Which Vacation Rental Cleaning Apps Support Spanish? (2026)

Breezeway, Turno, Properly, and Rinsebase all run in Spanish for cleaners. The real question is whether the field app your cleaner uses is in Spanish, not just the office dashboard. A verified 2026 comparison.

# Which cleaning apps support Spanish?

Good news: most major vacation rental cleaning apps now run in Spanish for cleaners. The real question is whether the field app your team taps through is in Spanish, not just the office dashboard. A verified 2026 comparison.

## Spanish support, compared

Every app below was verified against the company's own documentation or app store listing in 2026. The "cleaner app in Spanish" column is the one that matters: it is the field-facing app your team uses on the job, not the back-office dashboard.

| App | Cleaner app in Spanish | Languages supported | What stands out |
| --- | --- | --- | --- |
| Breezeway | Yes | Spanish, English, Danish, German, Polish | Full operations platform; field app works offline for weak-Wi-Fi properties |
| Turno | Yes | English, Spanish, French, Portuguese, Italian, German | Cleaner and host apps both localized; each user picks their own language |
| Properly | Yes | 9 languages incl. Spanish, French, Italian, German, Portuguese | Built around visual step-by-step photo instructions that sidestep language |
| Rinsebase | Yes | English, Spanish | Built natively bilingual; entire crew app in Spanish on every plan |
| RapidEyeOurs | By design | Language-independent (photo / video) | No text workflow for the cleaner; they capture, the AI reads the result |

Verified June 2026 against each company's documentation and app store listings. Language lists can change; confirm current support before buying.

## The distinction that actually matters

"Does it support Spanish" is the wrong question, because almost every vendor will say yes. The right question is **which part** supports Spanish. Software has two faces: the office-facing dashboard the manager uses to assign work and review results, and the field-facing mobile app the cleaner uses on the job. These are often localized separately.

A tool can translate its marketing site and admin panel while leaving the cleaner's mobile screens in English. That helps nobody on your team. When you evaluate any cleaning app, open the cleaner app on a phone, switch the language to Spanish, and walk through a full turnover as if you were the cleaner. If every screen, button, and checklist item is in Spanish, the support is real. If you hit English partway through, it is marketing.

## A closer look at each

### Breezeway

According to Breezeway, its app has run in Spanish since November 2022, alongside English, Danish, German, and Polish, and the mobile app works offline, which matters at properties with weak Wi-Fi. Because Breezeway is a full property-operations platform, the Spanish field app sits inside the same system your team may already use for scheduling, checklists, and inspections, so adding language support does not mean adding a new tool. If you are already a Breezeway operator with a Spanish-speaking team, switching your cleaners' app language is a setting, not a migration.

### Turno (formerly TurnoverBnB)

According to Turno, both the Cleaner app and the Host app are fully supported in six languages: English, Spanish, French, Portuguese, Italian, and German. Language is selected per user, so a Spanish-speaking cleaner runs the entire app in Spanish while the host runs it in English from the same shared job. Turno's marketplace model also means many of the independent cleaners already on the platform work in Spanish.

### Properly

Properly supports nine languages including Spanish, but its real differentiator is that it was built around visual, step-by-step photo instructions. Each task is a photo with an annotated pin, so the cleaner is following pictures more than text. That design choice makes Properly unusually language-robust: even where a word is unfamiliar, the image carries the instruction. It is the closest of these tools to the photo-first philosophy.

### Rinsebase

Rinsebase took the most direct approach: according to the company, the entire crew-facing app is in Spanish, "every screen, every button, every notification, every checklist item," built natively alongside the English version rather than bolted on as a translation, and included on every plan at no extra cost. If a fully bilingual experience is your top priority and you are choosing a new cleaning-management tool from scratch, it is the most language-first option of the group.

## What to check before you buy

Set the cleaner-facing mobile app to Spanish and complete a full turnover yourself. Confirm every screen stays in Spanish from start to finish.

The app's buttons may be in Spanish, but do your custom checklist items and task notes translate too, or do they appear in whatever language you typed them? Visual-first tools and auto-translation features handle this differently.

Many properties have poor Wi-Fi. A field app that needs a live connection to load Spanish strings will fail at the worst moment. Offline support is not a language feature, but it is a field-reality feature.

The most language-proof instruction is a reference photo of the finished result. Whichever app you choose, pair its Spanish text with images. See [how to build photo-based instructions](https://rapideyeinspections.com/blog/photo-cleaning-instructions-non-english-speakers/).

### Where RapidEye fits

RapidEye is not a turnover-task app and does not compete with the tools above; it is the verification layer that sits on top of them. The cleaner's job in RapidEye is purely visual: capture photos or a short video walkthrough of the property. There is no text workflow to read, so there is nothing to translate. The AI compares what the camera sees against a baseline and flags damage and missed items automatically. That makes it language-independent by design, and it plugs into the Spanish-capable apps above rather than replacing them. See [the full guide to managing a Spanish-speaking team](https://rapideyeinspections.com/blog/how-to-manage-spanish-speaking-cleaning-team/).

## Frequently asked questions

Yes. According to Breezeway, its app has been available in Spanish since November 2022, alongside English, Danish, German, and Polish. The mobile app also works offline, which matters for cleaners at properties with weak Wi-Fi. For an operation whose cleaning team is primarily Spanish-speaking, Breezeway's field app running in Spanish removes one of the biggest adoption barriers.

Yes. According to Turno, both its Cleaner app and Host app are fully supported in six user-selected languages: English, Spanish, French, Portuguese, Italian, and German. Each user picks their own language, so a Spanish-speaking cleaner can use the app entirely in Spanish while the host uses it in English.

It is the difference between the office and the field. Some tools translate the manager-facing dashboard but leave the cleaner-facing mobile app, the part your team actually uses on the job, in English only. What matters for adoption is whether the field app, the screen the cleaner taps through during a turnover, runs in their language. Always test the cleaner side, not the admin side, before buying.

It depends on what you need. Rinsebase is built natively bilingual, with the entire crew app in Spanish on every plan. Properly supports nine languages and is built around visual step-by-step photo instructions, which sidestep language almost entirely. Turno offers six languages with per-user selection. Breezeway runs in Spanish and pairs it with a full operations platform. There is no single best; match the tool to your team size, your existing PMS, and whether you lead with text or with photos.

### Sources

### Part of the series

#### How to Manage a Spanish-Speaking Cleaning Team

The full operations playbook, of which tooling is one piece.

#### Cleaning Instructions With Photos Instead of Words

The visual-first approach that makes language support almost moot.

#### How to Get Cleaners to Use New Technology

The rollout framework for any tool, language support included.

#### Bilingual Turnover Checklist (English / Spanish)

Drop a ready-made bilingual checklist into whichever app you choose.


New Florida vacation rentals need hardwired, interconnected smoke detectors. Existing homes can use 10-year sealed-battery units under F.S. 553.883. Some cities require hardwired regardless.

# Do Florida Vacation Rentals Need Hardwired Smoke Detectors?

- Powered by building electrical system

- All alarms interconnected (one triggers all)

- One in every bedroom

- One outside each sleeping area

- One on every level

- 10-year sealed, non-removable battery

- Must be non-replaceable (tamper-proof)

- Same placement requirements

- Replacements must also use 10-year sealed units

The answer depends on when your property was built and which municipality it's in. Florida has two parallel requirements: the Florida Building Code (which governs new construction) and F.S. 553.883 (which governs battery standards for existing homes). On top of that, some cities override the state and require hardwired detectors regardless.

## New construction: hardwired and interconnected

For new construction and major renovations, the Florida Building Code requires smoke detectors powered by the building's electrical system. According to [FAC 69A-43.009 (via Walton County's official FAQ citing the statute)](https://www.mywaltonfl.gov/FAQ.aspx?QID=263), "an approved single station smoke detector powered by the building electrical system" must be installed "in each sleeping room." All detectors within the dwelling must be interconnected so that activation of one triggers all alarms.

## Existing homes: 10-year sealed batteries

According to [Florida Statute 553.883](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.883.html), existing one- and two-family dwellings and townhomes undergoing repairs or level 1 alterations may use battery-powered smoke alarms instead of retrofitting with hardwired units. But there's an important catch: the batteries must be 10-year, non-removable, non-replaceable sealed units.

This requirement under F.S. 553.883 has been in effect since 2015. If your existing property has smoke alarms with removable batteries (the kind you swap out annually), they don't comply with current Florida law when replaced. Any new or replacement alarm must use the sealed 10-year battery.

## Cities that require hardwired regardless

Some Florida municipalities require hardwired smoke detectors in all vacation rentals, regardless of when the property was built. Fort Lauderdale (Ordinance C-16-25) explicitly requires that "smoke and carbon monoxide detection and notification systems shall be interconnected, hard-wired, and receive primary power from the building wiring." Largo also requires interior hard-wired smoke detectors for STR licensing. Always check your local STR ordinance before assuming battery units are sufficient.

## Placement requirements (all properties)

Whether hardwired or battery, placement requirements are the same:

- **Inside every bedroom**

- **In the hallway or area immediately outside each sleeping area**

- **On every level of the dwelling** (including basements if applicable)

- **On the ceiling or high on a wall**, 4 to 12 inches from the ceiling

- **Away from** kitchens (cooking fumes), bathrooms (steam), garages (exhaust), and HVAC vents (drafts)

## Practical recommendation for portfolio operators

If you manage properties across multiple Florida markets, the simplest compliance strategy is to standardize on hardwired, interconnected smoke/CO combination alarms in every property. It eliminates the need to track which properties qualify for the battery exception, protects you from municipal overrides, and means your team only needs to verify one type of installation during turnovers. The cost difference between hardwired and battery units ($15-30 per alarm) is negligible compared to the compliance risk of getting the distinction wrong across a portfolio.

### Sources

[Florida Statute 553.883](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.883.html) (fetched and verified April 2026)https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.883.html

[Walton County FAQ: Fire Safety Standards](https://www.mywaltonfl.gov/FAQ.aspx?QID=263) (citing FAC 69A-43.009, verified April 2026)https://www.mywaltonfl.gov/FAQ.aspx?QID=263

Fort Lauderdale Ordinance C-16-25 (hardwired requirement confirmed via multiple sources citing ordinance text)

[City of Largo Short-Term Vacation Rentals](https://largo.com/connect/living_in_largo/new_short-term_rentals.php) (hardwired requirement verified April 2026)https://largo.com/connect/living_in_largo/new_short-term_rentals.php


Yes. If you rent a Florida property for less than 30 days more than 3 times per year, you need a DBPR vacation rental license under Chapter 509, Florida Statutes. Here's how it works.

