C, consistent with one City program page but contrary to the regulations page's overlay-only sentence. The table's 44 columns and the STVR row were read with empty cells preserved. Sections 8.4.37 and 7.5 still apply. Obtain written parcel-specific zoning confirmation, including historical zoning, ward location, parking and nonconforming status; the City lists a $50 request fee.
- The Georgia DOR current-quarter chart confirms a 7% combined rate for Chatham County for July 1 through September 30, 2026; the rate must be rechecked against the applicable quarterly chart after September 30, 2026.
- Georgia law requires qualifying marketplace facilitators and marketplace innkeepers to collect the sales tax and state hotel-motel fee. Airbnb's current Georgia help page additionally says it collects state/local sales tax, the $5 fee, and all local lodging taxes on Georgia bookings, but no equivalent current Vrbo source was located; all three collectedByPlatform fields remain null because actual collection cannot be generalized across platforms.
- Business tax certificate amount is fact-dependent under the 2026 Revenue Ordinance and was not reduced to a supported single fee; cost remains null.
- No official source reviewed established an STR-specific platform-liability rule; enforcement.platform_liability remains null.
- No comprehensive official source was located regarding private HOA, condominium, mortgage, or lease restrictions beyond the application requirement to supply the condominium declaration.
- The July 2026 Chatham County moratorium concerned county approvals outside Savannah city limits and is excluded from City of Savannah pending_changes; verify parcel jurisdiction near the boundary.
- No authoritative statewide Georgia STR-preemption provision was identified; the absence of preemption is not asserted as a positive legal claim.
- Primary-residence requirements vary by lodging category; the scalar is null rather than falsely stating that residence is never required. Hosted-room parcel zoning, any construction/change-of-use approvals, Chatham County Health permitting, and tax treatment require property- and operation-specific confirmation.
- Insurance proof identifying STVR use is required, but current minimum coverage limits and policy terms remain unverified.
- Current litigation and enactments not yet incorporated into the posted code remain unverified; an empty pending_changes list is not a finding that none exist.
- Confirm older-certificate occupancy: §8.4.37 states the four-adults/up-to-two-bedrooms and two-adults-per-bedroom/three-plus formula without a date qualifier, while overlay sections 7.5.4–6 qualify new certificates after September 28, 2017 and Streetcar retains an older two-per-bedroom-plus-two provision.
- Lodging-tax exemption eligibility, taxable ancillary charges, marketplace reconciliation and residual host filing duties require booking-specific confirmation; no universal platform-registration waiver is asserted.

## Sources

- Savannah STVR Regulations (official, accessed 2026-09-22): https://www.savannahga.gov/2327/STVR-Regulations
- Savannah STVR Application Process (official, accessed 2026-09-21): https://www.savannahga.gov/2332/STVR-Application-Process
- Savannah STVR main page (official, accessed 2026-09-08): https://www.savannahga.gov/1476/Short-Term-Vacation-Rentals
- Savannah STVR main page with outside-overlay zoning list (official, accessed 2026-09-22): https://www.savannahga.gov/3943/Short-Term-Vacation-Rentals
- Savannah Local and State Taxes (official, accessed 2026-09-21): https://www.savannahga.gov/2328/Local-State-Taxes
- Savannah Code Chapter 11 STVR (official, accessed 2026-09-08): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?pn=0&ajax=0&secid=3517
- Savannah Zoning Ordinance §7.5 STVR Overlay (official, accessed 2026-09-08): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?pn=0&ajax=0&secid=5506
- Savannah STVR renewal and eligibility guidance (undated) (official, accessed 2026-09-22): https://www.savannahga.gov/DocumentCenter/View/30579
- Savannah 2026 Revenue Ordinance (official, accessed 2026-09-21): https://www.savannahga.gov/DocumentCenter/View/36248/2026-Revenue-Ordinance
- Georgia Marketplace Facilitators (official, accessed 2026-09-08): https://dor.georgia.gov/marketplace-facilitators
- Georgia Sales and Use Tax Rate Chart, July 1–September 30, 2026 (official, accessed 2026-09-22): https://dor.georgia.gov/document/document/general-rate-chart-effective-july-1-2026-through-september-30-2026pdf/download
- Georgia State Hotel-Motel Fee FAQ (official, accessed 2026-09-21): https://dor.georgia.gov/state-hotel-motel-faq
- Georgia FET-2021-01 Hotel-Motel Fee (official, accessed 2026-09-08): https://dor.georgia.gov/document/document/fet-2021-01-state-hotel-motel-fee-2021/download
- Savannah current Chapter11: full code text (official, accessed 2026-09-21): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=3517
- Savannah current zoning section7.5: full overlay text (official, accessed 2026-09-21): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5506
- Savannah Zoning Definition — Bed and Breakfast Homestay (official, accessed 2026-09-21): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5979
- Savannah Zoning Definition — Bed and Breakfast (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5980
- Savannah Zoning Definition — Inn (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=6110
- Savannah Zoning Use Standards §§8.4.33–8.4.35 (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5670
- Savannah Business Approval — Specific Uses (official, accessed 2026-09-22): https://www.savannahga.gov/1648/Additional-Info-for-Specific-Business-Us
- Savannah principal-use table, §5.4 (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5319
- Savannah STVR use standards, §8.4.37 (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5673
- Savannah accessory alcohol sales, §8.7.24 (official, accessed 2026-09-22): https://online.encodeplus.com/regs/savannah-ga/doc-view.aspx?ajax=0&secid=5729
- Savannah: Chatham County Health Department permits (official, accessed 2026-09-22): https://www.savannahga.gov/1710/Chatham-County-Health-Department-Permits

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Educational information, not legal advice. Published by STRWatch (Laniakea Technologies LLC).