A property management company runs 40 long-term units across Atlanta. Two owners want to switch a unit each to Airbnb. A tenant has already listed a bedroom on Vrbo. And a new client asks whether the city's two-property limit still applies. All three questions turn on the same local law: Atlanta's Short-Term Rental Ordinance, which the City Council amended in September 2026.

Renting all or part of a dwelling unit in the City of Atlanta for 30 consecutive days or less requires a Short-Term Rental License (STRL) from the Department of City Planning. The license costs $150, is renewed annually, and its number must appear on every listing. Under Ordinance 20-O-1656, an owner or long-term tenant may currently license only their primary residence plus one additional dwelling unit. In September 2026, the City Council voted 9-5 to remove that primary-residence-plus-one restriction. The amendment takes effect January 1, 2027.

Long-term leases in Atlanta follow Georgia state law, and Georgia prohibits cities from enacting rent control. That makes short-term rental licensing the city's main added layer for residential managers. Because the rules are changing, confirm current requirements with the Department of City Planning before converting, acquiring or underwriting any unit.

Must Read: Georgia Landlord-Tenant Law Under O.C.G.A. Title 44: What Property Managers Must Know

Here is what this guide covers:

1. Atlanta short-term rental rules at a glance

2. What the Atlanta STR ordinance requires

3. The primary residence rule and the amendment effective January 1, 2027

4. Using a short-term rental agent

5. When a long-term tenant wants to run a short-term rental

6. HOA, condo and neighborhood restrictions

7. Taxes, renewals and listing requirements

8. Atlanta Housing Code exposure for multifamily owners

9. A compliance checklist for property managers

10. Penalties and enforcement

Atlanta Short-Term Rental Rules at a Glance

What the Atlanta Short-Term Rental Ordinance Requires

Atlanta's rules come from Ordinance 20-O-1656, the City of Atlanta Short-Term Rental Ordinance. The City Council adopted it on March 15, 2021, and it is codified in Part 20 of the Atlanta Land Development Code. According to the city, the rules took effect on March 1, 2022, and enforcement provisions took effect on March 5, 2023.

The core requirement is simple: no one may rent all or part of a dwelling unit as a short-term rental in the City of Atlanta without first obtaining an STRL. Applications go through the city's online portal. They typically require:

• proof of ownership or a lease

• proof of primary residence

• notarized affidavits

• neighbor notification

• written house rules

The ordinance applies within Atlanta city limits. Neighboring jurisdictions have their own rules; DeKalb County, for example, adopted its own STR ordinance in 2025. Property managers with metro Atlanta portfolios should confirm which jurisdiction each address sits in before applying any rule set.

The Primary Residence Rule and the Amendment Effective January 1, 2027

This is the part of Atlanta STR law that matters most to property managers and investors right now.

The rule through December 31, 2026. Under the ordinance as adopted, an owner or long-term tenant may obtain an STRL for their primary residence and one additional dwelling unit. The primary residence must be registered first. After that, the licensee can choose to rent the primary residence, the additional unit or both.

Under the current ordinance, the license framework starts with an Atlanta primary residence. An owner whose primary residence is outside Atlanta therefore has no Atlanta primary residence to register first. An owner with three intown properties can license at most two.

The September 2026 amendment. In September 2026, the City Council adopted an ordinance by Council member Matt Westmoreland. It removes the language limiting hosts to their primary residence plus one additional property. The vote was 9-5, and the change takes effect January 1, 2027. An amendment to keep a two-unit cap failed.

WABE reported that Westmoreland said removing the residency requirement was needed so the Department of City Planning can fully enforce the law. City officials had been wary of enforcing the residency rule after a 2022 federal appeals court ruling against a similar requirement in New Orleans. Westmoreland also said the 2021 ordinance had never been enforced in practice.

What this means for managed portfolios:

• Through December 31, 2026, the primary residence plus one limit remains the written rule. Do not license or list units that exceed it.

• From January 1, 2027, entity and investor owners may be able to license more units. Every unit will still need its own license, agent, house rules and tax compliance.