# Do I Need a DBPR License for My Florida Vacation Rental?

Yes, if you rent a Florida dwelling for less than 30 days (or one calendar month, whichever is less) more than three times per year, you must be licensed by the Florida Department of Business and Professional Regulation (DBPR) as a public lodging establishment.

## The two-condition test

According to [Chapter 509, Florida Statutes](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.013.html), a dwelling qualifies as a vacation rental (and requires DBPR licensing) when both of these conditions are met:

If your property meets both conditions, Florida classifies it as a "public lodging establishment" under Chapter 509, and you must obtain a license from the DBPR Division of Hotels and Restaurants before operating.

## What DBPR licensing means for safety

According to [the DBPR vacation rental licensing guide](https://www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/), licensed vacation rentals must:

- **Comply with the Florida Building Code** and Florida Fire Prevention Code

- **Meet fire safety standards** under [FAC 69A-43](https://www.mywaltonfl.gov/FAQ.aspx?QID=263) (smoke detectors, fire extinguishers, emergency lighting, egress, floor diagrams)

- **Keep premises safe and sanitary**

- **Allow DBPR inspections** (DBPR can inspect before or after licensing and will inspect upon complaint)

- **Obtain a Certificate of Balcony Inspection** every 3 years for buildings three stories or higher

Unlike hotels and restaurants, vacation rentals do not require a mandatory opening inspection from DBPR. Your first inspection may not come until a complaint triggers one. But this doesn't reduce your obligations. You must be in compliance from day one, and noncompliance discovered during a complaint-triggered inspection carries the same penalties.

## DBPR license vs. local permits

The DBPR license is a state requirement. It does not replace your local STR permit, business tax receipt, or municipal registration. Most Florida municipalities require their own separate permit with additional safety inspections, fees, and requirements on top of the DBPR license. You need both.

For property managers onboarding new Florida properties, the compliance sequence is typically:

- Apply for the **DBPR vacation rental license** (state level)

- Obtain a **local business tax receipt** (county/city level)

- Register with **your municipality's STR program** (if one exists)

- Pass any **local safety inspections** required for your STR permit

- Register for **tourist development tax** collection (county level)

Managing five separate registrations and their renewal cycles across multiple Florida properties is where most operators start losing track. [Lodge Compliance](https://lodgecompliance.com) consolidates state, county, and municipal requirements for each property address, with automated tracking for permit renewals and tax registration deadlines.

### Sources

[Chapter 509, Florida Statutes (Definition of public lodging)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.013.html)https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.013.html

[F.S. 509.032 (DBPR inspection authority)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html)https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html

[DBPR Hotels and Restaurants: Guide to Vacation Rentals](https://www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/)https://www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/


Whether your Florida vacation rental needs a fire inspection depends on your municipality. Miami-Dade, Osceola, Panama City Beach, Monroe County, Fort Lauderdale, and Largo all require one. Here's what each market requires.

# Does My Florida Airbnb Need a Fire Inspection?

**It depends on your municipality.** Florida state law (DBPR) does not require a mandatory opening inspection for vacation rentals, unlike hotels. But most major STR markets in Florida require their own local fire or safety inspection before you can operate. If you're in Miami-Dade, Osceola County, Panama City Beach, Monroe County, Fort Lauderdale, or Largo, the answer is yes.

## State level: no mandatory inspection

According to [Chapter 509, Florida Statutes](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html), vacation rentals are classified as "public lodging establishments" and must be licensed by the DBPR. However, unlike hotels and restaurants, vacation rentals do not require a mandatory opening inspection. DBPR has the authority to inspect before or after licensing, and will inspect if they receive complaints, but there is no scheduled inspection requirement at the state level.

The one state-level exception: buildings three stories or higher require a Certificate of Balcony Inspection every three years.

## What major markets require

The real inspection requirements come from local ordinances. Here's what each major Florida STR market requires:

According to [Miami-Dade County (Section 33-28)](https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp), a Certificate of Use is required before listing. The CU application triggers a property inspection. Total cost: **$246.78** (CU + inspection + surcharge). Annual renewal at the same cost.

STR license requires an initial inspection. According to multiple consistent sources, the inspection fee is **$160**, with **$100** for re-inspections. A floor plan showing safety device locations must be submitted with the application.

According to [PCB Ordinance 1632](https://www.pcbfl.gov/departments/fire-department/fire-inspections/short-term-rentals) (effective February 2024), all vacation rentals must pass a fire department life safety inspection to receive a Vacation Rental Certificate.

According to the [Monroe County Special Vacation Rental Program](https://www.monroecounty-fl.gov/701/Special-Vacation-Rental-Program), both initial and renewal permits require a Fire and Life Safety Inspection. Fees: **$125** (1BR), **$250** (2-3BR), **$400** (4+BR).

According to Fort Lauderdale Ordinance C-16-25, all STRs must pass a **mandatory annual safety inspection** for a Certificate of Compliance. Re-inspections cost **$100** each. One of the strictest programs in the state.

According to the [City of Largo](https://largo.com/connect/living_in_largo/new_short-term_rentals.php), two separate inspections are required: a compliance inspection (Community Standards, 727-587-6799) then a life safety inspection (Fire Dept, 727-587-6740). **Annual high-hazard renewal** ($100).

## What inspectors check

The specifics vary by municipality, but across the markets above, fire and safety inspections commonly verify:

- **Smoke detectors** present and functional in required locations

- **CO detectors** where required

- **Fire extinguishers** on each floor, properly rated and tagged

- **Egress:** unobstructed exits and escape routes

- **Posted information:** evacuation diagrams, emergency contacts, occupancy limits

- **Pool safety** features (where applicable)

### Sources

[Miami-Dade County Residential Short-Term Vacation Rentals](https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp) (verified April 2026)https://www.miamidade.gov/building/standards/residential-short-term-vacation-rentals.asp

[Monroe County Special Vacation Rental Program](https://www.monroecounty-fl.gov/701/Special-Vacation-Rental-Program) (verified April 2026)https://www.monroecounty-fl.gov/701/Special-Vacation-Rental-Program

[Panama City Beach Fire Department STR Requirements](https://www.pcbfl.gov/departments/fire-department/fire-inspections/short-term-rentals) (verified April 2026)https://www.pcbfl.gov/departments/fire-department/fire-inspections/short-term-rentals

[City of Largo Short-Term Vacation Rentals](https://largo.com/connect/living_in_largo/new_short-term_rentals.php) (verified April 2026)https://largo.com/connect/living_in_largo/new_short-term_rentals.php

Fort Lauderdale Ordinance C-16-25 (annual inspection and $100 re-inspection fee confirmed via fortlauderdale.gov, April 2026)


Florida Statute 553.885 requires CO detectors in vacation rentals built after July 2008 with gas appliances, fireplaces, or attached garages. Most municipalities require them regardless.

# Does Florida Require CO Detectors in Vacation Rentals?

**It depends on the property.** Florida Statute 553.885 requires CO detectors in buildings permitted after July 1, 2008 that have gas appliances, a fireplace, or an attached garage. But most municipal STR ordinances require them regardless of building age. In practice, you should install them in every property.

## What the state law says

According to [Florida Statute 553.885](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.885.html), an approved, operational carbon monoxide alarm must be installed within 10 feet of each room used for sleeping purposes. The alarm can be hard-wired or battery-powered, and combination CO/smoke alarms satisfy the requirement.

But there's a critical scope limitation: according to F.S. 553.885, the statute only applies to buildings where the building permit was issued on or after July 1, 2008. It also only applies to buildings that contain at least one of these CO sources:

- **A fossil-fuel-burning heater or appliance** (gas furnace, gas water heater, gas stove, gas dryer)

- **A fireplace**

- **An attached garage**

## When are CO detectors required?

| Scenario | State law | In practice |
| --- | --- | --- |
| Post-2008 build, has gas appliances | Required | Required |
| Post-2008 build, all-electric, no garage | Not required | Check local ordinance |
| Pre-2008 build, has gas appliances | Not required by state | Required by most municipalities |
| Pre-2008 build, all-electric | Not required | Check local ordinance |

## Why you should install them everywhere anyway

Even if your specific property doesn't technically require CO detectors under state law, three factors make them a baseline for any professionally managed vacation rental:

- **Municipal STR ordinances:** Fort Lauderdale, Osceola County, Panama City Beach, and other major Florida markets require CO detectors as part of their STR permitting process, regardless of building age or fuel source.

- **Platform expectations:** Both Airbnb and Vrbo require hosts to disclose CO detector status during listing setup. Listings without confirmed detectors may have reduced visibility. If a CO-related incident occurs and your property lacked detectors, AirCover and Vrbo's protection program can deny your claim.

- **Liability:** A CO detector costs $20-50. A guest injury or death from CO exposure at a property without one creates negligence liability that no LLC structure fully shields you from.

## Placement and type

According to F.S. 553.885, CO alarms must be installed **within 10 feet of each room used for sleeping purposes**. They can be hard-wired or battery-powered. Combination smoke/CO alarms satisfy both the smoke alarm and CO alarm requirements simultaneously.

CO detectors have a shorter lifespan than smoke alarms. According to the Consumer Product Safety Commission, most CO detectors expire after 5-7 years (check the manufacture date on the back of the unit). Your turnover team should verify CO detectors are present and functional between every guest.

### Sources

[Florida Statute 553.885](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.885.html) (fetched and verified April 2026)https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.885.html


Does Hostaway Have an MCP Server?

Not an official one as of June 2026. Hostaway has a Public API but no first-party MCP server, so you build a focused read-only one yourself in about 20 minutes.

# Does Hostaway have an MCP server?

**Not an official one, as of June 2026.** Hostaway publishes a Public API but no first-party MCP server. You can build a focused, **read-only** MCP server yourself in about 20 minutes (our guide has the working code), or use a no-code bridge like Zapier MCP.

An MCP (Model Context Protocol) server is a small program that exposes one system's data to AI assistants as a set of tools. Because there's no first-party Hostaway server, building your own is actually an advantage: you decide exactly what the assistant can see, and you can keep it read-only so it can never change a reservation or price.

The Hostaway Public API uses self-serve credentials you generate under Settings, so you don't need to be a Marketplace partner to build against it. The same server then works with Claude, the Gemini CLI, and (when hosted) ChatGPT.

The full guide has the Node.js code, the setup, and example prompts to try.

