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TL;DR
There’s no Garden-Route-wide night cap. Legality hinges on each town’s Zoning Scheme: short-stays map to Guest House/B&B (sometimes Guest Lodge) and often need Consent Use in Residential zones. Expect Community Fire Safety duties (e.g., evacuation-plan triggers, extinguisher servicing). Airbnb income is taxable; VAT is compulsory above R1,000,000 in any rolling 12 months. TOMSA is a voluntary 1% industry levy, not a municipal tax.
Table of Contents
Is Airbnb legal on the Garden Route in 2025?
Yes — if your use matches the local zoning scheme and you’ve secured any needed Consent Use. We checked the published schemes for George, Knysna, Bitou (Plettenberg Bay) and Mossel Bay; none impose a region-wide night cap — compliance is about use rights (e.g., Guest House) and conditions.
Zoning & what each municipality calls it
Short-term letting typically falls under Guest House or Bed-and-Breakfast; in Residential zones this usually requires Consent Use.
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George (City of George)
George’s Integrated Zoning Scheme (2023; amended 2024) governs land-use rights. Recent consent-use applications explicitly state that a Guest House is a consent use on Single Residential Zone I — so you must apply before operating.
Where to look: the scheme and the Land Use Planning By-law (2023) set the consent-use mechanism and public participation steps.
Knysna
Knysna’s Zoning Scheme By-law (2020) is very clear on Guest House conditions. It requires:
- Consent in Single Residential (SR1) for Guest House (>2 rooms);
- The owner/manager must live on the property;
- Consent approval before opening;
- Keep a register of guests/lodgers;
- Capacity limits (max 6 rooms / 12 guests).
Bitou (Plettenberg Bay)
Bitou’s Zoning Scheme By-law (Provincial Gazette 8801, 28 July 2023) sets the zones and consent-use tables. Local land-use applications reference the 2023 scheme directly when motivating guest accommodation rights.
Mossel Bay
Mossel Bay scheme materials and tribunal papers confirm Guest House as a Consent Use in Residential Zone I. Historic scheme text also mirrors Knysna by requiring owner residence, consent approval before opening, and a guest register. Expect to apply before trading.
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Health & safety: the fire by-laws you can’t ignore
Each town enforces a Community Fire Safety By-law with practical obligations. Key touchpoints:
- Knysna (2016): Community Fire Safety By-law in force (Provincial Gazette 15 June 2016). It empowers the Fire Chief to require evacuation plans and sets general fire-safety duties.
- George (2023): By-law approved 29 June 2023 and promulgated 14 July 2023; keep extinguishers serviced, routes clear, and comply with inspections.
- Mossel Bay (amended 5 Sept 2025): Current by-law includes Schedule 1: Guidelines for Emergency Evacuation Plans — use it to structure your plan if required.
- Kannaland (nearby, 1 Mar 2024): Community Fire Safety By-law in Gazette 8891 clarifies enforcement and commencement (useful if you operate across municipal borders).
Practical note: Even small occupancies usually need serviced extinguishers, safe egress, signage, and maintenance records. Larger occupancies or by order of the Fire Chief may trigger a written evacuation plan. Check with your local Fire & Rescue.
Who inspects “health” conditions?
Environmental Health is delivered at district level. The Garden Route District Municipality (GRDM) runs Municipal Health Services, which include inspections of accommodation establishments, and lists area contacts (George, Knysna, Bitou, Mossel Bay, Hessequa, Oudtshoorn, Kannaland).
Taxes: SARS income tax & VAT
- Income tax: Airbnb/short-stay earnings are rental income; declare to SARS and keep records for deductions.
- VAT: Compulsory when taxable supplies exceed R1,000,000 in any consecutive 12-month period; voluntary registration is available below that under conditions.
Is there a tourist tax? Understanding TOMSA
Garden Route municipalities do not publish a local “bed levy” in their tariff books we spot-checked for 2025/26 (George, Knysna, Bitou; Mossel Bay tariff schedules). Businesses that add 1% usually do so under TOMSA, the voluntary industry levy administered by TBCSA. Always verify your current tariff book.
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How to stay compliant (step-by-step)
- Confirm your town & zoning
Identify whether you’re in George, Knysna, Bitou, Mossel Bay etc., then check the Zoning Scheme By-law for your zone’s consent-use table and guest-accommodation definition. - Apply for Consent Use (if required)
Prepare site plan/parking/operations notes and notify neighbours per the Land Use Planning by-law. George SR1 examples show Guest House = consent use—expect similar across towns. - Meet fire-safety duties
Install the right extinguishers, keep egress clear, service equipment on schedule; draft an evacuation plan if triggered or required by the Fire Chief (see Mossel Bay Schedule 1 template items). - Coordinate with Environmental Health (GRDM)
Confirm any accommodation-establishment inspections and documentation with your area office (George/Knysna/Bitou/Mossel Bay). - Stay tax-compliant
Declare rental income; monitor rolling 12-month turnover for the R1,000,000 VAT threshold; register when required. - Keep records
Consent approvals, neighbour notices, fire-equipment service proofs, evacuation plan (if applicable), GRDM inspection letters—keep them handy.
Check-with-Council note: Triggers and definitions vary by local municipality. Verify specifics with Planning, Fire & Rescue, and GRDM Municipal Health Services before listing.
FAQs
1) Is there a 90-day rule on the Garden Route?
No region-wide cap. Towns regulate via Zoning Schemes and Consent Use (e.g., SR1 → Guest House by consent).
2) Does Knysna require a manager on site for a guest house?
Yes. The scheme requires the owner/manager to live on the property, consent approval before opening, and a guest/lodger register (plus 6 rooms / 12 guests cap).
3) What fire-safety rules apply?
Local Community Fire Safety by-laws apply (George 2023; Knysna 2016; Mossel Bay 2025 amendment with evacuation-plan guidelines).
4) Is there a tourist tax?
No municipal “bed levy” line item in the 2025/26 tariff books we checked. The 1% TOMSA levy is voluntary and administered by TBCSA.
5) How are Airbnb earnings taxed?
As rental income for SARS; VAT is compulsory once R1,000,000 in a rolling 12 months is exceeded.
Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.
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