Aventura Condo Short-Term Rental: Read Your Association Rules First

Before you apply for any city or state registration, read your condominium declaration and every recorded amendment, because under Florida law a rental-restricting amendment may not bind you. Whether an Aventura condo can be a short-term rental starts with the association's documents, then moves to the city, county and state. This guide, current as of November 2026, covers the condo rule, the separate rule for a house in a homeowners association, and the questions to put to your association in writing.

An Aventura condo short term rental is a decision with two layers. The association decides what its documents allow. The government decides whether you are registered to operate. Owners often start with the second layer and find the first one blocks them.

Start with the documents, not the city: what to read and what to look for

Start with the association's own documents: the declaration of condominium, the bylaws, the current rules and regulations, and every recorded amendment. The declaration is the controlling document, and the amendments are where rental rules usually change.

For each document, look for three things. First, any language on renting: a minimum rental term, a cap on how many times a unit can be rented in a period, an outright ban, or an approval step. Second, the effective date of each rental-related amendment, because that date decides who it applies to. Third, where the rule lives. If it sits in the declaration or amendments, it carries legal weight. If it sits only in board rules, it is easier to change.

Write down the date you acquired title and compare it against each amendment date. That comparison drives everything in the next section. If the language is unclear, have a Florida attorney read the declaration. This guide reports what the statutes say. It is not a substitute for that reading.

The condo rule: how Florida Statutes 718.110(13) treats rental amendments

Under Florida Statutes 718.110(13), an amendment that prohibits unit owners from renting, alters the duration of the rental term, or limits how many times owners can rent during a period applies only to owners who consent to it and owners who acquire title after the amendment's effective date.

In plain terms, a later vote by the association to ban or restrict rentals does not automatically reach an owner who held title before the amendment and did not consent. The statute names three kinds of change: a rental prohibition, a change to the rental term length, and a limit on rental frequency. A minimum-term rule that shuts out short stays falls in the second group.

Two practical points follow. Consent matters, so know whether you ever voted for or signed anything supporting an amendment. And the rule turns on the amendment's effective date, so you need the recorded dates, not a summary from a neighbor or a listing agent.

What Florida law governs condo short-term rentals in 2026?

Florida's condominium law lets an association amend its declaration to restrict or prohibit rentals, and Florida Statutes 718.110(13) governs how those amendments apply to existing owners. State law sets the framework, and your building's documents decide the outcome. Statutes change, so check the current text of Chapter 718 or ask a Florida real estate attorney before relying on any summary, including this one. Then read your own declaration, because a lawful amendment can bar short-term rental no matter what your city allows.

Bought before or after the amendment? Three situations for a condo owner

Your position depends on when you took title relative to the amendment and whether you consented. Three situations cover most owners.

You bought before the amendment and did not consent. Under 718.110(13), the amendment applies only to owners who consent or who acquire title after its effective date, so it does not bind you on its own terms. Confirm the dates and your voting record, and have an attorney confirm your reading before you rely on it.

You bought before the amendment and consented to it. The statute applies the amendment to owners who consent. If you voted in favor or signed a consent, plan on being bound by it.

You bought after the amendment took effect. The statute applies the amendment to owners who acquire title after its effective date. A rental restriction already recorded when you bought applies to you, even if the building once allowed short stays.

The declaration may also contain rental restrictions that were in the original document rather than added by amendment. Section 718.110(13) addresses amendments, so read the original declaration separately for any rental language that predates every amendment.

A house in an HOA is different: Florida Statutes 720.306(1)(h)

If you own a house in a homeowners association rather than a condo unit, a different statute governs, and it is less generous to owners. Florida Statutes 720.306(1)(h) says a governing document or amendment enacted after July 1, 2021 that prohibits or regulates rental agreements applies only to owners who acquire title afterward or who consent.

There is a carve-out that applies to everyone. An HOA may amend its documents to prohibit or regulate rental agreements for a term of less than six months, and may prohibit renting a parcel more than three times in a calendar year. Those amendments apply to all parcel owners, including owners who did not consent and owned before the change. For a short-term rental, that is the provision to check first.

