Do I need a Broker or R/E License to manage STR properties in Georgia?

Question

Do I need to get a Brokers License, Property Management License, or other license in order to provide STR management services?

Nathan Gesner · Answer

Verify with an attorney but I don't find any evidence that a real estate license is required to manage short-term rentals. However, a license is required to sign management agreements between the property manager and the Landlord. You can have an attorney build/sign the lease and then you can manage the property as an unlicensed person as long as all guest stays are less than 30 days long. If a guest stays for more than 30 days, they are a long-term renter and you would require a real estate license for that.

Ryan Moyer · Answer

The state often has no idea. May be different in Georgia, but when I called in Florida originally they basically told me "the laws are available, and you and a lawyer need to interpret them, we can't do that for you". Of course they were extremely confusing to interpret and I think a lot of people interpret them incorrectly.

Worth noting that once I did consult a lawyer, most of the people giving answers on the question online were wrong.

This is just something that is going to require combing through the state law and trying to interpret it, and consulting a lawyer if it's not obvious. Even in cases where it seems obvious, it's often not. For instance in Florida a lot of people think a broker's license is required since the law is clear that property management requires a broker's license, and most people quit there. But if you dig down deeper you find that Florida only considers it "property management" if the average stay is over 30 days. And stays under that (STRs) are actually not defined as property management or real estate activities, but rather hotel lodging dictated by hotel licensing and laws.

Josh Boyd · Answer

As stated, check with your attorney first, but here is a strategy to consider. Have you considered master leasing the property, and then, with the consent of the owner, making the property a STR? We are actually working on a deal where we will master lease several cabins and then airbnb them. Again, we have the consent in writing of the owner. You do not need a license to master lease property in Georgia.

Be advised that you might still need a license from the local government to operate a STR. Different city's have varying laws so check with the local courthouse for due diligence.

Sarah Kensinger · Answer

Here is a site with PM laws by state that you can look over. Many people reference to this site, but it might be a good idea to validate it with the state even though that alone might be some work.

Holly Barrett · Answer

I had a PM in AR tell me my cohost was in violation not having a real estate license...I then went to the state guidelines and could not find any verbiage that substantiated his statements. Are some PM using this as a sales tactic? Or are there truly some states that do not allow cohosts without real estate licenses?

Yu Liu · Answer

There's something called co-hosting that you can do. Basically the income goes to the owner first and then they pay you a percentage of that gross income

Josh Boyd · Answer

You got it!

Michael Baum · Answer

That is called arbitrage @Josh Boyd.

Michael Baum · Answer

Hey @Rosston Smith, have you called the state, county or city to find out? One call should get you an answer.

Do I need a Broker or R/E License to manage STR properties in Georgia?

Do I need a Broker or R/E License to manage STR properties in Georgia?

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