Overview: Are Short‑Term Rentals Allowed in Harrodsburg, KY?

Yes—but with important caveats. Under the City of Harrodsburg Zoning Ordinance, the only lodging use that is expressly authorized as a Short‑Term Rental (STR) is a “Bed & Breakfast” operation, and only within the zoning districts where it is specifically listed as permitted or conditionally permitted. In Harrodsburg, a Bed & Breakfast is defined as an operator‑occupied dwelling where short‑term transient lodging is provided to guests (with only breakfast service), subject to clear operational limits and permitting. No other STR forms—such as whole‑home rentals by non‑resident hosts or “short‑term rental” as an independent use—are enumerated in the ordinance; therefore, any STR activity that does not meet the Bed & Breakfast criteria is not recognized as a permitted use and would be treated as either prohibited or as a nonconforming use (if it lawfully existed prior to the current zoning). The result is a regulatory framework in which the city effectively treats “STR” as synonymous with “Bed & Breakfast” for zoning purposes. Investors should therefore structure and permit their operations to comply with the Bed & Breakfast requirements, or engage the Board of Adjustments & Appeals for a variance or conditional use if a different STR model is proposed.

How to Start a Short‑Term Rental Business in Harrodsburg

Starting a compliant STR in Harrodsburg involves a step‑by‑step process to validate land use, secure zoning approvals, and meet health/safety requirements:

1. Confirm zoning and eligibility. Verify that your parcel is located in a zoning district where Bed & Breakfast is listed as a permitted use (R‑1 and R‑2) or a conditionally permitted use (B‑1). In the Historic Harrodsburg district, a Certificate of Appropriateness from the Board of Architectural Review is required in addition to normal approvals. If your parcel is not in an eligible district, either pursue a rezoning or apply to the Board of Adjustments & Appeals for a conditional use or variance.

2. Establish whether a Conditional Use Permit (CUP) is required. In R‑1 and R‑2, Bed & Breakfast is a “use permitted by condition,” which requires written approval by the Board of Adjustments & Appeals (and a public hearing). In B‑1, Bed & Breakfast is likewise conditionally permitted. CUPs may include specific conditions on hours, parking, signage, and guest management. Historic district approvals precede issuance of building permits and certificates of occupancy.

3. Obtain the necessary permits and documents. You must secure a building/zoning permit issued by the Building Inspector of Harrodsburg/Mercer County (with zoning review by the Greater Harrodsburg/Mercer County Planning & Zoning Commission), along with any required health permits if food service is provided. State health regulations apply to Bed & Breakfast operations; ensure compliance with Kentucky Department for Public Health requirements before opening.

4. Comply with dimensional and occupancy constraints. The zoning ordinance caps Bed & Breakfast activity at four (4) guest rooms and prohibits rentals to the same guest for more than seven (7) consecutive days. Adhere to residential dimensional standards (e.g., setbacks, lot area, height) and, if in the Historic district, additional review criteria.

5. Prepare for inspections and ongoing compliance. All construction or structural alterations require inspections and final approvals prior to operation. Comply with local signage regulations, exterior lighting standards, and off‑street parking requirements. If the building/zoning permit expires (after 12 months), renew or demonstrate substantial progress to maintain validity.

6. Register and maintain annual compliance. Track renewal deadlines for permits, inspections, and any CUP conditions. If you alter the scope or nature of the operation (e.g., increase room count, change layout), seek administrative or board approval as required.

Required Documents, Permits, Licenses, and Guidelines

The following documentation is typically required to establish and operate a Bed & Breakfast‑style STR in Harrodsburg:

• Zoning permit application to the Greater Harrodsburg/Mercer County Planning & Zoning Commission. This includes site plans, floor plans, and supporting documentation showing compliance with dimensional, parking, and use provisions.

• Building/zoning permit issued by the Building Inspector of Harrodsburg/Mercer County, following review and approval by the planning commission. The permit is valid for twelve (12) months and is non‑transferable.

• Conditional Use Permit (CUP) approval from the Board of Adjustments & Appeals. Required in R‑1, R‑2, and B‑1 to legally operate a Bed & Breakfast. The CUP may include specific operational conditions.

• Kentucky Department for Public Health permit (as applicable) if breakfast or other food service is provided. A Bed & Breakfast must serve only breakfast to overnight guests.

• Certificate of Appropriateness from the Board of Architectural Review, if the property is located within the Historic Harrodsburg district.

• Plans demonstrating compliance with off‑street parking requirements (Article 13 of the zoning ordinance), exterior lighting standards (Article 17), and signage regulations (Article 14), as applicable.

• Operations plan detailing guest occupancy limits (maximum four guest rooms), maximum stay (no more than seven consecutive days to the same guest), parking arrangements, and community‑impact mitigations (e.g., noise control).

