Savannah does not ban short-term rentals everywhere. It limits them by district, zoning classification and ward.
You check your address, file the paperwork and handle taxes. You arrange local people for cleaning and repairs. BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and creates cleaning and repair tasks after checkout. It does not check zoning, obtain approvals, perform physical work or replace the city’s rental agent.
What Is Banned or Limited
The city’s definition.
“The City of Savannah defines a short-term vacation rental (STVR) as an accommodation for transient guests where, in exchange for compensation, a residential dwelling unit is provided for lodging for a period of time not to exceed 30 consecutive days. The short-term rental of a room within a dwelling unit is regulated separately as a “bed and breakfast homestay.” To operate legally within the city, STVR managers must complete an application process and secure a STVR certificate.”
Source: Savannah STVR page
What this means for you: A paid stay of 30 days or less counts as a short-term vacation rental. Renting the whole unit needs a certificate. Renting just a room is a different category with its own rules.
The per-ward cap.
“Within the Downtown and Victorian districts, new STVRs in residential areas (see figures 7.5-1 and 7.5-2) are subject to a cap of 20% of residential parcels within each ward, which is a historic division of the city roughly corresponding to a square with its surrounding blocks. Owner-occupied parcels are exempt from this cap. Applications filed before September 28, 2017 are “grandfathered” and can be renewed.”
Source: Savannah STVR page
What this means for you: In the Downtown and Victorian districts, new rentals in residential areas face a 20% cap per ward. A ward is a historic division of the city. Owner-occupied parcels are exempt from the cap only. Applications filed before September 28, 2017 can be renewed.
The exemption’s definition.
“Owner-occupied property refers to real property which contains one or more dwelling unit(s) where the principal dwelling unit must be occupied by the property owner and constitute his/her primary and usual place of residence. The dwelling units must share the Property Identification Number assigned by the Chatham County Board of Assessors.”
What this means for you: Your main home on the property must be your primary and usual residence. The units must share one parcel number. The exemption is from the cap only.
The waiting list.
“Any property owner wishing to apply for a non-owner occupied STVR certificate in the wards that have reached the 20% cap should submit the STVR Waiting List Form. The City will contact the wait list applicant when an opening in the ward occurs. The waiting list is maintained on a first-come, first served basis.”
Source: Savannah STVR regulations
What this means for you: If your ward is full and you are not owner-occupied, you can submit the waiting list form. Placement does not mean an opening exists or give a date. Check the city’s live ward list.
Where Short-Term Rentals Are Allowed
The permission statement.
“STVRs are permitted within the short-term vacation rental overlay district, which includes the Downtown, Victorian and Streetcar local historic districts. Outside of this overlay, they are only permitted in certain Business and Agriculture zoning classifications (B-C, B-N, B-L and A-1).”
Source: Savannah STVR page
What this means for you: Rentals are allowed in the overlay district and in four zoning categories outside it. The full list is in the quote above. Permission by zone is not approval of your address.
One district’s condition.
“In the TN-2 district, a short-term vacation rental use is limited to parcels with two (2) or more dwelling units where at least one (1) dwelling unit is owner-occupied.”
What this means for you: In the TN-2 district, a rental needs a parcel with 2 or more dwelling units. At least 1 unit must be owner-occupied. A single-unit TN-2 parcel does not qualify.
How to Check Your Address
Two official tools exist: the city’s ArcGIS map and the city’s application portal.
“For zoning eligibility questions and/or off-street parking requirements regarding STVR operations since the implementation of NEWZO, September 1, 2019, please submit request for a Zoning Confirmation Letter (Request Fee $50.00). Keep in mind that historical zoning takes precedence after NEWZO, as reflected in Sec. 7.5 Short-term Vacation Rental Overlay District, was implemented for STVR operations, see the residential overlay map STVR_NewData (arcgis.com).”
Source: Savannah regulations page
What this means for you: If your address or parking is unclear, request the letter for the stated fee. Historical zoning takes precedence after NEWZO, effective September 1, 2019. The map does not approve an application or show every legal option outside the overlay. If unsure, ask the city with your full address and proposed use.
What the City Requires Where Rentals Are Allowed
The business tax certificate.
“No person shall rent, lease or otherwise exchange for compensation all or any portion of a dwelling unit as short-term vacation rental, as defined in section 8-10011, without first obtaining a business tax certificate from the revenue director and complying with the regulations contained in this section. No certificate issued under this chapter may be transferred or assigned or used by any person other than the one to whom it is issued, or at any location other than the one for which it is issued.”