## Related

- [Can you connect Hostaway to Claude?](https://rapideyeinspections.com/blog/can-you-connect-hostaway-to-claude/)

- [Can you connect Hostaway to ChatGPT?](https://rapideyeinspections.com/blog/can-you-connect-hostaway-to-chatgpt/)

- [Can you connect Hostaway to Gemini?](https://rapideyeinspections.com/blog/can-you-connect-hostaway-to-gemini/)

- [How do I use AI with Hostaway?](https://rapideyeinspections.com/blog/how-to-use-ai-with-hostaway/)

- [Can ChatGPT access my Hostaway data?](https://rapideyeinspections.com/blog/can-chatgpt-access-my-hostaway-data/)


Does Paraspot Work for Short-Term Rentals? (Honest Answer)

Paraspot is built primarily for long-term rental tenant self-inspection. It does not integrate with Breezeway, Guesty, or the platforms professional STR operators use. Here is what works instead.

# Does Paraspot Work for Short-Term Rentals?

A short-term rental operator recently asked us this directly. Here is the honest, specific answer based on Paraspot's own published integrations, positioning, and product model.

**Paraspot technically lists short-term rentals as a supported solution**, but the product and its published integrations are built primarily for long-term rental tenant self-inspection workflows. None of the platforms professional STR operators actually use (Breezeway, Guesty, Hostaway, Streamline PropertyCare) are on Paraspot's integration list.

For professional short-term rental operations running Breezeway or Guesty, **RapidEye is the STR-native alternative**, built specifically for vacation rental workflows and plugging directly into the platforms STR operators already use.

## What Paraspot Actually Does

Paraspot is an AI property inspection vendor that uses computer vision and machine learning to analyze photos and videos submitted by tenants for damage, cleanliness, and missing items. The product's core use case is remote, AI-guided inspections performed by tenants on their own mobile devices, which historically makes most sense in long-term rental contexts: move-in reports, move-out reports, periodic compliance checks, and damage claims at lease end. This is a fundamentally different operational model from [how automated damage detection actually works for short-term rental turnovers](https://rapideyeinspections.com/blog/how-automated-damage-detection-works/), where cleaners and inspectors (not tenants) are taking the photos and the cadence is continuous, not once per lease.

According to [Paraspot's own product pages](https://www.paraspot.ai/), the company positions the tool for "Multifamily, Single Family, Student Housing, Furnished Rentals and Co-Living, and Short-Term Rentals." Short-term rentals is on the list. But listing a market as a supported solution is different from having a product built around that market's operational workflow, and that is where the short-term rental fit breaks down.

## Paraspot's Published Integration List

The clearest evidence of where a tool is actually designed to operate is its integration list. Paraspot publishes the following PMS integrations on its website:

Every single one of Paraspot's listed PMS integrations is a long-term rental property management system. None of them are platforms that professional short-term rental operators actually use to store their turnover photos. For an STR operator already running Breezeway, Guesty, or Streamline PropertyCare, there is no native path for Paraspot to ingest the turnover photos the cleaning team has already uploaded. Adopting Paraspot would require a workflow change: either replacing the existing STR ops platform, running a parallel photo capture process, or building a custom integration.

## Why That Matters

The whole point of an AI damage detection layer is that it analyzes the photos an operator's team is already taking. If adopting the tool requires the cleaning crew to take additional photos on a second app, use a second workflow, or learn a new process, the operational cost of adoption usually outweighs the benefit. Cleaners push back. Ops teams give up. The tool gets abandoned. This is also why the STR market has a distinct set of AI inspection tools from the long-term rental market, as covered in [the 2026 ranking of AI turnover inspection tools for STR](https://rapideyeinspections.com/blog/best-ai-turnover-inspection-short-term-rentals-2026/).

Professional short-term rental operators typically settled on [Breezeway](https://www.breezeway.io/), Guesty, Hostaway, or Streamline PropertyCare years ago for task management, cleaner dispatch, and photo documentation. Those are the platforms where turnover photos actually live. For a full list of the AI tools that plug into Breezeway specifically, see [what AI tools work with Breezeway](https://rapideyeinspections.com/blog/ai-tools-that-work-with-breezeway/). The AI damage detection layer that works is the one that plugs into those existing platforms with zero workflow change. Paraspot, whatever its merits for long-term rentals, is not that tool for short-term rentals.

Match yourself to the right tool

| If you are | Best fit |
| --- | --- |
| An operator with 20+ units already taking turnover photos or video | **RapidEye** (native Breezeway, baseline comparison). [See if it fits you](https://rapideyeinspections.com/blog/is-rapideye-right-for-your-operation/) |
| A long-term rental manager doing tenant self-inspections | Paraspot |
| An individual host with a listing or two | A lightweight host tool, not RapidEye |

## The Short-Term Rental Alternative

RapidEye was built specifically for short-term rental operations and addresses exactly the gap Paraspot leaves open: native integration with the STR ops platforms operators already use, paired with a [per-property baseline comparison model](https://rapideyeinspections.com/blog/ai-baseline-comparison-catches-what-inspections-miss/) trained on real STR turnover workflows. Here is the honest comparison (we also cover it head-to-head in [the RapidEye vs Paraspot page](https://rapideyeinspections.com/blog/rapideye-vs-paraspot-ai-damage-detection-comparison/)):

### Paraspot

- Built around tenant self-inspection (move-in/move-out)

- LTR PMS integrations (Buildium, AppFolio, RentManager)

- No Breezeway, Guesty, or Hostaway integration

- Cleaner/inspector workflow: not the native use case

- Good fit: long-term rentals, multifamily, student housing

### RapidEye

- Built specifically for short-term rental turnover photo review

- Native integrations with Breezeway, Guesty, Streamline PropertyCare

- Founded by two Carnegie Mellon researchers with patented inspection tech

- Per-property baseline comparison, learned from real turnover photos

- 1.5M+ photos analyzed in one 500-plus unit trial, 4 missed damages per property average

- 2nd place, CMU McGinnis Venture Competition, March 2026

## When Paraspot Is Actually the Right Choice

To be fair, Paraspot is a legitimate tool for the markets it was designed for. If you run a long-term rental portfolio, a multifamily building, student housing, or a mixed portfolio that spans LTR and STR with your photos already living in Buildium or AppFolio, Paraspot is a reasonable option. Tenant self-inspection for move-in/move-out is genuinely the workflow Paraspot is built around, and long-term rental PMS integration is where it plugs in cleanly.

Where Paraspot is not the right choice is professional short-term rental operations. There the product is trying to serve a market whose operational reality (rapid back-to-back turnovers, professional cleaning teams, photo capture in STR-native ops platforms, inspector re-verification) is different enough from long-term rentals that retrofitting an LTR-native product does not work. For that market, RapidEye is the native fit.

### See the short-term rental alternative in action

If you run a professional STR operation on Breezeway, Guesty, or Streamline PropertyCare, RapidEye can analyze your real turnover photos with zero workflow change. Book a 15-minute demo.

## Sources

- Paraspot. [Paraspot homepage](https://www.paraspot.ai/). Product positioning as "The AI Solution to Fully Automate Your Property Inspections," supported market list (Multifamily, Single Family, Student Housing, Furnished Rentals and Co-Living, Short-Term Rentals), and PMS integration list (Buildium, AppFolio, RentManager, Rentvine, Propertyware, Arthur).
 https://www.paraspot.ai/

- Carnegie Mellon University Swartz Center for Entrepreneurship. [McGinnis Venture Competition](https://www.cmu.edu/swartz-center-for-entrepreneurship/resources-funding-and-talent/mcginnis-venture-competition/index.html). RapidEye won second place in the Graduate Track in March 2026.
 https://www.cmu.edu/swartz-center-for-entrepreneurship/resources-funding-and-talent/mcginnis-venture-competition/index.html

- Breezeway. [Breezeway homepage](https://www.breezeway.io/). The dominant short-term rental property operations platform, 270,000-plus properties served. Not on Paraspot's integration list.
 https://www.breezeway.io/

## Related


Gatlinburg and Pigeon Forge require sprinkler systems in vacation rentals that exceed 3 stories, 5,000 square feet, or 12 occupants. Here are the exact thresholds and what triggers the requirement.

# Does My Tennessee Cabin Need a Sprinkler System?

It depends on the size. In Gatlinburg, Pigeon Forge, and Sevier County, vacation rentals that exceed **any one** of three thresholds must have an approved fire sprinkler system: more than 3 stories, more than 5,000 gross square feet, or more than 12 occupants. If your cabin hits any single threshold, sprinklers are required.

## The three thresholds

According to the [City of Gatlinburg](https://www.gatlinburgtn.gov/page/apply-for-a-tourist-residency-permit), all tourist residences that exceed any one of these limits must have an approved sprinkler system:

Any one threshold triggers the requirement

These thresholds are independent. A 2-story, 3,000 sqft cabin that sleeps 14 still needs sprinklers because it exceeds the occupant threshold. A 4-story cabin that sleeps 8 in 2,500 sqft still needs sprinklers because it exceeds the story threshold.

## Where this applies

According to [Gatlinburg's STR regulations](https://gatlinburgrealestateforsale.com/gatlinburg-short-term-rental-laws-what-you-need-to-know/), the sprinkler threshold applies to properties within Gatlinburg city limits under the Tourist Residency Permit program. According to the [City of Pigeon Forge Building Department](https://www.cityofpigeonforge.com/business-inspections.aspx), properties meeting similar thresholds (more than 5 sleeping rooms, 12+ occupants, 5,000+ sqft, or 3+ stories) are classified as R-1 (hotel/motel occupancy) and must comply with commercial safety standards including sprinklers.

According to the [Sevier County Fire Marshal's checklist](https://cms5.revize.com/revize/seviercountytn/SCFMO%20STRU%20Inspection%20Items%20Revised%2011.8.24.pdf), properties sleeping more than 12 occupants that were built after 2016 and exceed 5,000 sqft or 3+ levels are considered commercial and require sprinklers and fire alarm systems.

## Common scenarios

| Property | Stories | Size | Sleeps | Sprinkler? |
| --- | --- | --- | --- | --- |
| 2BR cabin | 1 | 1,200 sqft | 6 | No |
| 4BR cabin | 2 | 2,800 sqft | 10 | No |
| 5BR cabin | 3 | 3,500 sqft | 12 | No |
| 6BR lodge | 3 | 4,200 sqft | 16 | Yes (occupants) |
| 8BR lodge | 4 | 5,500 sqft | 20 | Yes (all three) |
| 4BR chalet | 4 | 2,400 sqft | 8 | Yes (stories) |

## What counts as a "story"

A common source of confusion in the Smokies: does a walkout basement count as a story? Under most building codes, a basement counts as a story if more than half of its exterior wall area is above grade. Many Smoky Mountain cabins are built on hillsides with daylight/walkout basements that count as a full story, which can push a property from 2 to 3 stories and trigger the sprinkler requirement. Confirm with your local building department if you are on the boundary.

