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Naples code board fines property owner $2,500 over repeated short‑term rental listings
Summary
The City of Naples Code Enforcement Board found a property owner guilty of short‑term rental violations after staff presented Airbnb screenshots showing multiple stays under 30 days; the board imposed a $2,500 fine plus administrative costs and noted the owner came into compliance and the house is under contract.
The City of Naples Code Enforcement Board on an April hearing found the owner of 1212 10th Ave North in violation of city rules that restrict transient lodging in an R17.5 single‑family zoning district and imposed a $2,500 fine plus administrative costs. Bill Quincy, code compliance manager for the City of Naples, told the board staff had documented multiple Airbnb listings and roughly 13 stays in 2026, which staff counted as 10 separate code violations.
The respondent, Laritza Benache Rodriguez, told the board she bought the property in June and said she did not understand Naples’ short‑term rental rules. "I'm so sorry about this," she said, adding that she removed the listing immediately after receiving the city notice and that the house is under contract to sell. Quincy showed screenshots and review history that staff said evidenced multiple stays shorter than 30 days, and he described the violations as potentially subject to fines up to $5,000 per violation.
Board members debated penalties that reflected competing goals: deterrence and proportionality. One member said the city’s case supported a larger fine and flagged $6,000–$8,000 as the city's position; another urged leniency, noting the owner’s quick compliance and personal circumstances. After discussion, a motion to find the respondent guilty was amended to a $2,500 fine; the board recorded a roll‑call vote and the motion passed.
City staff said administrative costs for the case totaled $80, which will be added to the fine. The board noted that if ownership changes and the property is re‑listed later, staff may treat any future violations as a new case for penalty consideration. The board did not set a further hearing date for this matter.
The board’s action followed staff’s presentation of exhibits that included mailings, postings, screenshots of Airbnb listings, and documented reviews showing the short stays. The board also emphasized that property owners in Naples are expected to know and follow city codes and ordinances when they take title to property.
The board adjourned the case and thanked the respondent for attending.