What this means for you: You cannot rent for money without a business tax certificate and this chapter’s rules. The certificate is tied to one person and one location. It cannot be transferred, assigned or used elsewhere.
Annual application and fees.
“Applicants for a short-term vacation rental certificate shall submit, on an annual basis, an application for a short-term vacation rental certificate to the tourism management and ambassadorship director of the City of Savannah.”
Source: Current Savannah Code Sec. 8-11013
“Non-refundable new STVR application fee $400.00”
Source: Savannah STVR page
“Non-refundable annual renewal application fee $250.00”
Source: Savannah STVR page
What this means for you: You apply every year to the city office named in the quote. Both fees are non-refundable. Budget for them and set a reminder before renewal.
The rental agent.
“Short-term vacation rental agent means a natural person designated by the owner of a short-term vacation rental on the short-term vacation rental certificate application. Such person shall be available for and responsive to contact at all times and someone who is customarily present at a location within the city for purposes of transacting business.”
Source: Current Savannah Code Sec. 8-11011
“A property owner may serve as the short-term vacation rental agent. Alternatively, the owner may designate a natural person as his or her agent who is over age 18.”
Source: Current Savannah Code Sec. 8-11014
“however there shall only be one such agent for a property at any given time.”
What this means for you: The agent is a real person named on your application. They must be reachable at all times and customarily present in the city. You can serve yourself, or name a person over 18. Only one agent per property is allowed. BnBGenius does not replace this role.
Agent duties.
“Appear on the premises of any short-term vacation rental unit within two hours following notification from the city of issues related to the use or occupancy of the premises.”
Source: Current Savannah Code Sec. 8-11014
“Monitor the short-term vacation rental unit for compliance with this chapter.”
Source: Current Savannah Code Sec. 8-11014
“If the rental agent changes, the property owner shall notify the City of Savannah within five business days.”
What this means for you: The agent must appear within 2 hours after the city gives notice of an issue. That duty follows city notice, not every guest message. The agent also monitors compliance. Report an agent change within 5 business days.
Occupancy limits.
“The number of occupants shall not exceed four (4) adults for dwelling units with no more than two bedrooms; for dwelling units with three or more bedrooms, the number shall not exceed two (2) adults per bedroom for any new short-term vacation rental certificate issued after September 28, 2017.”
What this means for you: For units with no more than 2 bedrooms, the limit is 4 adults. For 3 or more bedrooms, it is 2 adults per bedroom. A 3-bedroom unit allows 6. This counts adults and covers certificates issued after September 28, 2017.
Parking and the posted agreement.
“The number and location of parking spaces allotted to the premises;”
Source: Current Savannah Code Sec. 8-11013
“A written exemplar rental agreement, which shall consist of the form of document to be executed between the owner and occupant(s), which shall contain the following provisions and which shall be posted in the short-term vacation rental unit:”
What this means for you: State the number and location of parking spaces. Prepare the exemplar rental agreement and post it in the unit. Check the city’s full requirements before filing.
Insurance proof.
“Proof of insurance is required and must indicate the premise is used as a short-term vacation rental for all new and renewing applications.”
Source: Savannah regulations
What this means for you: Your proof of insurance must show the premises are used as a short-term vacation rental. This applies to new and renewing applications alike.
Adjacent owner notice.
“All of-record property owners adjacent to a proposed short-term vacation rental shall be notified of the use prior to the issuance of an initial short-term vacation rental certificate. Notification shall be issued by the short-term vacation rental applicant and proof of notification provided to the city.”
What this means for you: Before your initial certificate, you must notify all of-record owners of adjacent properties. You send the notice and give the city proof. Plan time for this step.
Advertising requirements.
“Certificate holder shall publish a short-term vacation rental certificate number and exemplar rental agreement in every print, digital, or internet advertisement and any property listing in which the short-term vacation rental is advertised.”
What this means for you: Two items must appear in every ad and listing. These are your certificate number and the exemplar rental agreement. This includes your Airbnb and Vrbo listings. Check both.
Condominium declarations.
“For condominiums, as defined by the Georgia Condominium Act, O.C.G.A. §§ 44-3-70, et seq., provide a copy of the adopted condominium declaration either explicitly permitting leasing of the dwelling unit(s) for less than 30 days or adopted condominium declaration which contains no prohibition on short-term vacation rentals or the leasing of dwelling units for less than 30 days.”
What this means for you: For a condo, give the building’s adopted declaration. It must either permit stays under 30 days, or contain no prohibition on them. Either version works.
Fines and Enforcement
The fine schedule.