The rule has limits. Under Florida Statutes 720.306(1)(h)(3), these rental provisions do not affect the amendment restrictions for associations with 15 or fewer parcel owners under section 720.303(1), which provides that such associations may enforce only deed-restriction requirements established before each affected owner purchased their parcel. And certain transfers do not count as a change of ownership for this purpose: conveying to an affiliated entity, a transfer with no change in beneficial ownership, or an heir becoming the owner.

The contrast with condos is the point. In a condo, a short-term rental ban generally cannot reach an owner who did not consent and owned beforehand. In an HOA, a minimum term of six months or a cap of three rentals a year can.

Questions to put to the association in writing

Ask in writing, so you have a record, and ask the association or its manager for copies of the recorded documents rather than a verbal summary. Send these:

• What are the current rental rules, and which documents contain them?

• Is there a minimum rental term, and what is it?

• Is there a limit on how many times a unit can be rented in a year or other period?

• Does the association require approval, registration or notice before a unit is rented?

• What is the effective date of each amendment that touches rentals, and where was each recorded?

• Do any rental provisions come from the original declaration rather than an amendment?

Compare the answers against your closing date and any consent you gave. If the association's reply conflicts with the recorded documents, trust the recorded documents and bring both to an attorney. Don't assume that a building that hosts short stays today can keep doing so, or that a building that bans them today can enforce the ban against you. The documents and the dates decide it.

What rental restrictions can an Aventura condo association have in 2026?

An Aventura condo association can restrict rentals through its recorded declaration and any properly adopted amendments, and these restrictions vary building by building. Common examples are minimum lease terms, limits on how many times a unit can be leased per year, owner approval or application requirements, and bans on rentals shorter than a set number of days. Request the current declaration, every amendment and the rules in writing, and ask the association to confirm in writing which provisions apply to your unit before you plan on short-term guests.

After the association: city, county and state registration

Once the association side is clear, the legal side is a separate track: Aventura's local requirements, Miami-Dade County, and the state. Registration does not override an association rule that validly binds you, and an association's permission does not replace registration.

For the steps, fees and order of operations, use Atlia's guide to the Aventura vacation rental license across city, county and state. It covers the registration questions owners ask, including the business tax receipt and the state license, so this page does not repeat them. Work through the association documents first. There is no point paying for a license you can't use.

Does Aventura set a minimum rental period?

The minimum stay that applies to your unit depends on two layers: the City of Aventura's zoning and rental rules, and your association's own documents. Many Aventura buildings already set their own minimum lease terms, often much longer than a typical vacation stay. Atlia does not state a specific city minimum here because that figure must come from the current ordinance. Ask the city for the code section that governs your property, get it in writing, and compare it with your declaration before you list anything.

Do I need a DBPR license and local registration to rent short term in Aventura?

In most cases, yes. A short-term rental generally needs state licensing through the Florida Department of Business and Professional Regulation (DBPR) as a vacation rental, plus any local registration and tax accounts that Aventura or Miami-Dade County require. License categories, fees and tax steps change, so confirm the current requirements directly with DBPR, the city and the county rather than relying on a summary. Complete these only after your association confirms rentals are allowed.

Who runs it day to day: what Atlia's Aventura team handles

Atlia is a full-service short-term rental management company with a local team in Aventura. If your documents and registration clear the way, Atlia handles the daily work: guest communication, dynamic pricing, turnover and cleaning coordination between stays, maintenance coordination, and owner reporting with clear approvals so you stay in control.

The fee is a flat 10% management fee, with repairs and supplies passed through at cost. Atlia does not guarantee revenue or occupancy.

For a closer look at what a manager does in this market, see Airbnb property management in Aventura and the checklist for hiring a vacation rental management company in Aventura.

Read the amendments first, then call Atlia's Aventura team

The order matters: association documents, then your closing date against each amendment date, then registration, then management. Under 718.110(13), a condo rental amendment applies only to owners who consented or who bought after it took effect, while an HOA can regulate terms under six months and cap rentals at three a year for everyone. Once you know what you can do, talk to Atlia's Aventura team about running it at a flat 10% with repairs and supplies at cost.