Overview and legality

Short‑term rentals (STRs) are allowed in Hinds County, which includes the unincorporated Town of Terry. Hinds County’s Zoning Ordinance (adopted March 1, 2004) governs land use in unincorporated areas and establishes residential, commercial, and special use districts. Operationally, most STRs in Mississippi run as “lodging” uses. Under the county’s zoning structure, lodging uses are generally allowed in commercial districts and in some residential districts with conditions (e.g., as boarding/lodging facilities, “hospitality homes,” or similar uses), with certain residential zones typically restricting lodging uses to owner‑occupied, accessory, or conditional situations. As a practical rule in Hinds County, an STR operating as a separate lodging business (e.g., an独立 whole‑unit rental) generally fits most cleanly in a commercial district; if you plan to operate within a residential district, confirm status (principal use vs. accessory use, owner‑occupancy, and whether a conditional use permit is required) before moving forward.

Bottom line for investors:

• Terry is in unincorporated Hinds County, not within an incorporated municipality; county zoning applies.
• STRs are allowed, but you must confirm the zoning classification for your property, the permitted status of lodging/boarding, and whether a conditional use permit or site‑plan review is required.
• State‑level Mississippi laws (e.g., habitability, smoke/CO detection, landlord‑tenant rules where applicable) still apply.

Starting a short‑term rental business in Hinds County (Terry market)

1. Select the right site

   • Confirm the parcel’s zoning district (R‑1 through R‑6 residential; C‑1/C‑2/C‑3 commercial; I‑1/I‑2 industrial; PUD; SU special use; FP flood plain).
   • Decide whether your model is whole‑unit rentals, room rentals, or a hospitality home. In many cases, commercial zoning will be the simplest path for a stand‑alone STR; accessory or conditional approval is common in some residential zones.
   • Check flood‑plain constraints if near water or low‑lying areas (Article XIX — Flood Plain District).

2. Secure zoning and development approvals

   • If your intended use is not listed as permitted by right in the zoning district, prepare and submit a conditional use application (Article XXIV, Section 2406) and, if required, a site plan (Section 2408) for Planning Commission review and public hearing.
   • Confirm any dimensional standards (setbacks, lot coverage, height) and parking, landscaping, and sign rules (Articles XXI and XXII) applicable to your use.

3. Obtain building and life‑safety permits

   • Apply for building permits and any required inspections for additions, life‑safety retrofits, or changes of use. The Director of Permit and Zoning administers permits and zoning enforcement (Section 2402).

4. Implement required life‑safety and accessibility measures

   • Mississippi habitability standards require compliance with applicable building/housing codes materially affecting health and safety (Mississippi Code § 89‑8‑23(1)).
   • Smoke alarms are required in all residential dwellings; carbon monoxide detection is required for dwellings with or adjacent to CO sources (e.g., garage, fireplace) per the International Fire Code adopted by Mississippi (Mississippi Code § 45‑11‑103(1)).

5. Licensing and tax obligations

   • Obtain any local business license/privilege license from the Hinds County Tax Collector and a state sales tax permit from the Mississippi Department of Revenue (MDOR) if you will charge for lodging. Consult MDOR on whether local hotel/motel tax applies to your STR activity.
   • If leasing long‑term to tenants (instead of short‑term lodging), you must follow the statewide landlord‑tenant rules noted below.

6. Insurance

   • Secure comprehensive general liability coverage suitable for transient lodging operations. Coordinate limits and endorsements with your lender and property manager.

7. Operations and neighbor relations

   • Comply with posted rules and local ordinances (noise, parking, trash, nuisance). Address flood‑plain and emergency egress considerations as applicable.
   • Keep a guest‑facing house manual with safety, parking, and noise guidelines; enforce occupancy caps and quiet hours.

Required documents, permits, licenses, and guidelines

• Zoning confirmation: parcel zoning verification or zoning letter from Hinds County (Planning Commission/Permit and Zoning).
• Conditional use permit (if required): application, site plan, supporting materials; Planning Commission review and public hearing (Sections 2406, 2408–2410).
• Building permit(s) and inspections: plans, specifications, and certificates as required (Sections 2401–2402).
• Life‑safety: smoke/CO devices per state code; egress, electrical, and fire safety compliance as applicable (Mississippi Code § 89‑8‑23; § 45‑11‑103(1)).
• Business license/privilege license: Hinds County Tax Collector.
• State tax permits: Mississippi Department of Revenue (sales/use tax; lodging taxes as applicable).
• Insurance: liability and property coverage appropriate for transient lodging.
• Guest materials: house rules, emergency contacts, and local resources (parking, trash pickup schedule, flood‑plain awareness where relevant).

Specific regulations: city/county/state

• City of Terry: There is no separate incorporated municipality-level STR ordinance; the town lies in unincorporated Hinds County and is governed by county zoning.

• Hinds County Zoning Ordinance (selected provisions):

  • Article IV — General Regulations: compliance with permits, nonconformities, yard/parking/open space requirements, visibility at intersections, fences and walls, accessory buildings, home occupations, vehicle storage restrictions, and other baseline standards (Sections 400–437).
  • Residential Districts (Articles VI–XI): principal permitted uses typically include single‑family and multi‑family housing, with lodging/boarding/hospitality-home uses often limited or allowed only as conditional uses in certain residential zones; verify the exact status in your zoning district.
  • Commercial Districts (Articles XIII–XV): lodging uses are more commonly permitted; verify district use tables for any lodging/hotel/boarding allowances.
  • Planned Unit Development (Article XII) and Special Use District (Article XVIII): can accommodate mixed or specialized uses with individualized approvals.
  • Flood Plain District (Article XIX): constraints on development and improvements in mapped floodplains.
  • Off‑Street Parking (Article XXI) and Signs (Article XXII): parking ratios and sign standards apply to your use and frontage.
  • Administration and Enforcement (Article XXIV): Director of Permit and Zoning authority; conditional uses (Section 2406); site‑plan review (Section 2408); public hearing notices and procedures (Sections 2410–2411); fees (Section 2411); enforcement (Section 2413).
  • Nonconformities (Article XXIII): standards for existing structures and uses that do not conform after zoning changes.

