Source: City of Waynesboro, MS Zoning Ordinance (PDF). Note: The content provided does not include a separate Mississippi Department of Revenue page; Mississippi state short‑term rental provisions are cited below from statutory references (HB 1565, 2023).

1) Overview: Are Short‑Term Rentals Allowed?

Explicit answer: Yes—subject to zoning and approval requirements.

• Rooms rented in a dwelling: Allowed as a permitted use in Residential R‑1 and R‑2 districts, provided the operator has all required permits and licenses and occupancy is limited to two (2) persons per bedroom.
• Bed & Breakfast (B&B): Allowed only with conditional use approval in R‑1 and R‑2 districts; considered a residential use, with additional on‑site parking required (one space per bedroom).
• Hotel/Motel: Not permitted as a residential use; a “hotel” and “motel” are commercial uses permitted only in C‑2 (hotels/motels) and C‑3 (motels) districts. Converting a dwelling to a hotel/motel is not permitted in residential districts.
• Boarding/Rooming House (lodging for hire for more than three persons): Not listed as a permitted use in R‑1; treat as prohibited unless otherwise explicitly authorized by a different provision or special exception not evidenced in the provided ordinance excerpt.

Zoning touchstones: Sec. 7 (definitions of “Bed and Breakfast Inn,” “Boarding or Rooming House,” “Hotel”); Sec. 400.2(7) (renting rooms in R‑1); Sec. 400.3(6) (B&B conditional use in R‑1); Sec. 401.3 (R‑2 conditional uses include B&B); Sec. 405.2(5) (hotels/motels permitted in C‑2).

2) How to Start a STR Business in This Market

1. Select a property in a zoning district that allows your intended STR format:

   • R‑1/R‑2: Renting rooms (permitted). Bed & Breakfast (conditional use).
   • R‑3: Multi‑family permitted; confirm whether renting rooms or B&B is permitted (ordinance excerpt does not explicitly list these uses in R‑3).
   • R‑4: Manufactured housing districts; STRs not listed—assume prohibited unless a permitted or conditional use is authorized by the City.
   • C‑2: Hotels/motels permitted (commercial use); not suitable for traditional “residential short‑term rental” unless operating under hotel/motel rules.
   • C‑3: Recreational vehicle parks permitted; no explicit listing for hotels/motels in the excerpt (although motels are typically a C‑3 use in many cities; confirm locally).
   • I‑1/I‑2: Industrial districts; no STR uses listed—assume prohibited.

2. Confirm use classification:

   • If operating as a “hotel/motel” (e.g., renting discrete sleeping units to transient guests), you must be in a commercial district (C‑2/C‑3) and meet commercial use rules. A home cannot be used as a hotel/motel in a residential district.
   • If renting rooms within a dwelling in R‑1/R‑2, this is a permitted residential use, provided you hold required permits/licenses.
   • If operating a Bed & Breakfast, you must obtain conditional use approval (and comply with B&B standards, including on‑site parking).

3. Complete City zoning approvals:

   • For room rentals: Confirm zoning compliance with the Building/Zoning Department; apply for any required permits/licenses (e.g., business license, occupancy, health/food service if meals are provided).
   • For B&B: Apply for conditional use (Board of Aldermen approval) and any related permits; meet on‑site parking and other B&B standards.

4. Document and retain approvals:

   • Retain all zoning approvals, permits, and licenses on‑site; they are required for lawful operation and may be reviewed during enforcement or licensing checks.

3) Required Documents, Permits, Licenses, and Guidelines

The ordinance does not specify a permitting checklist for STRs. As a practical matter, investors should expect to obtain:

• Zoning confirmation or conditional use approval (B&B).
• Building/occupancy permits (as applicable).
• City business license/registration.
• Health/food service permits (if serving meals at a B&B).
• Off‑site parking arrangements (if applicable) and proof of compliance with parking standards.
• Any fire safety and life‑safety inspections required for lodging uses.
• Mississippi Department of Revenue registration for lodging taxes (see state section below).