## Annual maintenance

If your property has a sprinkler system, according to the [Sevier County Fire Marshal's checklist](https://cms5.revize.com/revize/seviercountytn/SCFMO%20STRU%20Inspection%20Items%20Revised%2011.8.24.pdf), the system must be inspected annually by a company licensed in the State of Tennessee to perform fire sprinkler inspections. All deficiencies noted during the inspection must be corrected. This is a separate inspection from the annual STRU fire marshal inspection.

### Sources

[Gatlinburg Tourist Residency Permit Application](https://www.gatlinburgtn.gov/page/apply-for-a-tourist-residency-permit) (City of Gatlinburg)https://www.gatlinburgtn.gov/page/apply-for-a-tourist-residency-permit

[Gatlinburg Short-Term Rental Laws: What You Need to Know](https://gatlinburgrealestateforsale.com/gatlinburg-short-term-rental-laws-what-you-need-to-know/) (Gatlinburg Real Estate)https://gatlinburgrealestateforsale.com/gatlinburg-short-term-rental-laws-what-you-need-to-know/

[Pigeon Forge Business Inspections](https://www.cityofpigeonforge.com/business-inspections.aspx) (City of Pigeon Forge)https://www.cityofpigeonforge.com/business-inspections.aspx

[Sevier County Fire Marshal STRU Inspection Items](https://cms5.revize.com/revize/seviercountytn/SCFMO%20STRU%20Inspection%20Items%20Revised%2011.8.24.pdf) (Revised November 8, 2024)https://cms5.revize.com/revize/seviercountytn/SCFMO STRU Inspection Items Revised 11.8.24.pdf


Yes, if the property has any gas appliance, fireplace, or attached garage. TCA 68-120-112 requires CO detectors within 10 feet of sleeping rooms. Sevier County adds a stricter 15-foot bedroom door rule.

# Does Tennessee Require CO Detectors in Vacation Rentals?

Yes, if the property has any fossil-fuel-burning appliance, a fireplace, or an attached garage. According to **TCA 68-120-112**, CO detectors must be installed within 10 feet of each sleeping room in any short-term rental that meets any of these conditions. In practice, this covers nearly every cabin and vacation rental in Tennessee.

## What triggers the requirement

According to [TCA 68-120-112](https://law.justia.com/codes/tennessee/title-68/safety/chapter-120/part-1/section-68-120-112/), CO detectors are required in any building used for sleeping accommodations that has:

- Gas furnace or heater

- Gas water heater

- Propane appliances

- Wood-burning fireplace

- Gas fireplace

- Attached garage

- Any fossil fuel combustion

- All-electric HVAC

- Electric water heater

- No fireplace

- No attached garage

- No combustion appliances

Even if exempt under state law, your municipality may still require them.

The statute defines "fossil fuel" as coal, kerosene, oil, fuel gases, or other petroleum or hydrocarbon products that emit carbon monoxide as a byproduct of combustion. In the Smoky Mountains, where most cabins have gas fireplaces or wood-burning stoves, the vast majority of properties trigger this requirement.

## Placement requirements

Measured from the CO detector to the door of the sleeping room

Per the Sevier County Fire Marshal's STRU inspection checklist, revised November 2024

According to [TCA 68-120-112](https://law.justia.com/codes/tennessee/title-68/safety/chapter-120/part-1/section-68-120-112/), CO detectors must be installed following either NFPA standards or manufacturer directions. They may be:

- **Hardwired** directly to the building's power supply

- **Battery-powered** with a self-monitored battery

- **Plug-in** with a plug restrainer device (outlet must not be controlled by a switch other than the main power supply)

## Sevier County adds stricter rules

According to the [Sevier County Fire Marshal's STRU inspection checklist](https://cms5.revize.com/revize/seviercountytn/SCFMO%20STRU%20Inspection%20Items%20Revised%2011.8.24.pdf), the county requires CO detectors within 10 feet of every fuel-burning, natural gas, or propane appliance, AND within 15 feet of the door of all bedrooms. This is a dual-distance requirement: one measured from the appliance, one measured from the bedroom.

For a typical multi-level cabin with a gas fireplace on the main level and bedrooms on multiple floors, this means you may need CO detectors on every level where there is either a fuel-burning appliance or a bedroom.

## Penalties

## STR provider responsibility

According to TCA 68-120-112, the short-term rental unit provider is responsible for "performance of maintenance, repairs, and tests to ensure that every... carbon monoxide alarm required in the short-term rental unit is operational at all times." This is not a tenant responsibility. The operator must verify CO detector functionality between every guest stay.

### Sources

[TCA 68-120-112: Smoke alarms and carbon monoxide alarms in residential buildings](https://law.justia.com/codes/tennessee/title-68/safety/chapter-120/part-1/section-68-120-112/) (2024 Tennessee Code via Justia)https://law.justia.com/codes/tennessee/title-68/safety/chapter-120/part-1/section-68-120-112/

[Sevier County Fire Marshal STRU Inspection Items](https://cms5.revize.com/revize/seviercountytn/SCFMO%20STRU%20Inspection%20Items%20Revised%2011.8.24.pdf) (Revised November 8, 2024)https://cms5.revize.com/revize/seviercountytn/SCFMO STRU Inspection Items Revised 11.8.24.pdf


Medium-term rentals (30-90 days) break standard STR documentation. Learn mid-stay inspection protocols, platform-specific claim rules, and wear vs. damage math.

# Damage Documentation for Extended Stays: Why Your Standard Process Fails at 30+ Days

Extended stays are the best bookings you can get. One turnover, 60 days of revenue, a professional guest who needs the space for work. Digital nomads, traveling nurses, corporate relocations, insurance displacement. These guests often take better care of your property than weekend warriors.

But they create a documentation problem that most property managers don’t think about until they’re staring at damage with no way to prove when it happened.

I’m not going to re-explain why documentation matters. If you’re managing medium-term rentals, you already know. This is about what’s *different* when someone stays 30, 60, or 90 days and why your normal turnover workflow leaves you exposed.

## The Core Problem: No Documentation Touchpoints

Your standard process probably looks like this: guest checks out, cleaner does turnover, photos get captured, next guest checks in. Every few days, you have fresh documentation. If something’s damaged, you know which stay it happened during.

With a 60-day booking, you don’t have that. No turnover photos for two months. Damage accumulates invisibly. When you finally compare checkout photos to the baseline, you’re comparing images taken 60 days apart.

The guest’s defense writes itself: “That happened gradually from normal use. I didn’t do anything wrong.”

We covered attribution challenges for [back-to-back bookings](https://www.rapideyeinspections.com/blog/back-to-back-booking-damage-attribution-proof). Extended stays are that problem on hard mode. You’re not attributing damage across two guests. You’re attributing it across months of continuous occupancy with zero intermediate documentation.

## Mid-Stay Inspections: Legally Complicated, Operationally Necessary

The obvious solution is periodic inspections during the stay. Many operators do 30-day check-ins for longer bookings. But this gets complicated fast.

### When Tenant Rights Attach

Airbnb explicitly warns that [guests staying a month or longer may establish tenant rights](https://www.airbnb.com/help/article/805) depending on your jurisdiction. California, Illinois, and New York can create residential tenancy after 30 consecutive days.

Once that happens, you’re not operating under STR rules anymore. You’re a landlord. Entry requires proper notice and legitimate purpose.

### State Entry Requirements

These vary significantly:

| State | Notice Required | Notes |
| --- | --- | --- |
| California | 24 hours | Civil Code §1954, non-emergency |
| Florida | 12 hours | §83.53, reasonable times only |
| Oregon | 24 hours | ORS 90.322 |
| Texas | No statewide rule | Lease-driven, inconsistent |

If your lease doesn’t specify inspection rights, you may not have them. Get this in writing before the guest arrives.

### How to Frame Mid-Stay Visits

Most guests are fine with periodic check-ins if you frame it correctly. Don’t call it an “inspection.” Call it:

- A maintenance check to make sure everything’s working

- A filter change or HVAC service (then actually change the filter)

- A housekeeping visit (even basic tidying creates a documentation touchpoint)

Extended Stay America provides [one housekeeping visit every two weeks](https://www.extendedstayamerica.com/company/faqs) for stays of 8+ nights. This isn’t just service. It’s built-in property access.

### What to Document During Mid-Stay Visits

You’re not looking for everything. You’re creating intermediate timestamps. Focus on:

- High-value items and furniture condition

- Walls and flooring in high-traffic areas

- Appliances and fixtures that could degrade

- Any areas that looked questionable at check-in

This creates a mid-point baseline. If damage appears at checkout, you can narrow the window from “sometime in the last 60 days” to “sometime in the last 30 days.”

## Platform-by-Platform Claim Reality

Not all 30-90 day bookings work the same way. Where the booking came from determines your protection options.

### Airbnb Monthly Stays

Airbnb’s [Host Damage Protection timelines](https://www.airbnb.com/help/article/2869) apply to monthly stays the same as short stays:

- **14 days after checkout:** Pursue reimbursement from guest, notify Airbnb

- **30 days after checkout:** Complete Host Damage Protection request with evidence

These deadlines don’t extend because the stay was longer. A 90-day booking gives you the same 14-day window as a 3-night stay.

The bigger issue is what Airbnb won’t cover. Their terms explicitly exclude losses from “degradation in condition or loss of function of property over time due to use, age, lack of maintenance, or any combination of these.”

After 60 days of daily use, a lot of damage looks like gradual degradation. A worn sofa cushion. Carpet matting. Cabinet finish dulling. You need documentation that shows *specific incidents*, not just end-state deterioration.

### Furnished Finder: No Platform Protection

[Starting October 2025](https://support.furnishedfinder.com/hc/en-us/articles/41598250531483-October-2025-Damage-Protection-Plan-Changes), Furnished Finder no longer partners with Waivo to provide damage protection plans. If you’re booking traveling nurses or other healthcare professionals through Furnished Finder, you’re on your own.

This means:

- Security deposits you collect and manage yourself

- No platform mediation for disputes

- Documentation requirements are whatever your lease specifies

- If you had existing Waivo coverage, [claims had to be filed within 7 days](https://support.furnishedfinder.com/hc/en-us/articles/36968691318811-Filing-a-Reimbursement-Notice) post-move-out

Furnished Finder is effectively a listing directory. Payments, deposits, and damage resolution happen off-platform. Your documentation burden is higher because there’s no AirCover equivalent to fall back on.