“Violations of this chapter are subject to the following fines, which may not be waived or reduced and which may be combined with any other legal remedy available to the city: First violation: $500.00. Second violation within the preceding 12 months: $750.00. Third violation within the preceding 12 months: $1,000.00.”
What this means for you: Fines rise for a second and third violation within 12 months. They cannot be waived or reduced. The city can add other legal remedies.
Repeat violations.
“When a property owner has accumulated three code violations for a particular property within a period of 12 consecutive months, the city shall revoke any pending certificates and reject all applications for the subject premises for a period of 12 consecutive months.”
What this means for you: This rule concerns 3 code violations at one property. They must happen within 12 consecutive months. The city revokes any pending certificates. It also rejects all applications for that property for the next 12 months.
False information.
“Any false statements or information provided in the application are grounds for revocation, suspension and/or imposition of penalties, including denial of future applications.”
What this means for you: A false answer on the form has consequences. You could lose or pause your approval. You could face fines or denial of future applications. Answer every question accurately.
Code violation compliance.
“If a short-term vacation rental unit owner has been cited and found to be in violation of any zoning, building, health or life safety code provision, the owner must demonstrate compliance with the applicable code prior to being eligible to receive a short-term vacation rental certificate.”
What this means for you: You must be cited and found in violation first. Then you must show compliance. Only then can you get a certificate.
The appeal deadline.
“The appeal must be filed with the city manager’s office in writing, within 30 calendar days after the adverse action and it shall contain a concise statement of the reasons for the appeal.”
What this means for you: File the appeal in writing with the office named in the quote within 30 calendar days of the adverse action. State your reasons briefly.
Taxes
Owner tax liability.
“Short-term vacation rental unit owners are subject to state sales tax, city taxes, including but not limited to the hotel/motel tax, and are liable for payment thereof as established by state law and the city code.”
What this means for you: As an STVR owner, you owe the taxes listed in the quote. State law and city code set how you pay them.
The state sales-tax chart.
“Code 000 – The state sales and use tax rate of 4% is included in all jurisdictions other than 803 Fulton (Cent. Yards) and 805 Fulton (S. Downtn).”
Source: Georgia Department of Revenue
“Code Type Jurisdiction Rate”
Source: Georgia Department of Revenue
“025 Chatham 7 L E S”
Source: Georgia Department of Revenue
What this means for you: The state chart, effective October 1, 2026, shows the state rate is included in jurisdiction rates. Chatham’s row shows a combined rate of 7. Do not add the state rate on top of it.
The state hotel-motel fee.
“The state hotel motel fee is a $5.00 per night fee on each calendar night an accommodation is rented or leased by an innkeeper or marketplace innkeeper until the rental becomes an extended stay rental (as referenced below).”
Source: Georgia Department of Revenue
“The accommodation must be furnished to the public for value and provide physical shelter. Some examples include: hotels, motels, inns, cabins, and other short-term rentals managed through online marketplaces.”
Source: Georgia Department of Revenue
“An extended stay rental is the rental of a hotel room for 31 or more consecutive days to the same customer.”
Source: Georgia Department of Revenue
What this means for you: The fee applies each calendar night of a stay. It stops when a stay becomes an extended stay. That means 31 or more consecutive days to the same customer. It covers short-term rentals on online marketplaces. Whether a 31-night stay is allowed at your address is a separate zoning question.
Marketplace collection.
“If I list my home for rent online with a marketplace innkeeper, do I have to collect the fee? No. The marketplace innkeeper must collect and remit the state hotel motel fee on each night of the guest’s stay.”
Source: Georgia Department of Revenue
What this means for you: If you list with a marketplace innkeeper, the marketplace collects and remits the state fee for each night. Read this with the 31-day extended-stay limit above.
The city lodging tax.
“Pursuant to O.C.G.A. §48-13-51 authorizing each municipality in the State of Georgia to impose, levy, and collect an excise tax upon the furnishing for value to the public of any room or rooms, lodging, or accommodations furnished by any person or legal entity licensed by or required to pay business or occupation taxes to the municipality for operating a hotel, motel, inn, lodge, tourist camp, tourist cabin, or any other place in which rooms, lodgings, or accommodations are regularly furnished for value, including short term vacation rental units, there is hereby levied an excise tax on all charges imposed upon the public for the furnishing of any room or rooms, lodgings, or accommodations within the City of Savannah.”
Source: Savannah 2026 Revenue Ordinance
“The hotel/motel tax rate shall be eight percent of taxable charges to the public for lodging accommodations within the City of Savannah.”
Source: Savannah 2026 Revenue Ordinance
What this means for you: The city taxes all charges for lodging within Savannah, including short-term vacation rentals. The rate is 8% of taxable charges. Check each booking for any amount you must collect or remit yourself.
