Based on the provided sources, here is a comprehensive guide for investors considering short-term rentals in Lake Junaluska, North Carolina:

Overview: Are Short-Term Rentals Allowed?

Short-term rentals (less than 90 days) ARE explicitly allowed in Lake Junaluska. This community has a history of renting homes and apartments since its founding in 1913. However, rentals are strictly regulated by the Lake Junaluska Assembly (LJA) through its rules, regulations, and property deeds. Compliance with both LJA guidelines and Haywood County ordinances (especially taxes) is mandatory. Violations can result in enforcement actions by LJA Security.

Starting an STR Business in Lake Junaluska

1. Verify Deed Restrictions: The most crucial first step is reviewing your property's deed and any covenants. These legal documents contain specific conditions, restrictions, and requirements that govern rental activity on your parcel. LJA Rules & Regulations explicitly state owners must comply with conditions in their "chain of title."
2. Adhere to LJA Community Guidelines: Familiarize yourself with and strictly enforce the Guidelines for Vacation and Long-term Rental Homeowners. Key elements for hosting:
   • Guest Screening: Exercise discretion in marketing only to guests of good character who won't cause harm.
   • Guest Orientation: Provide information familiarizing guests with Lake Junaluska's unique qualities and encourage participation in community activities (maps/info available from Welcome Center/APW).
   • Regulatory Compliance: Ensure guests comply with all LJA rules, regulations, and deed covenants.
   • Parking: Require guests to park only on your property. Ensure you have adequate parking for the number of units rented. Inform guests of parking availability before arrival.
   • Disturbances: Be responsible for any guest disturbances. Enforce strict quiet hours (10 PM - 7 AM) and discourage excessive noise at all times.
   • Pets: Require pets to be leashed in common areas and under control at all times. Provide information on Dogipot locations and disposal.
   • Trash: Provide guests with adequate, lidded disposal containers. Supply the garbage/recycle schedule and placement locations. Prevent wildlife attraction.
   • Common Areas: Inform guests of rules for using common areas (fees may apply for some facilities like the pool or kayaks).
   • Emergency Contact: Provide guests with the LJA Security contact: (828) 734-5575.
3. Comply with County & State Taxes: This is a legal requirement. Rentals under 90 days must collect:
   • Haywood County Occupancy Tax: 4% (Register with Haywood County Finance Dept.).
   • North Carolina State Sales Tax: (Register separately; see state guidance).
4. Respect Community Character: LJA is a faith-based, religious community with specific rules to preserve its character (e.g., no alcohol in public areas, no weapons in buildings). Ensure your rental practices and guest behavior align with these values.

Required Documents, Permits, Licenses, & Guidelines

• Mandatory:
  • Haywood County Occupancy Tax Registration: Required to collect/remit the 4% tax. Contact the Finance Department for registration instructions (see contact info below).
  • North Carolina Sales Tax Registration: Required to collect/remit state sales tax (confirm specific registration process with NC Dept. of Revenue; only referenced as a requirement in LJA rules).
  • Compliance with LJA Rules & Regulations: Official Rules Document (PDF) and Guidance Page. Owners are responsible for ensuring guests/tenants know and follow them.
  • Compliance with Property Deeds/Covenants: Mandatory per chain of title.
• Recommended/Operational:
  • Lodging Listing Form: Registering your STR for the free Tourism Development Authority listing can provide marketing benefits (Form PDF).

Specific Regulations for Short-Term Rentals

Note: LJA is not a municipality. Regulations below are from LJA Rules, Haywood County ordinances (as referenced), and NC state tax law.

• Noise (Haywood County/LJA): Loud, disturbing, and unnecessary noise is prohibited, especially between 10:00 PM and 7:00 AM. This applies to guests and is enforced by both county ordinance and LJA Security. Hosts are responsible for guest compliance.
• Parking: Guests must park only on the host's property. Hosts must ensure adequate parking for their rental capacity. Parking on LJA roadways or walking trails is prohibited.
• Trash & Recycling: Hosts must provide lidded containers and inform guests of the pickup schedule and placement locations. Disposal must prevent wildlife attraction (e.g., bears).
• Pets: Pets must be leashed in common areas and under control at all times. Hosts are responsible for cleanup (use Dogipot stations where available).
• Property Maintenance: Hosts must maintain their property in good repair, mow lawns regularly (at least every 30 days during growing season, grass < 9 inches), trim vegetation, and prevent debris accumulation per LJA Rule 16.
• Structure & Use Restrictions:
  • No house trailers, manufactured homes, or recreational vehicles (RVs) are permitted as permanent dwellings. Crucially, "No recreational vehicle shall be used as a rental unit or as a temporary dwelling" (Rule 20).
  • New structures/additions require plan review by Assembly Public Works for setbacks and parking (min. 2 spaces per dwelling).
  • All lake docks are owned/controlled by LJA; no new private docks allowed (Rule 21).
  • No livestock allowed (Rule 17).
• Safety & Conduct: Hosts must enforce community rules, including prohibitions on open carry firearms in common/public areas, weapons in LJA buildings, public alcohol consumption/intoxication, and controlled substances (Rule 3-5, 23, 25). Drones require written permission from affected property owners and/or LJA (Rule 13). Feeding wildlife/waterfowl is prohibited (Rule 26, 27). Burning trash/brush prohibited; fire pit rules apply (Rule 24). No house trailers or RVs as rentals (Rule 20).
• Enforcement: LJA Security can issue trespass notices (Rule 22). Failure to comply with rules/covenants can result in legal enforcement action by LJA (Rule 25).

Contact Information

• LJA Assembly Public Works (General Rental & Operational Questions):
  • Phone: (828) 452-5911
  • Email: publicworks@lakejunaluska.com
  • Physical Address: 19 Sleepy Hollow Drive, Waynesville, NC 28785
• LJA Security (Disturbances, Emergencies, Rule Violations):
  • Phone: (828) 734-5575
• Haywood County Finance Department (Occupancy Tax Registration):
  • Phone: (828) 452-6629 ext. 2614
  • Physical Address: 215 N Main Street, Waynesville, NC 28786
• Haywood County Tourism Development Authority (Accommodations Listing/Marketing Info):
  • Website: haywoodtda.com
  • Occupancy Tax Page: haywoodtda.com/occupancy-tax/
  • Lodging Listing Form: Download PDF

Key Source Links

1. LJA Guidelines for Vacation and Long-term Rental Homeowners: https://lakejunaluskacommunity.org/guidelines-for-vacation-and-long-term-rental-homeowners
2. LJA Rules & Regulations (Guidance Page): https://lakejunaluskacommunity.org/lja-rules-and-regulations
3. LJA Rules & Regulations (Official PDF - Oct 2023): https://lakejunaluskacommunity.org/documents/1284/2023_RULES_AND_REGULATIONS_-_Revised_October_2023.pdf
4. Haywood County TDA - Accommodations Info (Occupancy Tax & Listing): https://haywoodtda.com/accommodations-info/
5. Haywood County TDA - Occupancy Tax (Detailed Registration/Filing): https://haywoodtda.com/occupancy-tax/
6. Haywood County TDA - Lodging Listing Form (PDF): https://haywoodtda.com/wp-content/uploads/2022/06/2023-lodging-listing-form.pdf

This guide consolidates the critical information for operating an STR within Lake Junaluska. Strict adherence to both the unique LJA community rules/property deed covenants and the Haywood County occupancy tax requirements is essential. Always consult the official documents linked above and consider legal counsel regarding deed restrictions and state tax registration.