### Corporate Housing and Direct Bookings

Corporate housing operators have figured this out. National Corporate Housing’s GSA catalog describes a [“perfect move-in inspection prior to each move-in”](https://nationalcorphousing.bynder.com/m/3ac1479f8fdd2719/original/GSA-Catalog-10-10-2025.pdf) and keeps credit cards on file for damages.

If you’re booking corporate relocations directly, you need similar rigor. The guest might be great, but their company is paying the bill. When damage happens, the guest has no personal incentive to acknowledge it, and the company will require documentation before authorizing any additional charges.

Get the credit card authorization upfront. Document the condition before they arrive. Do mid-stay walkthroughs. Your leverage is your documentation.

## The Wear vs. Damage Line for Long Stays

This is where most extended-stay claims fall apart.

Airbnb uses an “Actual Cash Value” calculation that includes [depreciation and “out-of-date/no longer in use” deductions](https://www.airbnb.com/help/article/2869). A 3-year-old couch isn’t worth what you paid for it. A couch that’s been sat on daily for 60 days is worth even less.

Waivo’s terms (for the coverage that still exists) explicitly exclude “prior damage or normal wear and tear” and “cosmetic damage” like [marring, scuffs, scratching, and discoloration](https://waivo.io/ff-termsofservice/).

So what’s actually claimable after a 60-day stay?

**Claimable:**
- Cigarette burns (discrete incident, not wear)
- Stains that weren’t there before (with timestamped photos)
- Broken furniture, appliances, fixtures
- Missing items
- Holes in walls, damaged doors

**Probably not claimable:**
- General fabric wear on furniture
- Carpet matting in high-traffic areas
- Minor scuffs on walls and baseboards
- Finish wear on countertops and cabinets

The line is between *incident-based damage* and *use-based degradation*. Your documentation needs to capture the former with enough specificity that it doesn’t look like the latter.

A photo of a stained couch cushion at checkout doesn’t prove anything. A photo of the same cushion at the 30-day inspection, clean, followed by a photo at checkout showing a new stain, proves the stain happened in the final 30 days.

## Security Deposits Under Tenant Law

Extended stays often come with larger security deposits. But once a guest stays long enough to trigger tenant protections, you’re playing by different rules.

### Return Timelines That Apply

These vary by state and are strictly enforced:

| State | Return Deadline | Source |
| --- | --- | --- |
| California | [21 days](https://selfhelp.courts.ca.gov/fa/node/1268) | Itemized statement required |
| New York | [14 days](https://ag.ny.gov/publications/residential-tenants-rights-guide) | Itemized receipt for deductions |
| Texas | [30 days](https://www.trla.org/security-deposits-toolkit) | With conditions (forwarding address) |
| Florida | [15-30 days](https://legalclarity.org/florida-law-on-security-deposit-returns/) | 15 if no claim, 30 if claiming |

Miss the deadline, and you may owe the full deposit back regardless of damage.

### Documentation Requirements for Withholding

Some states require specific condition documentation to retain any portion of a security deposit.

Massachusetts mandates a [signed Statement of Condition](https://www.mass.gov/info-details/mandatory-statement-of-condition) with a comprehensive list of existing damage. The tenant has 15 days to return corrections.

Washington requires a [written checklist covering walls, floors, furniture, and appliances](https://www.washingtonlawhelp.org/vi/deposits-and-damages) when a deposit is collected.

This isn’t optional. If you collect a $3,000 deposit for a 90-day stay and try to withhold $800 for damage, you need documentation that meets your state’s legal standard. A few photos from turnover might not cut it.

We’ve written extensively about how [security deposits compare to damage waivers and platform protection](https://www.rapideyeinspections.com/blog/security-deposits-vs-damage-waivers-vs-platform-protection). For extended stays, deposits often make more sense, but the documentation burden is higher.

### Cap Considerations

California’s AB 12 (effective July 2024) limits security deposits to [one month’s rent](https://a17.asmdc.org/press-releases/20240628-starting-monday-it-will-be-illegal-landlords-charge-more-one-months-rent) for most landlords. If your monthly rate is $3,500 and you’re expecting $5,000+ in deposit coverage, check your local laws.

## What Baseline Comparison Looks Like Across Months

Here’s where the temporal problem becomes really clear.

Standard baseline comparison works when you’re comparing photos taken days apart. The lighting is similar. The furniture hasn’t shifted much. Changes are obvious.

Compare photos from January to photos from March, and you’re dealing with:

- Different natural lighting (sun angle changes)

- Seasonal differences (holiday decorations, then none)

- Furniture that’s been moved and put back slightly differently

- Minor wear that accumulated legitimately

- Changes the guest made and reversed

Manual review can’t reliably separate intentional damage from this noise. Even careful property managers miss things.

This is where RapidEye does something different. Our system doesn’t just compare “before” and “after.” It’s comparing against a [structured baseline](https://www.rapideyeinspections.com/blog/ai-baseline-comparison-catches-what-inspections-miss) that accounts for expected variation. It’s trained to distinguish between the couch being in a slightly different position (normal) and the couch having a new tear in the upholstery (damage).

For extended stays specifically, the mid-stay documentation touchpoints I mentioned earlier become even more valuable when you’re feeding them into automated analysis. Each 30-day checkpoint creates an intermediate baseline. If something appears at checkout, the system can pinpoint which window it appeared in.

You can see [real examples of what this catches](https://rapideyeinspections.com/showcase/) on our showcase page, including subtle changes that would be nearly impossible to spot manually across a 60-day gap.

## Practical Scenarios

### The Traveling Nurse at Day 45

You do a mid-stay visit and notice a burn mark on the kitchen counter. The nurse has been there 45 days. They say they don’t know what caused it.

Without mid-stay documentation, this is their word against yours. With a 30-day checkpoint showing no burn mark, you’ve narrowed it to a 15-day window. Still not perfect, but much stronger for a claim.

### Corporate Relocation, Company Paying

The guest’s company booked 90 days for a relocation. At checkout, there’s significant damage to a bedroom closet door. The guest acknowledges it happened but says it was an accident.

The company won’t authorize damage charges without documentation proving the damage occurred during this specific stay and showing the actual repair cost. You need timestamped pre-arrival photos, checkout photos, and repair estimates. The company’s accounts payable department doesn’t care about your word.

### Digital Nomad Disputes Everything

A remote worker stayed 60 days. At checkout, you find several issues: stained carpet, scratched hardwood, missing kitchen items. The guest disputes all of it. They have credit card statements showing they traveled extensively during the stay, barely using the property.

Their argument: “I was barely there. This is wear and tear or pre-existing.” Without granular documentation showing these specific issues appeared during this booking, you’re stuck.

## The Bottom Line

Extended stays are operationally attractive. Less turnover, premium rates, professional guests. But they require a completely different documentation approach.

**At minimum:**

- [Set up proper baselines](https://www.rapideyeinspections.com/blog/property-documentation-before-first-guest-baseline-setup) before the stay starts

- Include inspection rights in your lease

- Schedule mid-stay touchpoints (housekeeping, maintenance, or explicit inspections)

- Document at each touchpoint, not just turnover

- Know your platform’s claim deadlines and your state’s deposit rules

The market is moving toward more extended stays. [Airbnb reports 17% of gross nights booked are now 28+ days](https://s26.q4cdn.com/656283129/files/doc_financials/2024/q1/Airbnb_Q1-2024-Shareholder-Letter_Final-1.pdf). This isn’t a niche segment anymore.

If you’re adding medium-term rentals to your portfolio, build the documentation infrastructure first. If you’re already taking these bookings with your standard STR process, you’re exposed in ways you might not realize until a claim gets denied.

## FAQ

**Do Airbnb monthly stays have different damage claim rules?**

The timelines are the same: 14 days to pursue reimbursement, 30 days to file with Host Damage Protection. The challenge is that Airbnb excludes damage from “degradation over time due to use, age, or lack of maintenance.” After 60+ days, more damage looks like gradual wear, making claims harder to win.

**Does Furnished Finder have damage protection?**

As of October 2025, Furnished Finder no longer partners with Waivo for damage protection. Hosts must handle deposits and damage claims independently through their lease agreements.

**Can I inspect my property during a 30+ day stay?**

Depends on your jurisdiction. Once tenant rights attach (often at 30 days in states like California, Illinois, and New York), you typically need proper notice (12-24 hours) and a legitimate purpose. Include inspection rights in your lease and frame visits as maintenance checks.

**How do I prove damage on a 60-day stay isn’t just normal wear?**

Mid-stay documentation. If you can show the damage didn’t exist at the 30-day mark, you’ve narrowed the window and demonstrated it wasn’t gradual wear. Specific incidents (burns, stains, breaks) are claimable. General fabric wear and surface dulling usually aren’t.


Florida Smoke & CO Detector Requirements for Vacation Rentals (2026)

State law and local requirements for smoke detectors, CO alarms, and fire extinguishers in Florida short-term rentals. Covers DBPR rules plus Miami-Dade, Osceola, Panama City Beach, Monroe County, Fort Lauderdale, and more.

# Florida Smoke & CO Detector Requirements for Vacation Rentals

What Florida law actually requires for smoke alarms, carbon monoxide detectors, and fire extinguishers in short-term rentals. State statutes, Florida Building Code, DBPR licensing rules, and the local requirements that six major markets add on top.

## Florida State Baseline (Applies Everywhere)

## Section 1Two layers of regulation

Florida vacation rentals operate under two layers of safety requirements. The first is state law: Florida Statutes 553.883, 553.885, and Chapter 509, plus the Florida Building Code and Florida Fire Prevention Code. These apply to every short-term rental in the state regardless of where it's located.

The second layer is municipal. Cities and counties across Florida add their own requirements on top of state law, and these vary significantly. Miami-Dade requires a Certificate of Use with a fire inspection. Monroe County mandates hardwired, daisy-chained smoke alarms with battery backup. Fort Lauderdale requires annual safety inspections and noise monitoring devices. Panama City Beach passed an entire ordinance (Ordinance 1632) in 2024 with detailed fire inspection protocols.

If you operate in multiple Florida markets, you need to track both layers. State law sets the floor. Your local jurisdiction almost certainly adds requirements above it.

This guide is built for operations teams managing vacation rental portfolios, not individual hosts setting up their first listing. It covers what you need to know to keep properties compliant across multiple markets and verify compliance at every turnover.