Specific Regulations: City, County, and State

The following regulatory elements govern STRs in Harrodsburg:

• Zoning uses and districts. Bed & Breakfast is listed as a “use permitted by condition” in R‑1 and R‑2 districts and as a “use permitted by condition” in B‑1. In the Historic Harrodsburg district, any use not specifically permitted is prohibited. In Historic Harrodsburg, Bed & Breakfast is not explicitly listed; therefore, if not otherwise permissible, a CUP or variance would be needed and is subject to architectural review.

• Operational limits. A Bed & Breakfast must not rent rooms to the same guest for more than seven (7) consecutive days and may not exceed four (4) guest rooms. The facility must be operator‑occupied and may serve only breakfast to overnight guests.

• Permitting and CUP process. Bed & Breakfast operations require written approval by the Board of Adjustments & Appeals. Historic district projects must obtain a Certificate of Appropriateness before permits are issued. The planning commission and building inspector conduct zoning and building reviews, respectively.

• Building and zoning permits. No construction, alteration, or change of use may proceed without permits. The administrative official must review the application within ten (10) days of receipt of complete documentation, then forward to the building inspector. Penalties apply for work started without a permit.

• Dimensional standards and parking. Bed & Breakfast facilities must meet residential dimensional standards (setbacks, height, lot area, yard encroachments) appropriate to the district, and off‑street parking requirements as specified in Article 13. Townhouse subdivisions (if applicable) include separate driveways for each unit and minimum private open space per unit.

• Historic district controls. In the Historic Harrodsburg district, the Board of Architectural Review evaluates exterior architectural features visible from public streets, considering design, materials, and compatibility. The Board must act within forty‑five (45) days or the application is deemed denied, absent an agreed extension.

• Signage and lighting. Exterior lighting must meet Article 17 standards. Signage is regulated under Article 14; Bed & Breakfast signage must comply with applicable zone restrictions, permit requirements, and maintenance standards.

• Nonconforming uses and discontinuance. Existing lodging uses that were lawful but do not meet current standards may continue as nonconforming uses under Article 5, subject to restrictions on expansion and alterations. Discontinuance for twelve (12) months generally terminates nonconforming status.

• Penalties and remedies. Violations of zoning provisions are misdemeanors, with fines ranging from $100 to $500 per offense and each day of violation constituting a separate offense. Enforcement officers and neighboring property owners may seek injunctions or other actions to prevent occupancy or use.

• State‑level considerations. Kentucky Revised Statutes authorize municipalities to regulate STRs and lodging uses; however, within Harrodsburg’s zoning code, no separate state‑level “STR” regime is presented. State health permitting applies where food service is provided at a Bed & Breakfast, and investors should consult the Kentucky Department for Public Health for specific requirements and forms.

Contact Information: Local Authority in Charge of STRs

Primary contacts for zoning, building, and adjustments/appeals within Harrodsburg:

• Greater Harrodsburg/Mercer County Planning & Zoning Commission (Administrative Official and Zoning Enforcement). Contact the commission for zoning permit applications, CUP review, variances, and zoning interpretations. The commission reviews compliance with the Harrodsburg Zoning Ordinance and forwards applications to the Building Inspector.

• Building Inspector of Harrodsburg/Mercer County. Contact the building inspector for building/zoning permits, inspections, and final occupancy approvals. Construction or structural alteration requires prior issuance of permits and compliance with Kentucky Building Codes.

• Board of Adjustments & Appeals. The Board conducts public hearings and issues decisions on conditional use permits, variances, and appeals. Bed & Breakfast operations in R‑1, R‑2, and B‑1 require Board approval.

• Harrodsburg Board of Architectural Review (Historic district). Properties located in the Historic Harrodsburg district must obtain a Certificate of Appropriateness prior to issuance of permits.

For email, phone, and website details, consult the city’s and county’s official pages and the commission’s administrative office. The planning commission’s office is the central intake point for zoning applications and Board of Adjustments & Appeals matters.

Source Links

City of Harrodsburg Zoning Ordinance (Effective 1/27/2020; Mercer County Joint Planning & Zoning Commission):
mercercounty.ky.gov/Documents/NHZO2020Final.pdf

This guide reflects only the zoning and regulatory framework contained in the Harrodsburg Zoning Ordinance and the provided materials. Because the ordinance does not enumerate a standalone “short‑term rental” use distinct from Bed & Breakfast, investors should confirm with the Planning & Zoning Commission whether their specific STR model qualifies under existing provisions or requires a conditional use or variance. For health permits and detailed inspection standards, coordinate with the Kentucky Department for Public Health and the local building inspector.