VACATION RENTAL FREQUENTLY ASKED QUESTIONS
Q: Is there a process to qualify for or register a vacation rental in Unincorporated Pinellas County?
A: Yes, copy the following link:
Q: Do Vacation rentals pay a Tourist Tax?
A: Yes, copy the following link: https://pinellastaxcollector.gov/pdfs/TD-App-With-Info-Rev-3.1.19.pdf
Q: Do the Harbor Hills Deed Restrictions prevent short vacation term rentals?
A: No, the Deed Restrictions do not define “short term rental”
Q: Can we change our Deed Restrictions to restrict vacation rentals in the neighborhood?
A: No, State law does not allow HOA’s to do that anywhere in Florida.
Q: Who ensures or enforces that the vacation rentals are following the rules?
A: That fall onto Pinellas County through Code Enforcement or the Sheriff's Office.
Pinellas County Code Enforcement 727-464-4761
Or copy the online link below:
Pinellas County Sheriff's Office 727-582-6200.
HARBOR HILLS KNOWN VACATION RENTAL PROERTIES
LISTED BELOW ARE KNOWN VACATION RENTALS WITHIN HARBOR HILLS THAT HAVE MADE CONTACT WITH THE ASSOCIATION AND HAVE SUPPLIED THEIR CONTACT INFORMATION.
4434 Clearwater Harbor Drive.
1731 Clearwater Harbor Drive.
Owner for the two above is Ben Bowman and the contact information for his property management company is Beaches USA. They have a 24/7 number for contacting with any issues.
If you cannot reach the Property Management Company or the issue cannot be resolved, the property owner can be contacted:
An Additional vacation rental and contact information.
3749 McKay Creek Drive
Spenser & Jennifer Harding
1296 Hill Drive
Thomas & Kellie Allen
The document below needs to be on file with the Harbor Hills Community to get an emailed copy for you to fill out for your rental
please email Harborhillsinfo@aol.com
SHORT-TERM / VACATION RENTAL
MEMORANDUM OF UNDERSTANDING
This Memorandum of Understanding (“MOU”) is entered into as of the date last executed by any party hereinbelow (the “Effective Date”), by and between Harbor Hills Property Owners Association, Inc. (“Association”) and property owner, (“Owner”). The parties named above shall collectively be referred to herein as the “Parties” and may be referred to individually as a “Party.”
WHEREAS, Owner is an out-of-state/in state owner of property in the Harbor Hills community, located at ______________, Largo Florida 33770 (“Property”);
WHEREAS, Owner rents out their Property as a Short-term Vacation Rental and represents that they have applied for the ability to use their Property as such within the Unincorporated Pinellas County. Owner further represents that they have been approved by Pinellas County for such use.
WHEREAS, the Association has received information from Association residents relating to Owner’s Property being used as a short-term rental/vacation rental.
WHEREAS, the Parties wish to acknowledge such use.;
NOW THEREFORE, the Parties agree to the mutual understanding as follows:
1.Owner’s Consideration. Owner hereby agrees to the following:
All advertising, solicitations, and/or rental posting materials for the Property shall clearly reference the residential nature of the Property’s neighborhood and deter groups looking for a party house. Quiet times, occupancy limits and parking (Section 138-3232 of the Pinellas County Code, (or as amended from time to time by Pinellas County)) must be adhered to and clearly emphasized on any such advertising materials, the County limits are as follows.
(1) Maximum occupancy. Maximum occupancy shall be no more than two persons per bedroom plus two persons in one common area, not to exceed more than ten persons total per unit, whichever is less. (2) Parking. A minimum of one off-street parking space shall be provided for every three occupants. Garage spaces count towards minimum requirement if available to the occupant(s). Front lawn parking does not count towards the minimum requirement. (3) Noise. Quiet hours are to be observed between 10:00 p.m. and 9:00 a.m. daily or as superseded by any county noise regulation.
Owner shall not permit more persons to occupy the Property than are permitted under any local or state or federal law.