## Section 2State-level requirements

### Smoke alarms

Florida's smoke alarm requirements come from two sources: the Florida Building Code (which incorporates NFPA standards) and [Florida Statute 553.883](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.883.html) (which governs battery standards for replacements).

Any new or replacement battery-powered smoke alarm installed in a one-family or two-family dwelling must use a non-removable, non-replaceable battery that powers the alarm for at least 10 years. This has been in effect since January 1, 2015.

Exemptions: alarms connected to a centrally monitored system, wireless-connected alarms, and multi-sensor devices (combined smoke/CO) listed by a nationally recognized testing laboratory.

### Carbon monoxide detectors

According to [Florida Statute 553.885](https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.885.html), CO alarms are required in buildings with a fossil-fuel-burning heater or appliance, a fireplace, or an attached garage. This applies to buildings where the permit was issued on or after July 1, 2008.

This statute applies to new construction (permit issued after July 1, 2008) and additions that extend floor area, story count, or building height. It does **not** retroactively apply to existing buildings undergoing renovations unless the work constitutes an addition.

However, most municipal STR ordinances require CO detectors regardless of when the building was constructed. Do not assume you're exempt based on building age alone.

If a vacation rental has no gas appliances, no fireplace, and no attached garage, Florida state law does not require CO detectors. But many municipalities require them anyway as part of their STR permitting process. And both Airbnb and Vrbo strongly recommend CO detectors in all listings. Best practice: install them everywhere.

### Fire extinguishers

According to [Chapter 69A-43 of the Florida Administrative Code](https://www.mywaltonfl.gov/FAQ.aspx?QID=263), fire extinguisher requirements for Florida vacation rentals follow NFPA 10 (Standard for Portable Fire Extinguishers).

### DBPR licensing

According to [Chapter 509, Florida Statutes](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0509/Sections/0509.032.html), Florida classifies vacation rentals as "public lodging establishments." Any dwelling rented for periods of less than 30 days (or one calendar month) more than three times per year must be licensed by the Department of Business and Professional Regulation (DBPR).

As a licensed public lodging establishment, your properties must comply with the Florida Building Code and Florida Fire Prevention Code. DBPR has the authority to inspect before or after licensing, and will inspect if they receive complaints. Unlike hotels and restaurants, vacation rentals do not require a mandatory opening inspection.

For buildings three stories or higher, DBPR requires a Certificate of Balcony Inspection every three years.

## Section 3What major Florida markets add

Here's where it gets complicated. Every major STR market in Florida layers additional safety requirements on top of state law. The table below compares requirements across seven of the largest vacation rental markets. Click on any market below the table for the full breakdown.

| Market | Local inspection | Smoke alarms | CO detectors | Fire ext. | Extras |
| --- | --- | --- | --- | --- | --- |
| Miami-Dade | YesCertificate of Use | YesPer state code | YesPer state code | YesPer state code | Pool safety features, guest register, sexual offender screening |
| Orlando / Orange Co. | YesCode enforcement | Yes | Yes | Yes | Emergency exit floor plans posted. Orange County enforcement is complaint-driven. |
| Osceola County | YesInitial + $160 fee | Yes | Yes | Yes | Floor plan with device locations, emergency exit plan, $1M liability insurance |
| Panama City Beach | YesFire dept. inspection | YesEach guest room | Yes | Yes | Evacuation routes posted, beach flag signage, max 1 person per 150 sq ft |
| Monroe County | YesFire Marshal | YesPer Fire Marshal checklist | YesPer Fire Marshal checklist | YesPer Fire Marshal checklist | Fees: $125-$400 by bedroom count. Contact Fire Marshal for full checklist. |
| Fort Lauderdale | YesAnnual inspection | YesHardwired required | YesHardwired required | Yes | Noise monitoring (180-day retention), pool fence + alarms |
| Largo | YesAnnual + life safety | YesHardwired required | YesPer state code | YesEach floor | Two separate inspections: compliance + life safety. Annual high-hazard renewal ($100). |

### Miami-Dade County

Miami-Dade requires a **Certificate of Use (CU)** before listing or advertising a short-term rental. The CU costs $139.44 annually, plus $97.84 inspection fee and $17.42 surcharge ($246.78 total). Must be renewed annually.

- **Pool safety:** At least one pool safety feature required (safety barrier, cover, alarm, or door latch/alarm) for properties hosting children under six

- **Guest register** with names and dates of stay, available for county inspection

- **Sexual offender screening:** Must confirm prospective guests are not registered sexual offenders or predators

- **Occupancy limit:** Maximum 2 persons per bedroom plus 2 additional per property, up to 12 total (excluding children under 3)

The CU application triggers a property inspection. Smoke detectors, fire extinguishers, and other fire safety equipment are governed by the Florida Building Code and Fire Prevention Code, which apply to all licensed vacation rentals statewide. Contact Miami-Dade Building Department for the specific inspection checklist.

### Orlando / Orange County

Orlando and unincorporated Orange County have separate STR ordinances, so check which jurisdiction your property falls under. Both require a permit and must pass safety and compliance inspections before operating.

- **Working smoke detectors** required

- **Carbon monoxide alarms** required

- **Fire extinguishers** required

- **Emergency exit floor plans** posted in the property

Orange County enforcement is complaint-driven, with escalating fines: $250 first offense, $500 second, $1,000+ third, with a potential one-year STR ban after two violations. If you manage properties on both sides of the county line (common in the Disney corridor), verify which ordinance applies to each property.

### Osceola County (Kissimmee)

Osceola County, the gateway to Disney-area vacation rentals, requires an **STR license** from the Community Development Department. The initial inspection fee is $160, with $100 for re-inspections.

- **Working smoke detectors** throughout the property

- **Carbon monoxide alarms** per state requirements

- **Fire extinguishers** accessible and maintained

- **Emergency exit floor plans** posted in the property

- **Floor plan** submitted with application showing room dimensions and locations of all smoke detectors, fire extinguishers, and emergency exits

- **Liability insurance:** Minimum $1,000,000 coverage required

Properties must meet all safety, occupancy, and building standards set by the Florida Building Codes. A home inspection verifies minimum construction, design, and maintenance requirements for habitability, health, and safety.

### Panama City Beach

Panama City Beach passed **Ordinance 1632** in 2024, establishing registration, reporting, and inspection requirements for all vacation rentals in the city. Fire inspections are conducted by the Panama City Beach Fire Department.

- **Single-station smoke detectors** in each guest room (if not connected to a locally alarmed central system)

- **Fire extinguishers** on each floor

- **Evacuation routes** posted and accessible

- **Beach flag system signage** posted

- **Required postings** near main entrance or on refrigerator: rental unit address, responsible party name and phone, maximum occupancy, trash pickup days, nearest hospital location, beach safety flag information, building evacuation map

- **Occupancy:** 1 person per 150 sq ft of habitable space. Higher occupancy requires passing a life safety inspection with no fire code violations.

After registration payment, owners schedule an inspection through the [Panama City Beach Fire Inspections Division](https://www.pcbfl.gov/departments/fire-department/fire-inspections).

### Monroe County (Key West / Florida Keys)

Monroe County requires a **Fire and Life Safety Inspection** by the Fire Marshal's office for both initial and renewal permits. Fees are based on bedroom count: $125 (1BR), $250 (2-3BR), $400 (4+BR). Reinspection fees apply after the third inspection (base + $50).

The Fire Marshal's inspection verifies fire safety compliance, but the county's public-facing website does not publish the full inspection checklist. Contact the Monroe County Fire Marshal's office directly for the current checklist, or consult [Land Development Code Section 134-1(b)](https://library.municode.com/fl/monroe_county/codes/land_development_code) for the detailed safety specifications.

Given the Keys' older housing stock, operators should confirm with the Fire Marshal whether hardwired smoke alarms and emergency lighting are required for their specific property type, as requirements may exceed state minimums.

### Fort Lauderdale

Fort Lauderdale requires all registered short-term rentals to pass a **mandatory Annual Safety Inspection** to receive a Certificate of Compliance (governed by Ordinance C-16-25). Re-inspections cost $100 each.

- **Hard-wired smoke and CO detectors:** Per the ordinance, the detection system must be "interconnected, hard-wired, and receive primary power from the building wiring." Battery-only units will fail inspection.

- **Fire extinguisher(s)** required

- **Pool fence and alarms** required for properties with pools

- **Landline phone** required in the unit

- **Noise detection device:** Each vacation rental must have a noise level detection device. All data must be retained for 180 days and made available to the city upon request.

Fort Lauderdale's hardwired requirement for both smoke and CO detectors means battery-only units will fail inspection, even if they meet state minimums for existing construction. Contact the city's [Vacation Rental Program](https://www.fortlauderdale.gov/vacationrental) for the full inspection checklist and current fee schedule.

### Largo (Pinellas County)

Largo requires **two separate inspections** before you can rent: a compliance inspection by the Community Standards Division (727-587-6799) and a Life Safety inspection by the Fire Department (727-587-6740), in that order. After initial licensing, an annual high-hazard inspection is required per the Florida Fire Code ($100 per the city's fee ordinance).

- **Smoke alarms:** Interior hard-wired smoke detectors required

- **Fire extinguishers:** Portable extinguisher on each floor, in open areas or with visible location markings

- Must meet Florida Building Code, Florida Fire Code, Florida Life Safety Code, and City Comprehensive Development Code

Schedule the high-hazard inspection with Largo Fire Rescue at (727) 587-6714.

For operators managing properties in multiple Florida markets, keeping track of which requirements apply where is one of the harder parts of scaling. [Lodge Compliance](https://lodgecompliance.com) maintains a regulatory database that compiles permit, inspection, and tax requirements by property address across Florida jurisdictions.

## Section 4New construction vs. existing homes

This distinction trips up property managers constantly. The requirements differ depending on when the property was built (or last significantly renovated).

#### New construction (permit issued after July 1, 2008)

- Smoke alarms must be **hardwired** to the home's electrical system

- All smoke alarms must be **interconnected** (wired or wireless) so one triggers all

- CO detectors required if gas appliances, fireplace, or attached garage are present

- CO detectors can be hardwired or battery-powered

#### Existing construction (permit before July 1, 2008)

- Smoke alarms may use **10-year sealed batteries** instead of hardwiring (per F.S. 553.883)

- CO detectors are **not required by state law** (F.S. 553.885 doesn't apply retroactively to existing buildings)

- However, most municipal STR ordinances override this and require CO detectors regardless of building age

- Any replacement smoke alarm must still use the 10-year non-removable battery standard

Even if state law doesn't require CO detectors in your older properties, your municipal STR permit almost certainly does. And even where neither technically requires it, Airbnb's Enhanced Clean program and Vrbo's trust and safety guidelines both expect CO detectors in every listing. Install them in every property. The cost of a combo smoke/CO alarm ($30-50) is trivial compared to a failed inspection, a denied claim, or a guest safety incident.