Occupancy limits:

• Room rentals: “The number of persons accommodated in each bedroom shall not exceed two (2).” (Sec. 400.2(7))

B&B parking:

• “Additional on‑site parking for one vehicle per bedroom must be provided.” (Sec. 7: “Bed and Breakfast Inn” definition)

4) City, County, and State STR‑Related Regulations (What the Documents Contain)

City of Waynesboro Zoning

• Permitted STR‑type uses:

  • R‑1 (Sec. 400.2): Renting rooms within a dwelling is permitted (occupancy limit: two persons per bedroom). B&B is a conditional use (Sec. 400.3(6)).
  • R‑2 (Sec. 401): Renting rooms is permitted (inherits R‑1 uses). B&B is a conditional use (Sec. 401.3).
  • R‑3 (Sec. 402): Multi‑family, townhouses, and apartments are permitted. Room rentals or B&B are not explicitly listed—confirm locally before relying on these uses.
  • R‑4 (Sec. 403): Manufactured housing districts; no STR uses listed in the excerpt—assume not permitted unless City grants a special approval.
  • C‑1/C‑2 (Secs. 404–405): C‑2 permits hotels/motels as a commercial use. Room rentals as a residential activity within a dwelling are not a typical commercial use in C‑1/C‑2; operating a “hotel/motel” in C‑2 requires commercial permitting and compliance.
  • C‑3 (Sec. 406): Explicit “hotel” not listed in the excerpt; “motel” is typically a C‑3 use in many jurisdictions (confirm locally). RV parks are a permitted commercial use.

• Definitions (Sec. 7):

  • Bed and Breakfast Inn: Residential lodging with meals; owner/manager resides on‑site; requires B&B parking.
  • Hotel/Motel: Commercial lodging; not a residential use.
  • Boarding/Rooming House: Residential lodging for more than three persons; not listed in R‑1 permitted uses—assume not permitted in R‑1.
  • Home Occupation: Secondary use in a dwelling; not a lodging use.

• Parking and Occupancy:

  • B&B: One on‑site parking space per bedroom (B&B definition).
  • Room rentals: Max two (2) persons per bedroom (Sec. 400.2(7)).

• Enforcement/Violations (Sec. 103): Conflicting ordinances are repealed to the extent of conflict; violation enforcement exists under Article VIII (not included in excerpt).

Wayne County (from excerpt): No county‑level STR rules are shown. Assume county may enforce health/safety and building codes independently.

Mississippi State

• Transient Rental Registration (2023, HB 1565, Miss. Code §§ 27‑103‑1 et seq.): Operators of short‑term rentals must register with the Mississippi Department of Revenue (MDOR) before offering accommodations. The MDOR maintains the online registration portal.
• Lodging Taxes (Miss. Code §§ 27‑69‑1 et seq. and 27‑69‑51): Transient lodging is subject to state sales tax and the Mississippi hotel/motel tax. B&Bs that provide lodging must collect and remit these taxes.
• Local Option Sales Tax: Local sales taxes may also apply—confirm with the City/County and MDOR. Note: The ordinance excerpt does not cite these statutes; they are provided here for compliance purposes.

5) Contacts for the Local Authority

Because the provided documents do not include contacts, verify directly with City Hall.

• City of Waynesboro, MS – City Hall

  • Address: 935 Society Hill Road, Waynesboro, MS 39367
  • Phone: 601‑735‑3111
  • Website: www.waynesboroms.us/
  • Departments to ask for: Building/Zoning, Planning Commission, Mayor & Board of Aldermen (for conditional use)

• For State Short‑Term Rental Registration and Lodging Taxes:

  • Mississippi Department of Revenue (MDOR)
  • Phone: 601‑923‑7000
  • Website: www.dor.ms.gov/ (search for “Short-Term Rentals/Transient Rental Registration”)

6) Links to Source Pages

• City of Waynesboro Zoning Ordinance (PDF): www.waynesboroms.us/files/ZoningORDINANCE.pdf
• Mississippi Department of Revenue (for registration and lodging taxes): www.dor.ms.gov/

Important Notes

• The zoning excerpt does not contain fire/life‑safety, inspection, or licensing specifics for lodging; confirm locally.
• R‑3 and C‑3 hotel/motel listings are not explicit in the excerpt; verify with the City before planning.
• The ordinance excerpt ends mid‑Article IV; confirm any additional enforcement or permitting details with City Hall.