Airbnb Rules in Columbia: Complete 2026 Compliance Guide for Hosts

Columbia’s short-term rental regulations include a 365-day moratorium on new permits in several residential zoning districts. Existing short-term rental permit holders are able to renew under current regulations but cannot transfer them to new owners. Columbia City Council gave final reading approval of Ordinance 2025-054 on June 17, 2025 and as such all new applications for short-term rentals received after Monday June 9, 2025 are effected by the moratorium.

The city requires both a business license and a separate short-term rental permit before any rental operations can legally commence, creating a dual compliance framework that Columbia City Council enforces through code monitoring.

This guide addresses the legal requirements to operate short-term rentals in Columbia, South Carolina, legally, covering compliance obligations from initial licensing through ongoing operational standards.

What this guide covers:

This comprehensive resource details Columbia’s short-term rental permit requirements, zoning restrictions, business license obligations, responsible local representative requirements and annual renewal procedures. This guide excludes general Airbnb hosting tips, marketing strategies or property management advice unrelated to legal compliance with the city’s ordinances.

Who this is for:

This guide is designed for current Columbia short-term rental hosts seeking compliance guidance, property owners considering entering the STR market, real estate investors evaluating Columbia’s regulatory environment and out-of-area property owners needing local representative guidance. Whether you’re launching your first short-term rental property or ensuring ongoing compliance, you’ll find specific regulatory guidance and actionable requirements.

Why this matters:

Columbia’s 365-day moratorium blocks new residential permits while existing operators face ongoing compliance monitoring. Code enforcement actively monitors vacation rental booking platforms and issues violations for unlicensed operations, with permit violations resulting in potential business closure. Recent ordinance changes following safety incidents demonstrate increased regulatory scrutiny from local authorities.

What you’ll learn:

• Columbia’s zoning restrictions and moratorium scope for short-term rentals

• Complete permit application process with annual application fee structures

• Responsible local representative requirements for distant property owners

• Business license obligations and renewal deadlines under South Carolina rules

• Compliance monitoring and enforcement procedures affecting your STR property

Understanding Columbia’s short-term rental legal framework

Columbia defines short-term rentals as any dwelling unit or portion thereof that is rented for less than 30 consecutive days, distinguishing these properties from hotels, bed and breakfasts, motels and traditional long-term rentals. This classification places short-term rental operations under specific regulatory oversight designed to balance tourism revenue with neighborhood preservation for residents.

The regulatory framework developed through ordinance amendments following safety incidents, with Columbia City Council progressively strengthening oversight requirements. These short-term rental regulations specifically address concerns about community impact while allowing occupancy that supports the local tourism economy.

Current moratorium and zoning restrictions

The 365-day moratorium on new residential zone permits became effective June 17, 2025, fundamentally limiting expansion opportunities for new operators in these Columbia neighborhoods. Permitted zones include commercial districts, mixed-use areas and residential streets with four through lanes, creating geographic restrictions that determine where new permits remain available. Short-term rentals will only be allowed in residential districts if there are at least four through lanes, not including turn lanes, and the street is classified as major arterial, minor arterial or collector in the city's transportation maps.

Grandfathering provisions protect existing permit holders who obtained approval before the moratorium, allowing continued operations under current regulations. Property owners with grandfathered permits maintain their operational rights provided they maintain continuous compliance and submit renewal applications on schedule.

Permit classification system

Columbia distinguishes between owner occupied and non-owner occupied permit classifications, each carrying different fee structures and compliance requirements. Unlike some jurisdictions that prohibit non-owner occupied operations entirely, Columbia permits both categories subject to appropriate licensing.

Columbia City Council defines owner and non-owner occupied STRs as follows:

• Owner-occupied means a dwelling unit that is lawfully classified as owner-occupied by the County and is receiving the 4% special assessment ratio.

• Non-owner-occupied means a dwelling unit that is not owner-occupied and is used and/or advertised for rent for transient occupancy by guests.

The permit system specifically differentiates short-term rentals from hotels, motels and bed and breakfasts, which operate under separate regulatory frameworks. Each short-term rental permit is tied to the specific property and operator pursuant to city ordinance requirements. Columbia City Council's short-term rental permit applications can be found here.

A short-term rental permit will only be issued or renewed to an owner or a responsible local representative having his or her place of residence or business office within 45 miles of the STR property.

Permits for short-term rentals are effective from July 1st to June 30th each year. Renewal applications for short-term rental permits must be received on or prior to July 1st.

Owner-occupied permits cost $100 a year per unit and non-owner-occupied permits cist $250 a year per unit. There is also an annual application fee of $50.

Understanding these foundational legal concepts establishes the framework for navigating Columbia’s specific licensing requirements and application procedures.

Licensing requirements and application process

The licensing process requires comprehensive documentation proving property ownership, zoning compliance and designation of a responsible local representative before any short-term rental operations can legally commence. Hosts must obtain a business license prior to applying for the STR permit, creating a sequential compliance pathway.