• Enforcement is the bigger change. The amendment was intended to clear the way for enforcing the existing STR requirements. Unlicensed listings that went unnoticed before are more likely to be cited.

• Further changes are likely. Several council members said they want caps or additional restrictions. A separate bill to create an Office of Short-Term Rentals and regulate booking platforms remains held in committee.

Using a Short-Term Rental Agent

The ordinance requires every STR owner to designate a short-term rental agent on the license application. If the agent changes, the city must be notified within 10 business days.

For property management companies, this is the key operating role. When a manager applies for or operates a license on the owner's behalf, the application needs the city's short-term rental agent affidavit and authorization. If the management agreement ends or the property changes hands, the agent designation must be updated with the city within that 10-business-day window.

Managing STRs for others in Georgia also raises real estate licensing questions under GREC rules. Confirm your company's licensing position before taking on STR management.

When a Long-Term Tenant Wants to Run a Short-Term Rental

Atlanta differs from many cities here. The ordinance allows a long-term tenant, not just an owner, to obtain an STRL for their primary residence. A tenant can therefore hold a valid city license on a unit you manage.

That makes the lease, not the city, the main control:

• Decide your policy. State clearly whether subletting or short-term rental of the unit is prohibited, allowed with written consent, or allowed with conditions.

• Require consent in writing. If you allow it, require the tenant to provide their STRL number, house rules and proof of insurance before listing.

• Search for listings. Check Airbnb and Vrbo for your addresses regularly. A listing without an STRL number is unlicensed under city rules.

• Treat unauthorized listings as a lease violation. Document the listing and send written notice. If the breach continues, proceed through Georgia's dispossessory process.

Also Read: Dispossessory Proceedings in Georgia: Why Getting the Process Right Is Everything

HOA, Condo and Neighborhood Restrictions

A city license does not override private restrictions. The ordinance preserves the Atlanta Zoning Ordinance, the Housing Code and the Building Code. It also preserves any private lease, covenant or condominium rule that already bars short-term rentals. Many condo bylaws and HOA covenants ban rentals of less than 30 days, and some set even longer minimums.

Neighborhood-level restrictions are also appearing. In August 2025 the City Council passed a short-term rental ban in the Home Park neighborhood. It has also considered, and rejected, bans in other areas. Before licensing a unit, check the neighborhood's current status as well as the building's governing documents.

Taxes, Renewals and Listing Requirements

Taxes. Atlanta applies an 8% hotel-motel tax to qualifying STR bookings. Other state and local taxes and fees may also apply. The combined amount depends on the booking, the platform and which taxes the platform remits. Some platforms collect certain taxes automatically. Managers should confirm which taxes each platform remits for each unit, file any remainder under the owner's account, and verify current obligations with a Georgia tax professional.

Renewals. The STRL must be renewed annually. The Department of City Planning emails a reminder 30 days before the current license expires. That window is short, so track expiration dates independently rather than relying on the email.

Listings. The STRL number must be shown on every short-term rental listing. Airbnb may prompt Atlanta hosts for the number and can remove listings without one.

Atlanta Housing Code Exposure for Multifamily Owners

Short-term and long-term units in Atlanta are both subject to the Atlanta Housing Code. In 2023 the City Council adopted ordinance 23-O-1687, amending the Housing Code to set a maximum fine of $1,000 and graduated sentencing for owners of multifamily properties found guilty or liable for Housing Code violations. This applies to corporate entities as well as individual owners.

For STR units, code violations and nuisance complaints also feed into license enforcement. Qualifying violations can lead to suspension or revocation of an STRL.

Atlanta STR Compliance Checklist for Property Managers

For each Atlanta STR unit, track:

• Address and confirmation that it is inside Atlanta city limits

• STRL number, issue date and expiration date

• License holder (owner or long-term tenant) and primary residence status through December 31, 2026

• Designated short-term rental agent and date the city was last notified

• Agent affidavit and owner authorization on file

• HOA, condo and neighborhood restrictions

• Neighbor notification and house rules on file

• Proof of insurance and expiry

• Hotel-motel tax filing status and which taxes the platform remits

• STRL number shown on each active listing

• Open complaints, citations or Housing Code violations

For managers running more than a handful of these units, the risk is rarely one missed rule. It is one missed date across many units. Keeping license, agent, insurance and tax status in portfolio-level compliance reporting makes upcoming expirations and gaps visible before the city finds them.