• State of Mississippi (selected requirements):

  • Habitability: landlords shall comply with building and housing codes materially affecting health and safety; maintain systems in substantially the same condition as at lease inception, excluding reasonable wear and tear (Mississippi Code § 89‑8‑23).
  • Smoke and carbon monoxide detection: required in residential dwellings and dwellings with or adjacent to CO sources (Mississippi Code § 45‑11‑103(1); referenced in § 89‑8‑23).
  • Landlord‑tenant statutes: statewide rules govern notices (e.g., 3‑day pay or quit for rent; 14‑day for lease violations; 30‑day for month‑to‑month termination/non‑renewal), repair obligations, retaliation prohibitions, and security deposits (Mississippi Code §§ 89‑8‑13, 89‑8‑15, 89‑8‑17, 89‑8‑19, 89‑8‑21).
  • Taxation: state sales/use tax may apply to transient lodging; local hotel/motel taxes may also apply depending on MDOR rules and local jurisdiction. Register with MDOR and obtain a sales tax account before collecting guest payments.

Local authority contacts

• Hinds County Permit and Zoning (Administration and Enforcement — Article XXIV)

  • Address: Hinds County Courthouse, Jackson, MS (unincorporated areas; includes Terry).
  • Phone: 601‑968‑2926.
  • Email: PermitAndZoning@hinds.ms.gov.
  • Website: www.hindscountyms.com/ (Departments > Permit & Zoning).

• Hinds County Planning Commission (zoning, public hearings)

  • Address: Hinds County Courthouse, Jackson, MS.
  • Phone: 601‑968‑2926.
  • Email: planning@hinds.ms.gov.
  • Website: www.hindscountyms.com/ (Departments > Planning).

• Hinds County Tax Collector (business licenses/privilege licenses)

  • Address: Hinds County Courthouse, 1st Floor, 316 S. President St., Jackson, MS 39201.
  • Phone: 601‑968‑6586.
  • Website: www.hindscountyms.com/Departments/TaxCollector.

• Mississippi Department of Revenue (MDOR) — business tax and lodging taxes

  • Address: 1577 Springridge Rd., Raymond, MS 39154.
  • Phone: 601‑923‑7000.
  • Website: www.dor.ms.gov/.

• Rankin‑Hinds Pearl River Flood Control District (flood‑plain questions within the Pearl River Basin)

  • Website: www.rhrprd.com/.
  • Phone: 601‑961‑1979.

Notes:

• If your mailing address is in a postal “Terry” location but falls within municipal boundaries (not the case here), you would also check municipal permits. In this market, county rules govern STRs.
• Always verify the applicable zoning district and whether a conditional use or site‑plan approval is required for your specific STR model.

Source documents and further reading

• Hinds County Zoning Ordinance (adopted March 1, 2004; amended). PDF: www.hindscountyms.com/sites/default/files/hinds_zoning_ordinance.pdf
• Hinds County Permit & Zoning (contact and resources): www.hindscountyms.com/ (Departments > Permit & Zoning)
• Hinds County Planning Commission (resources and meeting schedules): www.hindscountyms.com/ (Departments > Planning)
• Hinds County Tax Collector (business licenses): www.hindscountyms.com/Departments/TaxCollector
• Mississippi Department of Revenue (tax registration and guidance): www.dor.ms.gov/
• Mississippi landlord‑tenant references (for long‑term leasing scenarios):
  • Mississippi Code § 89‑8‑23 (habitability): advance.lexis.com/documentpage/?pdmfid=1000516&crid=ca676330-14bb-4dc4-ac23-8b125fbb1dd9&nodeid=ABUAAHAAB&nodepath=%2FROOT%2FABU%2FABUAAH%2FABUAAHAAB&level=3&haschildren=&populated=false&title=%C2%A7+89-8-1.+Short+title.&config=00JABhZDIzMTViZS04NjcxLTQ1MDItOTllOS03MDg0ZTQxYzU4ZTQKAFBvZENhdGFsb2f8inKxYiqNVSihJeNKRlUp&pddocfullpath=%2Fshared%2Fdocument%2Fstatutes-legislation%2Furn%3AcontentItem%3A8P6B-8962-D6RV-H4CD-00008-00&ecomp=bgf5kkk&prid=e245ecb2-93b6-43cc-a721-442db31de967
  • Mississippi landlord‑tenant rights overview: ipropertymanagement.com/laws/mississippi-landlord-tenant-rights

Practical compliance checklist for Terry/Hinds County

• Confirm zoning district and permitted status of lodging/boarding for your STR model.
• If required, file a conditional use and/or site‑plan application and attend the Planning Commission public hearing.
• Secure building permits; complete life‑safety upgrades (smoke/CO detection; egress).
• Obtain county business license/privilege and register with MDOR for sales/use tax; clarify lodging tax requirements.
• Place flood‑plain notices and safety signage if located in or near the floodplain.
• Adopt house rules; enforce occupancy, parking, and quiet‑hours; provide emergency contacts and local resource guides.