Required documentation

Property ownership verification requires deed documentation or, for renters, lease agreements explicitly permitting subletting for short-term rental purposes. Owners must provide zoning compliance verification demonstrating the property location falls within permitted areas under Columbia’s current regulations.

The responsible local representative designation requires identification of a person maintaining a residence or business office within 45 miles of such property. This representative must possess legal authority to accept service of process under South Carolina civil procedure rules, ensuring responsive communication with local authorities.

Application fees and timeline

Processing occurs through the Code Enforcement Division, with applications requiring complete documentation submission before review commences. Contact Audrey Lewis at the Code Enforcement Division, 920 Hemlock Drive, Columbia SC 29201, or call (803) 545-3430 for application guidance and submission requirements.

Responsible local representative requirements

Property owners residing beyond 45 miles from their STR unit must designate an agent responsible for local compliance and emergency response. This responsible local representative must maintain a residence or business office within the required radius and possess authority to act on the owner’s behalf.

The designated representative serves as the primary contact for code enforcement communications and must be authorized to accept service of legal documents under applicable South Carolina civil procedure rules. This requirement ensures distant property owners maintain responsive local presence for their short-term rental property.

Securing proper licensing establishes the legal foundation for implementing operational compliance standards and safety requirements.

Operational rules and compliance standards

Licensed short-term rental operators must maintain ongoing compliance with safety equipment standards, parking requirements and guest communication protocols throughout their operational period. Columbia’s rules emphasize life safety provisions including proper escape routes and emergency equipment.

Annual permit cycle

All STR permits operate on a July 1 to June 30 annual cycle, requiring timely renewal applications to maintain continuous legal operation. Renewal applications received after July 1 incur a $100 late fee in addition to standard permit costs, creating financial incentive for proactive compliance management.

The renewal process requires updated documentation confirming continued compliance with zoning restrictions, responsible representative designation and business license status. Permit holders must submit renewal applications before the June 30 deadline to avoid operational interruptions.

Safety and operational standards

Columbia requires installation of functional smoke detectors and carbon monoxide detection equipment, with a fire extinguisher accessible in kitchen areas. Clear escape routes must be maintained throughout the property, with information provided to guests regarding emergency procedures. Working smoke detectors must be installed in every bedroom and common area of short-term rental properties in Columbia, South Carolina.

Properties must provide adequate parking spaces for guests, with two parking spaces expected, on the property, per dwelling unit. STR hosts must also notify adjacent neighbors that the property is being used as a short-term rental.

Occupancy limits

A maximum guest capacity limit of two people per bedroom (excluding children) plus two additional guests is enforced for short-term rentals in Columbia, South Carolina. The occupancy restriction applies to any time of day and not just for those staying overnight.

Guests booking a short-term rental must be at least 25 years old in Columbia, South Carolina and properties cannot be available for occupancy for less than two nights.

Airbnb hosts are also required to screen bookings of guests who live within 30 minutes of the property to make sure it's being used for legitimate overnight stay and not a party or other event.

Operational compliance comparison

Both permit categories require identical safety compliance and guest management standards, with fee structures representing the primary distinction between owner occupied and non-owner occupied operations.

Operational compliance extends beyond safety equipment to encompass comprehensive tax obligations and financial requirements.

Tax obligations and financial requirements

Short-term rental operators face business license tax obligations through the City of Columbia alongside South Carolina state tax requirements on rental income from lodging activities. These tax obligations apply regardless of whether booking platforms collect taxes on behalf of hosts.

Hosts in Columbia, South Carolina, must collect and remit to the South Carolina Department of Revenue,

• 5% South Carolina State Sales and Use Tax

• 2% South Carolina State Accommodations Tax

These state taxes apply to the total listing price including any cleaning fee and guest fee for reservations 89 nights and shorter.

• 3% Tourism Development Fee

This city tax applies to the total listing price including any cleaning fees and guest fees, for reservations 29 nights and shorter, and must be paid to the City each month. A 5% penalty per month applies to all delinquent remittances.

Hosts must register for appropriate state and local tax accounts, maintaining independent documentation of all rental income and tax remittances. Tax collection by STR booking platforms like Airbnb does not eliminate the property owner’s legal responsibility for complete tax compliance, requiring verification that all applicable taxes reach appropriate authorities.

Insurance requirements

While Columbia does not specify minimum liability coverage amounts, prudent operators maintain substantial insurance addressing premises risks associated with short-term rental activities. Standard homeowner’s insurance typically excludes commercial rental operations, requiring specialized short-term rental policies or endorsements.

Insurance documentation supporting STR property operations should address guest injuries, property damage and liability exposure specific to short-term rental business activities. Contact insurance providers familiar with South Carolina rules for coverage options meeting Columbia’s operational standards.