## Section 5Turnover verification checklist

State law and municipal codes tell you what to install. But compliance is not a one-time event. Detectors need to be functional at every turnover, not just at the annual inspection. Here's what your team should verify between every guest.

### Between-guest safety check

## Section 6What noncompliance costs

The financial exposure from noncompliant safety equipment goes well beyond inspection fines.

The most expensive outcome isn't a fine. It's a guest incident at a property where safety equipment was missing, expired, or non-functional. In that scenario, you're simultaneously facing a denied insurance claim, personal liability, regulatory action, and platform removal.

## Section 7Airbnb and Vrbo requirements

Platform requirements add a third layer beyond state and municipal law. Neither Airbnb nor Vrbo can enforce installation, but both have policies that affect your listing visibility and claim eligibility.

- **Airbnb** requires hosts to confirm working smoke and CO detectors during listing setup. Listings without confirmed detectors may have reduced visibility. AirCover for Hosts claims can reference safety equipment status.

- **Vrbo** requires hosts to disclose safety equipment in the listing details. Vrbo's Liability Insurance Program coverage is contingent on the property meeting local safety codes. Failure to meet local requirements can void Vrbo's coverage.

If you file a damage claim through AirCover or Vrbo's protection program after a fire or CO-related incident, the platform will check whether your property had working safety equipment. Missing or expired detectors gives them grounds to deny your claim. This is independent of whether you meet state law requirements.

### Related guides

- [Post-Cleaning Inspection Checklist](https://rapideyeinspections.com/blog/vacation-rental-cleaning-inspection-checklist/) - QA verification checklist including safety equipment checks

- [Vacation Rental Maintenance Schedule](https://rapideyeinspections.com/tools/maintenance-schedule/) - Month-by-month maintenance calendar including detector testing and extinguisher inspections

- [How to Choose STR Insurance](https://rapideyeinspections.com/blog/how-to-choose-str-insurance-what-policy-actually-covers/) - What your policy actually covers and what voids it

- [STR Insurance Claims Documentation](https://rapideyeinspections.com/blog/str-insurance-claims-documentation-requirements/) - What insurers require and why documentation fails


Florida requires battery-powered emergency lighting in all licensed vacation rentals per FAC 69A-43.018. Must illuminate the primary exit for at least 1 hour. Most operators don't know about this.

# Florida Vacation Rental Emergency Lighting Requirements

## What the law requires

According to [FAC 69A-43.018 (cited in Walton County's official fire safety FAQ)](https://www.mywaltonfl.gov/FAQ.aspx?QID=263), one- and two-family dwellings licensed as public lodging establishments must have battery-powered emergency lighting that illuminates the primary exit for a minimum duration.

## What else 69A-43.018 requires

According to the same FAC section, emergency lighting is part of a broader set of fire safety standards for vacation rentals that also includes:

- **Means of egress:** A minimum of one primary exit and one independent secondary escape route

- **Floor diagrams:** Required postings showing exits and room identification

- **Unvented heaters:** Prohibited in vacation rental units

- **Hearing-impaired detectors:** Must be available upon guest request (1 per 50 units maximum)

## What counts as emergency lighting

The requirement can be satisfied with standalone battery-powered emergency light units (the kind you see in commercial hallways, typically $15-40 per unit). These plug into a standard outlet, charge continuously, and activate automatically during a power outage. They don't need to be hardwired into the building's electrical system.

For multi-story properties, place emergency lighting to illuminate the path from each sleeping area to the primary exit, including any stairwells. A single unit near the main exit may suffice for a single-story property; multi-story homes will need one per level.

## Why this matters for turnovers

Emergency lights are battery-powered devices. Batteries degrade over time, and guests occasionally unplug units that have indicator lights they find annoying at night. Your turnover team should verify:

- Emergency light unit is present and plugged in

- Charging indicator light is on

- Press the test button to confirm the light activates

- Replace any unit that fails to illuminate or is older than the manufacturer's recommended lifespan (typically 5-10 years)

### Sources

[Walton County FAQ: Fire Safety Standards for Vacation Rentals](https://www.mywaltonfl.gov/FAQ.aspx?QID=263) (citing FAC 69A-43.018, verified April 2026)https://www.mywaltonfl.gov/FAQ.aspx?QID=263


Florida Vacation Rental Fire Extinguisher Requirements (2026)

Florida requires a 2A:10B:C fire extinguisher on every floor of a licensed vacation rental per FAC 69A-43. Type, placement, inspection, and maintenance requirements.

# Florida Vacation Rental Fire Extinguisher Requirements

According to [Florida Administrative Code Chapter 69A-43](https://regulations.justia.com/states/florida/69/69a/chapter-69a-43/section-69a-43-018/), uniform fire safety standards apply to all transient public lodging establishments, which includes all DBPR-licensed vacation rentals. Section 69A-43.018 specifically covers one- and two-family dwellings, recreational vehicles, and mobile homes licensed as public lodging.

## What the rating means

The "2A:10B:C" rating tells you what types of fires the extinguisher can handle and how effective it is:

A multi-purpose dry chemical (ABC) extinguisher covers all three classes. This is the standard residential extinguisher available at any hardware store for $30-60.

## Placement rules

According to [FAC 69A-43 (via Walton County's official FAQ)](https://www.mywaltonfl.gov/FAQ.aspx?QID=263), the extinguisher must be:

- **One per floor/level** of the living unit

- **Wall-mounted** in an open common area, or in an enclosed space with visible markings showing the location

- **Within 40 feet of travel distance** from any point on that floor

- **Unobstructed** and accessible (not behind locked doors, inside cabinets, or blocked by furniture)

## Inspection and maintenance

According to NFPA 10 (Standard for Portable Fire Extinguishers), fire extinguishers must be inspected and maintained on a regular schedule. In Florida, licensed fire equipment dealers are required to perform this service per [FAC Chapter 69A-21](https://www.myfloridacfo.com/docs-sf/state-fire-marshal-libraries/sfm-documents/bfp/florida-fire-prevention-code/69a-21.pdf).

- **Annual professional inspection** by a licensed dealer, documented with an inspection tag

- **6-year maintenance** (internal exam and recharge)

- **12-year hydrostatic test** or replacement

At most properties, the simplest approach is to replace extinguishers every 6 years rather than paying for maintenance on a $40 unit.

## What your team should check every turnover

- Extinguisher present on each floor, in its designated location

- Pressure gauge is in the green zone (not in red/recharge)

- Safety pin and tamper seal are intact (not discharged by a guest)

- Annual inspection tag is current

- No visible corrosion, dents, or damage to the unit

Guests occasionally discharge extinguishers (sometimes playfully, sometimes to deal with a cooking fire they don't report). A missing tamper seal or a gauge in the red zone means the unit was used and needs immediate replacement before the next guest checks in.

### Sources

[Walton County FAQ: Fire Safety Standards for Vacation Rentals](https://www.mywaltonfl.gov/FAQ.aspx?QID=263) (citing FAC 69A-43, verified April 2026)https://www.mywaltonfl.gov/FAQ.aspx?QID=263

[FAC 69A-43.018 via Justia](https://regulations.justia.com/states/florida/69/69a/chapter-69a-43/section-69a-43-018/)https://regulations.justia.com/states/florida/69/69a/chapter-69a-43/section-69a-43-018/


We mapped 688 Florida vacation rental management companies from the VRMA directory: the largest operators, top-5 concentration (19%), dominant software, and what the data means. Primary-source figures, cleaned.

# Florida Vacation Rental Management Companies: The 2026 Market in Numbers

We pulled every Florida member of the national vacation rental managers’ association and ranked the market by the numbers: how many companies, who manages the most units, how concentrated it is, and what software runs it.

**Florida is home to 688 VRMA-member vacation rental management companies**, of which 322 disclosed a unit count totaling 28,057 managed units. The market is best described as the most fragmented major market in the country.

The largest reporting operator is **Nocturne Luxury Villas** at roughly 1,500 units. The top five reporting operators control about 19 percent of all units disclosed, the most common property management system among members is Streamline, and the median member company was founded around 2014.

## 01Florida at a glance

VRMA member companies headquartered in Florida, March 2026.

## 02The largest operators

Ranked by self-reported units managed. Figures are disclosed by the operators themselves.

| # | Operator | Units (self-reported) |
| --- | --- | --- |
| 1 | Nocturne Luxury VillasJacksonville | 1,500 |
| 2 | Prime VacationsBradenton | 1,100 |
| 3 | Sandestin Golf and Beach ResortMiramar Beach | 1,040 |
| 4 | Panhandle GetawaysPanama City Beach | 915 |
| 5 | 360BlueSanta Rosa Beach | 731 |
| 6 | Royal Shell VacationsSanibel Island | 541 |
| 7 | Sextant StaysMiami | 500 |
| 8 | Ocean Reef Vacation Rentals & Real EstateDestin | 500 |
| 9 | Scenic Stays Vacation RentalsDestin | 450 |
| 10 | Jeeves Florida RentalsDavenport | 448 |

## 03How concentrated is the market?

The five largest reporting operators control about **19 percent** of every unit disclosed by Florida members. That is unusually fragmented, the mark of a market with no dominant operator.

## 04What software runs the market

Most-named property management systems among Florida members.

According to the VRMA directory, the unit-heavy incumbents in Florida still lean on Streamline and legacy HomeAway/Escapia systems, the same generational pattern we documented across the whole industry in [the PMS market analysis](https://rapideyeinspections.com/blog/vacation-rental-pms-generational-shift/).

## 05What the data says

Florida is the largest and most fragmented vacation rental market in the United States. According to the VRMA public member directory (compiled March 2026), 688 Florida-based management companies are members, more than any other state, yet the five largest reporting operators together account for just 19 percent of the units reported. No single company dominates. The biggest reporting operator, Nocturne Luxury Villas, manages roughly 1,500 units, a rounding error against a market this size.

The map inside Florida is really several markets. The Gulf-coast Panhandle around Destin and 30A produced a cluster of mid-size operators (360Blue, Panhandle Getaways, Sandestin Golf and Beach Resort), the Orlando theme-park corridor runs on high-volume villa managers, and South Florida and the Keys skew toward luxury single-home portfolios. The median Florida member was founded around 2014, a younger cohort than the established realty markets farther north.

