Overview: Are Short-Term Rentals Allowed in Bon Aqua, TN?

Short-term rentals (STRs) are explicitly allowed in Bon Aqua, TN, but only under specific categories defined by Hickman County zoning regulations. The county's zoning resolution (last amended February 27, 2023) treats STRs as tourist accommodations, with Bed and Breakfast Inns permitted as a principal use in agricultural districts (A-1). However, Guest Houses and Private Recreational Cabins—which might seem similar to STRs—are prohibited from being rented or leased. Thus, while STRs are allowed, they must align with county rules for tourist accommodations (e.g., Bed and Breakfast Inns) rather than residential rental structures. Bon Aqua, being an unincorporated community in Hickman County, follows these county-level regulations. There are no separate city-specific rules for Bon Aqua, as it falls under county jurisdiction.

How to Start a Short-Term Rental Business in Bon Aqua, TN

Starting an STR in Bon Aqua involves navigating Hickman County's zoning and permitting processes. The key steps are:

1. Confirm Zoning Compliance: Verify that your property is in a district where STRs (as Bed and Breakfast Inns) are permitted. The A-1 Agricultural-Forestry District is the most relevant for Bon Aqua, as it allows Bed and Breakfast Inns as a principal use (Section 4.040.1.C.23). If your property is in another district (e.g., R-1 Residential), STRs may not be allowed.
2. Obtain Necessary Permits:
   • Building Permit: Required for any construction, renovation, or new STR establishment. Submit plans to the Building Commissioner (Section 7.030).
   • Zoning Compliance Permit: To ensure adherence to district regulations, such as setback, height, and parking rules.
   • Health Department Approval: If the STR includes food service (common for Bed and Breakfasts), approval from the Hickman County Health Department is required, especially for septic systems (Section 3.140.8).
   • Special Exception Permit: If your STR falls under special exceptions (e.g., in non-A-1 districts), apply through the Board of Zoning Appeals (Section 7.060).
3. Submit Site Plans and Documentation: For Bed and Breakfast Inns, provide a detailed site plan meeting Section 2.080 requirements, including parking, setbacks, and utilities. The Planning Commission reviews plans for compliance (Section 2.080).
4. Comply with Operational Standards: Once permitted, operate the STR per county rules, including parking ratios (1.5 spaces per room plus employee parking), fire safety, and noise limitations.

Required Documents, Permits, Licenses, and Guidelines

• Documents Needed:
  • Site Plan: Scaled to 1"=100', showing contours, parking, utilities, and access (Section 2.080).
  • Building Plans: Sealed by a licensed architect/engineer if over 3 stories or 5,000 sq ft (Section 2.080).
  • Health Department Approval: Written statements for water/sewage systems, especially for septic approval (Sections 3.140.8 and 3.030.E).
  • Affidavits: For temporary uses or special exceptions (e.g., understanding guest house restrictions if applicable).
• Permits and Licenses:
  • Building Permit: Issued by the Building Commissioner after plan approval (Section 7.030).
  • Special Exception Permit: From the Board of Zoning Appeals for non-permitted uses (Section 7.060).
  • Health Department Permit: For food service or septic systems.
  • State Permits: May be required for tourism-related activities (e.g., Tennessee sales tax registration).
• Guidelines to Follow:
  • Parking Requirements: Minimum 1.5 spaces per room for tourist accommodations (Section 3.010.F).
  • Home Occupation Rules: If STRs are run from a residence, they must comply with Type I/II home occupation standards (Section 3.070)—but Bed and Breakfast Inns are distinct, not considered home occupations.
  • Building Codes: STRs must meet all state and local building codes, including fire safety and ADA requirements for larger establishments (Section 2.080).

Specific Regulations for Short-Term Rentals in Bon Aqua, TN (Hickman County)

• Zoning District Regulations:
  • A-1 Agricultural-Forestry District: Allows Bed and Breakfast Inns as a principal use (Section 4.040.1.C.23). STRs must be incidental to agricultural activities and comply with district setbacks (minimum 50 ft from property lines).
  • Other Districts: STRs are not explicitly permitted in R-1, R-2, or commercial/industrial districts without special exceptions. Guest Houses are prohibited from renting (Section 3.140.3), and Private Recreational Cabins are for owner use only (Section 4.040.1.C.27).
• County-Wide Rules:
  • Parking: Tourist accommodations require 1.5 spaces per room plus employee parking (Section 3.010.F).
  • Health and Safety: Septic systems must be approved by the Health Department (Section 3.140.8). Fire hydrants may be required for larger STRs (Section 3.110.D.10 for mobile home parks, but similar standards apply).
  • Guest Limits: No specific guest caps, but STRs must not overcrowd (Section 1.040 for general welfare).
  • Noise and Nuisance: Operations must not violate noise limits (70 decibels at site boundary for temporary events) or create nuisances (Section 3.070.B).
• State Regulations: Tennessee's short-term rental laws (e.g., sales tax collection) may apply. Consult the Tennessee Department of Revenue for licensing.

Contact Information for Local Authorities

• Hickman County Building Commissioner:
  • Office: Planning and Zoning Department, 114 N. Central Ave, Ste. 101, Centerville, TN 37033
  • Phone: Not provided in the zoning resolution; contact the county offices at (931) 729-5151 for the Building Department.
• Hickman County Planning Commission:
  • Address: Same as above
  • Role: Reviews site plans and zoning compliance for STRs (Section 2.080).
• Hickman County Health Department:
  • Phone: Not specified; call the county offices at (931) 729-5151 for Health Department contact.
  • Role: Approves septic/water systems for STRs.
• Board of Zoning Appeals:
  • Role: Handles special exception permits and variances for STRs (Section 7.060).
  • Meeting Schedule: Not provided; check the county website (hickmancountytn.gov) for updates.

Note: Contact details for the Building Commissioner and Health Department are not explicitly listed in the zoning resolution. Investors should call Hickman County offices at (931) 729-5151 to confirm current contacts.

Links to Source Pages

• Hickman County Zoning Resolution PDF: https://hickmancountytn.gov/images/uploads/content_files/zoning_resolution_2023.pdf
  • This document contains all referenced sections on zoning, permits, and regulations.