The monthly return.
“Each person or firm collecting said tax shall on or before the twentieth day of each month transmit to the Revenue Department a return showing the total charges for the furnishing of rooms, lodging, and accommodations during the preceding calendar month and the tax amount due, and shall remit the tax levied herein.”
Source: Savannah 2026 Revenue Ordinance
What this means for you: File the return with the Revenue Department on or before the 20th of each month, covering the prior month’s charges and tax due. Set a monthly reminder.
Georgia tax collection.
| Platform | What the platform says it collects in Georgia |
|---|---|
| Airbnb | “State Sales Tax: 4% of the listing price including any cleaning fees, for reservations 89 nights and shorter.” (Source: Airbnb Help) “County/Local Sales Tax: 2% – 5% of the listing price including any cleaning fees, for reservations 89 nights and shorter.” (Source: Airbnb Help) “Hotel-Motel Fee: $5 per night, for the first 30 days of the reservation.” (Source: Airbnb Help) “Local Occupancy Taxes: All locally imposed Occupancy Taxes will be collected on reservations in Georgia. The tax varies by city and county. It is typically 0%-8% of the listing price including any cleaning fees for the first 30 days of the reservation.” (Source: Airbnb Help) |
| Vrbo | “Georgia State and Local Sales Tax The state of Georgia under 90 nights May 1, 2020” (Source: Vrbo Help) “State Daily Fee The state of Georgia July 1, 2021” (Source: Vrbo Help) “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo Help) |
What this means for you: Airbnb lists a state sales tax, a county/local range, a per-night state fee and a generic local occupancy line that varies by city and county. That range is not Savannah’s rate. Vrbo lists state and local sales tax for stays under 90 nights and the state daily fee, with no Savannah city tax row. The dates in its table are collection start dates, not your deadlines. Check each booking for any balance you owe. BnBGenius is not an accounting tool.
If Your Address Qualifies: What BnBGenius Does
Guest messages
BnBGenius answers guest messages on Airbnb and Vrbo 24/7. Read about Airbnb automated messages and Vrbo automated messages.
Reviews
BnBGenius requests a review from the guest and publishes the host’s review. Details are on the reviews page.
Kent Morgan, BnBGenius co-founder, put it this way:
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/reviews
Cleaning and repair tasks
BnBGenius creates cleaning and repair tasks after checkout. Your local people still do the cleaning, repairs and visits. See the tasks page and our guide to managing a cleaning team without text chains.
Kent Morgan again:
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/tasks
Guest calls
BnBGenius answers guest calls with a voice AI agent (Voice Concierge, an add-on). Details are on the voice page.
Kent Morgan’s experience:
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/voice
Upsells
BnBGenius sells gap nights, early check-in and late checkout. Read more about upsells.
Kent Morgan on what this did for his properties:
“BnBGenius filled nine gap nights in the first month. $2.3k we would have lost. Guests got a friendly Airbnb message and we didn’t lift a finger.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/upsells
Telegram and setup
BnBGenius is run from Telegram — see the Telegram page.
Airbnb and Vrbo
Messaging and arrival information.
| Feature | Airbnb | Vrbo | | — | — | | Messaging | “Every reservation automatically creates a group thread where all bookers, co-travelers, hosts and co-hosts can connect.” (Source: Airbnb Help) | “You can send a message to a host through our secure messaging platform.” (Source: Vrbo Help) | | Arrival information | “Guests will see your check-in method (such as smart lock, keypad, or lock box) but they won’t see the detailed check-in instructions until 48 hours before check-in.” (Source: Airbnb Help) | “The welcome guide includes: Host or property manager contact information. Directions to the property. Parking instructions. Access instructions. Check-in and check-out instructions.” (Source: Vrbo Help) “The welcome guide information is emailed to your guests in the language you wrote it in, three days before check-in.” (Source: Vrbo Help) |
What this means for you: Airbnb guests see detailed check-in instructions 48 hours before check-in. Vrbo emails the welcome guide 3 days before check-in, in the language you wrote it in. The platforms differ, so plan messaging for each. Our check-in and check-out message templates can help. BnBGenius answers guest messages on Airbnb and Vrbo 24/7.
How to Start
If your address qualifies, you have two paths for the day-to-day work.
More City Guides
- Airbnb rules in Charleston, SC
- Airbnb rules in Fernandina Beach, FL
- Self-managing an Airbnb in Jacksonville Beach, FL
- Airbnb rules in St. Augustine, FL
Rules and rates last checked on 3 October 2026.