Owner shall, at all times, employ a property manager with the ability to be contacted at all times (24 hours a day every day of the week) to address any situations that arise concerning the Property. Owner shall provide the Association’s Board of Directors (“Board”) with the property manager’s contact information and verify the information is accurate monthly and at any time that the property manager or the property manager’s contact information should change. This information will be posted on the Association website.
Owner and his residents, tenants, guests, and invitees must comply with any and all quiet hours instituted by local ordinances, state, or federal law, including, but not limited to, the quiet hours between 10:00 p.m. and 9:00 a.m. pursuant to Section 138-3232 of the Pinellas County Code or as amended from time to time.
Owner and his guests must comply with any and all noise prohibitions instituted by local ordinances or state or federal law, including, but not limited to, those instituted pursuant to Article XII – Noise – of the Pinellas County Code of Ordinances or as modified by Pinellas County.
Owner shall install a working and remote monitoring decibel meter on the Property outside of the residential structure that actively monitors noise levels. The meter can alert Owner and the property manager if noise exceeds County Ordinances during the hours between 9:00 a.m. to 10:00 p.m. This will allow Owner to be notified in real time if noise levels are in excess of permissible levels. Owner and/or property manager must immediately rectify the situation to ensure noise levels comply with the same. Owner must ensure the meter is always in good working condition.
The standard one container for a residential household does not provide for the waste produced by the short-term vacation rentals. Owner must provide enough trash receptacles for the Property to contain any over-abundance of garbage that is placed at the curb. In addition, all trash receptacles are to be kept out of view from the street and only be placed out the night before a scheduled pickup, thus returning them to storage soon after.
2.Association Consideration. So long as Owner does not default under the requirements in Paragraph 1 of this MOU, the Association will not initiate legal or administrative proceedings or claims against Owner concerning excessive noise levels. This MOU shall not prevent or abrogate any other right or remedy of the Association whatsoever. If Owner fails to comply with the requirements in Paragraph 1 of this MOU, the Association may take any act or action that the Association so chooses.
3.Nature of Agreement. This MOU is intended to resolve and prevent issues experienced by other existing short-term vacation rental properties in the neighborhood. It is not a covenant that runs with the subject land and can be terminated by either party at any time by written notice via e-mail and certified mail to:
HHPOA Board of Directors
PO Box 1121 Largo FL. 33779
4.Association action only. Paragraph 2 relates to Association action only. This Agreement shall in no way abrogate any right or remedy of any third party, including Association members or residents. The Association has no control over any third party, including members of the public, and the Association is held harmless by Owner for the same.
5.Entire Agreement. This MOU contains the entire agreement of the Parties hereto with respect to the matters herein contained. Any current or prior understandings, statements, representations, and agreements, oral or written, if not specifically expressed in this MOU, are void and have no effect. The Parties agree that they have not relied on any such items. By execution of this MOU, the Parties acknowledge that they have not relied upon such statements, promises, or representations, if any, and each waives any rights or claims arising from any such statements, promises, or representations. No modification, amendment, change, or discharge of any term or provision of this MOU shall be valid or binding unless the same is in writing and executed by each of the Parties hereto. This MOU may not be modified by oral discussions prior to or after its execution.
6.Successors in Interest. This MOU shall bind and inure to the benefit of the Parties’ respective agents, heirs, beneficiaries, successors, and assigns.
7.Construction. At the time of this construction, this MOU is the result of negotiations by and among other Harbor Hills Vacation Rental Property Owners. The rule of construction that any terms and/or ambiguities are to be construed more strictly against any of the Parties because of draftsmanship shall not be applicable to or otherwise employed in interpreting this MOU, regardless of who is responsible for the preparation of the same. The invalidity or unenforceability of any provision of this MOU shall not affect the validity or enforceability of any remaining provisions.
8.Counterparts. This MOU may be executed in two (2) or more original, photocopy, electronic, and/or facsimile counterparts and incorporated by reference in a detached execution page. Such counterparts together shall constitute one and the same instrument.
IN WITNESS HEREOF, the Parties have executed this Memorandum of Understanding on the dates indicated below.
Harbor Hills Property Owners Association, Inc. Date