Understanding tax and insurance requirements prepares hosts for addressing common compliance challenges that frequently trigger enforcement actions.

Common challenges and solutions

Successful short-term rental compliance requires proactive management of documentation requirements, representative designations and renewal deadlines that commonly create enforcement triggers.

Challenge 1: Moratorium impact on expansion plans

Solution:

Focus optimization efforts on grandfathered properties rather than seeking new permits in restricted residential zones. Consider properties in permitted commercial or mixed-use areas where the moratorium does not apply, or evaluate whether residential streets with four through lanes qualify under current regulations.

Challenge 2: Responsible representative selection for distant owners

Solution:

Engage local property management companies experienced in STR operations who can serve as your designated representative with a business office within the 45-mile radius. Verify representatives understand their obligation to accept service of process and respond to code enforcement communications.

Challenge 3: Renewal deadline management

Solution:

Establish calendar reminders 60 days before the June 30 deadline, submit renewal applications by early June to avoid processing delays and maintain current documentation ready for submission. The $100 late fee for renewal applications received after July 1 makes proactive management financially worthwhile.

Challenge 4: Zoning compliance verification

Solution:

Contact the city planning department before purchasing property or submitting permit applications to confirm zoning eligibility. Request written confirmation that the specific property location falls within permitted zones under Columbia’s current restrictions.

Understanding common challenges prepares hosts for the serious consequences of enforcement actions and penalty structures.

Penalties and enforcement actions

Columbia employs comprehensive enforcement mechanisms targeting unlicensed short-term rentals and ongoing operational violations through dedicated Code Enforcement Division staff and platform monitoring.

Common violations and fines

Operating without a valid STR permit results in immediate cease-and-desist orders requiring cessation of all rental activities until proper licensing is obtained. Failure to maintain a responsible local representative, expired business license or lapsed permit renewal triggers enforcement investigations that may result in permit revocation.

Late renewal applications incur the $100 penalty fee, with continued operation on an expired permit constituting unlicensed activity subject to additional enforcement actions.

License revocation process

Permit revocation may occur following repeated violations, failure to maintain required documentation or substantiated complaints demonstrating non-compliance with operational standards. The revocation process includes notification and opportunity to cure violations before final action in most circumstances.

Revoked operators face business closure requirements and must cease all short-term rental activities immediately. Restoration of operating privileges requires submission of a new separate application demonstrating full compliance, subject to moratorium restrictions for properties in affected zones.

Understanding enforcement consequences emphasizes the critical importance of maintaining strict compliance from initial application through ongoing operations.

Navigating Columbia's STR laws

Columbia’s short-term rental regulations create a manageable but actively enforced compliance framework, with the current moratorium limiting new residential permits while grandfathered operators maintain viable business opportunities. Success requires proactive attention to permit renewals, responsible representative requirements and ongoing operational compliance.

To get started:

1. Verify your property qualifies under current zoning restrictions and moratorium provisions

2. Obtain a business license through the City of Columbia before STR permit application

3. Designate a responsible local representative if located beyond 45 miles from the property

4. Submit complete permit application to Code Enforcement Division with required fees

5. Establish renewal tracking to ensure timely submissions before June 30 deadlines

Additional resources

City of Columbia Code Enforcement Division: 920 Hemlock Drive, Columbia SC 29201, (803) 545-3430 for permit applications and compliance questions. South Carolina Department of Revenue provides guidance on state tax obligations for short-term rental operators. Local property management companies specializing in STR operations can assist with responsible representative services and ongoing compliance management. Columbia zoning maps available through the city planning department clarify permitted areas for new permit applications outside the moratorium restrictions.

FAQs

Can I still get a new short-term rental permit in Columbia?

Due to a 365-day moratorium effective June 17, 2025, the city is currently not issuing new short-term rental permits in most residential zoning districts. New permits may still be available in commercial districts, mixed-use areas or on residential streets with at least four through lanes. Existing permit holders can renew their permits if they remain compliant.

What are the main requirements to legally operate a short-term rental in Columbia?

To operate legally, you must first obtain a City of Columbia business license prior to securing a separate short-term rental (STR) permit. If you live more than 45 miles from your rental property, you must also designate a responsible local representative.

How much does a short-term rental permit cost in Columbia?

The annual permit fee is $100 for owner-occupied properties and $250 for non-owner-occupied properties. Additionally, there is a $50 annual application fee for all permits.

What are the key tax obligations for hosts in Columbia?

Hosts are required to collect and remit several taxes, including a 5% South Carolina State Sales and Use Tax, a 2% State Accommodations Tax and a 3% City of Columbia Tourism Development Fee. These taxes apply to the total listing price, including cleaning and guest fees.

Are there occupancy and guest age limits for short-term rentals in Columbia?

Yes. The maximum guest capacity is two people per bedroom, plus two additional guests for the entire unit. The primary guest booking the rental must be at least 25 years old, and the minimum stay duration is two nights.