## 06Compare other states

Figures come from RapidEye's analysis of the **VRMA (Vacation Rental Management Association) public member directory**, compiled March 2026. Counts cover companies that list a Florida headquarters. Unit counts are **self-reported**; only 322 of 688 Florida members disclosed one, so the 28,057-unit total is a floor, not a census of every short-term rental in the state.

We de-duplicated companies that appear under multiple brand spellings (keeping the higher figure) and excluded entries whose self-reported totals reflect national franchise networks, timeshare or HOA portfolios, or brands since acquired and folded into a national operator. In Florida, the only entries removed were small iTrip franchise affiliates, whose units are counted with the national franchise rather than the state.

## 07Sources

- VRMA (Vacation Rental Management Association) — Public Member Directory, compiled March 2026 (primary data set).https://www.vrma.org/search/newsearch.asp

- RapidEye — The Largest Short-Term Rental Management Companies (2026).https://rapideyeinspections.com/blog/largest-short-term-rental-management-companies/

- RapidEye — The Vacation Rental PMS Market Just Flipped: 40 Years in One Chart.https://rapideyeinspections.com/blog/vacation-rental-pms-generational-shift/

## 08Frequently asked

### How many vacation rental management companies are in Florida?

According to the VRMA public member directory compiled in March 2026, Florida has 688 member vacation rental management companies. Of those, 322 disclosed a unit count, together reporting 28,057 managed units.

### Who is the largest vacation rental management company in Florida?

Based on self-reported figures in the VRMA directory, the largest reporting operator in Florida is Nocturne Luxury Villas with approximately 1,500 units. The five largest reporting operators together account for about 19 percent of all units disclosed by Florida members.

### What property management software do Florida vacation rental companies use?

Among Florida members that named a property management system, Streamline is the most common, consistent with the broader pattern in which Streamline and legacy HomeAway/Escapia systems still run most unit-heavy incumbents.


Furniture damage claims get denied more than any other type. Learn the documentation requirements, platform differences, and how to prove it wasn't wear and tear.

# Guest Damaged Your Furniture? Here's How to Actually Get Reimbursed

Scratched dining tables. Stained couches. Broken chair legs. Torn upholstery. If you’re managing short-term rentals, you’re dealing with furniture damage constantly. It’s probably the most common damage category in STRs.

It’s also the hardest to get reimbursed for.

The problem isn’t that platforms don’t cover furniture. [Airbnb’s Host damage protection explicitly covers furnishings](https://www.airbnb.com/help/article/279), and [Vrbo’s damage deposit policy specifically mentions “broken or damaged items, such as furniture or appliances.”](https://www.vrbo.com/en-sg/tlp/trust-and-safety/damage-deposit-policy) The problem is the two words that kill most furniture claims: **wear and tear.**

## Why Furniture Claims Get Denied

Airbnb defines ordinary wear and tear as [“deterioration in condition of property that occurs under normal use and conditions”](https://www.airbnb.com/help/article/2906/) and explicitly excludes it from coverage. When a guest gouges your dining table or tears your couch fabric, they’ll often argue it was already like that or that it’s just normal use.

With pet urine on a mattress or a hole punched in drywall, the damage is obvious and hard to dispute. But a new scratch on a wooden table? A fresh stain on a dark couch? That’s where things get murky.

The distinction matters legally too. [Texas property code](https://guides.sll.texas.gov/landlord-tenant-law/security-deposits), for example, separates normal deterioration from “negligence, carelessness, accident, or abuse.” [Zillow’s breakdown](https://www.zillow.com/learn/what-is-normal-wear-and-tear/) gives helpful examples: worn carpet patterns are wear and tear, but a large wine stain is damage.

For furniture specifically:

| Wear and Tear | Actual Damage |
| --- | --- |
| Minor fading from sunlight | Cigarette burns |
| Small scuffs on table legs | Deep scratches or gouges |
| Slight cushion compression | Tears or rips in fabric |
| Loose hardware over time | Broken legs or structural damage |
| Light pilling on upholstery | Large stains from spills |

## The Baseline Photo Problem

Here’s where most furniture claims fall apart. A guest disputes the damage, claiming it was pre-existing. The platform asks for proof it wasn’t there before. And you don’t have it.

[Reddit threads are full of this exact scenario](https://www.reddit.com/r/AirBnB/comments/1ljxw5d). Hosts charging for couch damage, guests insisting it was already there. Without timestamped before photos showing the exact condition of that specific piece of furniture, it becomes your word against theirs.

Airbnb’s documentation requirements are extensive. [They ask for](https://www.airbnb.com/help/article/3528):

- Photos and videos as evidence

- A complete inventory of damaged items

- Make and model information

- Purchase date or when you acquired the item

- Condition at the time of loss

- Repair or replacement cost with justification

That last point about “condition at time of loss” is the key. You need to prove what condition the furniture was in before this guest checked in. For a 6-year-old couch that’s hosted hundreds of guests, that’s not easy without systematic documentation.

## Platform Differences: Airbnb vs Vrbo

Both platforms give you **14 days after checkout** to file, but the mechanics differ.

### Airbnb

- File in the Resolution Center within 14 days

- Guest has 24 hours to respond

- If they decline or ignore, you can escalate to AirCover

- [Most hosts can’t charge security deposits](https://www.airbnb.com/help/article/140) (only some software-connected hosts can)

- Airbnb can charge the guest’s payment method [up to $500](https://www.airbnb.com/help/article/2908) directly

One property manager [analyzed 20,000+ bookings](https://avadaproperties.com/airbnb-vrbo-damage-claims-statistics-and-assumptions/) and found hosts recovered only **56.75% of the amounts they claimed** on Airbnb. That’s a lot of partial approvals and denials.

### Vrbo

- File within 14 days of checkout

- [Claims are often processed immediately](https://help.vrbo.com/articles/How-do-I-file-a-damage-deposit-claim) with funds deposited in 3-7 business days

- Vrbo covers valid claims up to your damage deposit amount even if they can’t collect from the guest

- You can require a [card on file with no pre-authorization hold](https://help.vrbo.com/articles/What-happens-if-my-card-on-file-is-charged-for-property-damage)

- Guests can also purchase [Accidental Damage Protection](https://help.vrbo.com/articles/What-is-Damage-Protection) ($59-$119 for $1,500-$5,000 coverage)

That same analysis showed **68.29% recovery rate on Vrbo**. The deposit model seems to help.

One important note: [Vrbo’s included $1M coverage is liability insurance only](https://www.vrbo.com/l/liability-insurance/). It covers if a guest gets injured, not damage to your furniture. Don’t assume you’re covered without a damage deposit set up.

## What Furniture Damage Actually Costs

Before filing a claim, know your numbers. Platforms expect cost justification, and “it was expensive” doesn’t cut it.

**Repair options:**
- General furniture repair: [$106-$274 average](https://www.homeadvisor.com/cost/home-design-and-decor/repair-furniture/)
- Structural fixes (broken legs, frames): $100-$500
- Table refinishing: [$150-$1,200](https://www.angi.com/articles/cost-to-refinish-table.htm/) depending on size

**Reupholstery:**
- Average cost: [$740](https://www.homeadvisor.com/cost/home-design-and-decor/upholster-furniture/)
- Standard sofa: $1,000-$2,500
- Sectional: $2,000-$4,500

**Replacement:**
- Queen mattress average: [around $1,000](https://www.consumeraffairs.com/furniture/mattress-statistics.html)

For small damage, repair often makes more sense financially and looks better to the platform. Filing a $2,000 couch replacement claim for a 6-inch tear when reupholstery costs $300 will raise flags.

## Step-by-Step: Filing a Furniture Damage Claim

- **Document immediately after discovering the damage.** Photos and video from multiple angles. Include context shots showing the room and close-ups of the damage.

**Document immediately after discovering the damage.** Photos and video from multiple angles. Include context shots showing the room and close-ups of the damage.

- **Pull your baseline photos.** This is where having systematic pre-stay documentation saves you. You need timestamped images showing the furniture’s condition before this guest.

**Pull your baseline photos.** This is where having systematic pre-stay documentation saves you. You need timestamped images showing the furniture’s condition before this guest.

- **Get repair estimates.** Contact a local furniture repair service or upholsterer. Written estimates with line items carry weight.

**Get repair estimates.** Contact a local furniture repair service or upholsterer. Written estimates with line items carry weight.

- **Gather purchase documentation.** Original receipts, order confirmations, or bank statements showing what you paid.

**Gather purchase documentation.** Original receipts, order confirmations, or bank statements showing what you paid.

- **File within the deadline.** 14 days on both platforms. Don’t wait.

**File within the deadline.** 14 days on both platforms. Don’t wait.

- **Be specific in your description.** “Guest damaged couch” won’t work. “8-inch tear on left cushion consistent with sharp object, not present in pre-stay photos dated [X]” is better.

**Be specific in your description.** “Guest damaged couch” won’t work. “8-inch tear on left cushion consistent with sharp object, not present in pre-stay photos dated [X]” is better.

## Why This Is Hard Without Automation

The math doesn’t work for manual review. If you’re taking 20-100 photos per turnover across dozens or hundreds of properties, no one is actually comparing furniture condition stay-over-stay. That’s thousands of photos weekly.

So damage accumulates. You notice the couch looks worse but can’t pinpoint when it happened. By the time it’s obviously damaged, you have no idea which guest caused it.

This is exactly what we built RapidEye to solve. The system creates baseline records of your property and automatically compares new inspection photos against them. When a scratch appears on a table that wasn’t there yesterday, you know immediately and have the timestamped evidence to prove it.

We’ve processed over a million photos for a single client. That kind of scale is impossible manually, but it’s the only way to catch furniture damage before it becomes a “wear and tear” argument you can’t win.

## Quick Tips for Better Furniture Claim Outcomes

- **Photograph furniture systematically every turnover**, not just when you notice damage

- **Use consistent angles** so comparisons are clear

- **Document purchase dates and costs** when you buy furniture, not after damage happens

- **Repair when reasonable** rather than always claiming full replacement

- **File fast.** Waiting until day 13 looks suspicious

- **Be factual, not emotional.** Platforms respond better to evidence than frustration

Furniture damage is frustrating because it happens constantly and proving it wasn’t pre-existing feels impossible. But with proper baseline documentation and clear evidence, these claims are winnable. The hosts who struggle are the ones trying to prove damage after the fact without any before photos.

Don’t be that host.