Penalties and Enforcement

Atlanta's enforcement consequences depend on the type of violation and the applicable city requirements. The table below summarizes the ordinance framework. Implementing rules after January 1, 2027, or the facts of a particular case, may affect how it applies.

Complaints about short-term rentals can be filed with the Department of City Planning's STR office. The September 2026 amendment was intended to clear the way for enforcing the existing STR requirements once it takes effect on January 1, 2027.

Common Atlanta STR Compliance Mistakes

1. Assuming the two-property limit is already gone.
The amendment takes effect January 1, 2027. Until then, follow the current rule.

2. Assuming no one enforces the ordinance.
The amendment exists specifically to enable enforcement.

3. Forgetting to update the agent designation.
The city must be notified within 10 business days of any agent change.

4. Ignoring tenant-held licenses.
Tenants can legally obtain an STRL, so the lease must say whether they may use it.

5. Relying on the 30-day renewal email.
The window is short. Track expiration dates yourself.

6. Leaving the STRL number off listings.
Every listing must show it.

7. Applying City of Atlanta rules outside city limits.
DeKalb County and nearby cities have their own ordinances.

8. Treating the city license as overriding HOA rules.
Private covenants and condo rules still apply.

Conclusion

Atlanta's short-term rental rules are in transition. Through December 31, 2026, the written rule is still the primary residence plus one additional unit. The September 2026 amendment removes that restriction from the ordinance, effective January 1, 2027. From that point, the city is expected to enforce the remaining STR requirements, including licensing, agent designation, house rules, listing numbers and applicable nuisance standards.

For property managers, the practical takeaway is the same either way. Each STR unit needs its own license, agent designation, tax account and renewal date, tracked at the unit level. Long-term leases also need a clear policy on tenant-held licenses. Managers who build that discipline now will be ready when enforcement starts. Those who wait for the rules to settle may find their first citation arrives before the final version does.

Frequently Asked Questions

1. Do you need a license for a short-term rental in Atlanta?
Yes. Renting all or part of a dwelling unit in the City of Atlanta for 30 consecutive days or less requires a Short-Term Rental License from the Department of City Planning.

2. How much does an Atlanta STR license cost?
The STRL fee is $150. The license must be renewed annually, and the city emails a reminder 30 days before expiration.

3. How many short-term rentals can one person operate in Atlanta?
Through December 31, 2026, one owner or long-term tenant can license their primary residence plus one additional dwelling unit. The City Council voted in September 2026 to remove that limit, effective January 1, 2027.

4. Can an out-of-town investor get an Atlanta STR license?
Not under the current rule, which starts with an Atlanta primary residence. The September 2026 amendment removes that requirement effective January 1, 2027. From then, owners whose primary residence is outside Atlanta may be able to apply, subject to the rest of the ordinance.

5. Can a long-term tenant get an Atlanta STR license?
Yes. The ordinance allows a long-term tenant to obtain an STRL for their primary residence. Landlords should state in the lease whether short-term rental of the unit is permitted.

6. Does the STRL number have to appear on the listing?
Yes. The license number must be displayed on all short-term rental listings.

7. What taxes apply to Atlanta short-term rentals?
Atlanta applies an 8% hotel-motel tax to qualifying short-term rental bookings. Other state and local taxes and fees may also apply, depending on the booking and which taxes the platform remits.

8. What happens if you operate without an Atlanta STR license?
The city issues citations. Under the ordinance, it also imposes a mandatory one-year waiting period before a new license application will be accepted or considered.

Disclaimer: This blog is intended for general informational purposes only and does not constitute legal advice. Atlanta's short-term rental ordinance was amended in September 2026, with the change taking effect January 1, 2027, and further changes are possible. Property managers should confirm current requirements with the City of Atlanta Department of City Planning and consult a qualified Georgia attorney before making compliance or acquisition decisions.