Are Short-Term Rentals Allowed in Kingston, TN?

Yes, short-term rentals are allowed in Kingston, TN. However, Kingston does not have city-specific short-term rental (STR) regulations. Operations must comply with state-level Tennessee laws (TN Short-Term Rental Unit Act - SB1086) and local zoning ordinances. Non-owner-occupied STRs are allowed but must adhere to zoning district requirements.

How to Start a STR Business in Kingston, TN

1. Zoning Compliance:

   • Verify your property is in a zoning district where STRs are permitted. Kingston’s Zoning Ordinance (R-1, R-2, C-1, C-2, etc.) governs land use. STRs are treated as "Dwellings" under zoning definitions. Check Kingston Zoning Ordinance.
   • Owner-occupied STRs: Permitted in residential zones (R-1, R-2).
   • Non-owner-occupied STRs: Allowed in commercial/industrial zones (C-1, C-2, M-1, M-2) or as home occupations in residential zones (with restrictions per Sec. 11-603).

2. State-Level Licensing & Compliance:

   • Business Licenses: Obtain both city and Roane County business licenses.
   • Insurance: Maintain liability insurance ($500,000 minimum) or rely on platform coverage (e.g., Airbnb).
   • Safety Requirements: Install smoke detectors, carbon monoxide alarms, and fire extinguishers per Tennessee law (SB1086).
   • Taxes: Collect and remit state/county sales tax and room occupancy tax.

3. Permits:

   • While Kingston lacks a city-specific STR permit, building permits/occupancy certificates may be required for renovations. Consult the Kingston Building Inspector.

Required Documents & Permits

| Requirement | Details | |--------------------------------|-----------------------------------------------------------------------------| | Zoning Compliance | Property must comply with Kingston Zoning Districts (Sec. 11-401 to 11-412). | | Business Licenses | City and Roane County business licenses (required before operating). | | Insurance | $500,000 liability coverage (unless platform provides). | | Safety Equipment | Smoke alarms, CO detectors, fire extinguishers. | | Tax Registration | Tennessee sales tax and room occupancy tax accounts (via TN Dept. of Revenue). | | Building Permits | Required for structural changes; certificate of occupancy may be needed. |

Specific Regulations

1. State-Level (Tennessee SB1086):

   • STRs defined as rentals <30 days for residential dwellings (excludes hotels/motels).
   • Liability insurance ($500k) or platform coverage mandatory.
   • Health/safety compliance (smoke/CO alarms, fire extinguishers).

2. Kingston Zoning:

   • Residential Zones (R-1, R-2): STRs allowed as "Dwellings" (Sec. 11-403/404).
   • Commercial/Industrial Zones (C-1, C-2, M-1): STRs permitted if compliant with district use (Sec. 11-407 to 11-412).
   • Occupancy Limits: State law limits occupancy to 2 guests/bedroom (max 12 guests).
   • Parking: Off-street parking required (Sec. 11-309).
   • Transient Dwellings: Defined separately as motels/boarding houses (Sec. 11-203).

3. Roane County:

   • No county-specific STR regulations found in provided content. State laws apply.

Key Contact Information

• Kingston City Hall:
  • Phone: (865) 376-3400
  • Email: Not provided
  • Website: kingstontn.gov
• Kingston Building Inspector:
  • Phone: (865) 376-3400
  • Address: 625 W. Cumberland St, Kingston, TN 37763
• Roane County Register of Deeds (for zoning confirmations):
  • Phone: (865) 882-3365
  • Website: roanecountytn.gov

Critical Links & Resources

• Kingston Zoning Ordinance (PDF)
• Tennessee Short-Term Rental Unit Act (SB1086)
• TN Dept. of Revenue - Sales & Use Tax

Strategic Recommendations

1. Zoning Due Diligence: Confirm your property’s zoning district and STR legality before purchase.
2. State Law Compliance: Meet SB1086 insurance/safety standards even if local rules are absent.
3. Tax Registration: Register with TN Dept. of Revenue for sales/occupancy taxes.
4. Consult Local Authorities: Contact the Kingston Building Inspector for occupancy permits or zoning clarifications.

Note: Kingston has no dedicated STR permit program. Strict adherence to state law and zoning is essential to avoid penalties. Always verify updates with city/county officials.