Overview: Are Short-Term Rentals Allowed in Morristown, Tennessee?

Short-Term Rentals (STRs) are allowed in Morristown, Tennessee as a matter of state law and local zoning. Tennessee permits short-term rentals (leases of 30 days or fewer) as a principal or accessory use, provided the property meets applicable state requirements (e.g., sales tax, business tax, registration on platforms) and conforms to the city’s general zoning (residential, tourist accommodation, business, or industrial). Local zoning does not prohibit STRs outright and uses like “Tourist Accommodation” are explicitly recognized in the Zoning Ordinance (TA District, Chapter 16). However, investors must confirm zoning and any hosting limits on the specific property. Existing rentals are protected under nonconforming use provisions (14-208). Investors should also check HOA CC&Rs, as they may limit STRs even where zoning allows them.

Note: Do not confuse this with Morristown, Vermont’s separate ordinance which requires “owner-occupied” status. That article is unrelated to Morristown, Tennessee and should not be used for this market.

How to Start a Short-Term Rental Business in Morristown, Tennessee

• Zoning Due Diligence:
  • Verify the zoning district at your subject property (Residential, TA Tourist Accommodation, Business, Industrial, etc.). Use the City’s official Zoning Map (see Source Links below) and contact the Planning Department if needed.
  • Confirm whether STR activity is a permitted use or requires Special Use Permit/Site Plan Review.
  • For Tourist Accommodation districts and lodging operations, consult Chapter 16 (TA) and related provisions (e.g., Bed & Breakfast in R-2, Chapter 6).
  • Confirm setbacks, lot coverage, height, and parking. Off-street parking requirements are in Chapter 31 (Parking Regulations).
  • Verify signage limits for STR advertising; signage is regulated in Chapter 29.
  • Confirm outdoor lighting standards (Chapter 32), landscaping/buffers (Chapter 33), and any historic overlays.
• Permitting & Approvals:
  • Building Permit: Typically required for new structures, additions, or changes of use. See Chapter 19.
  • Certificate of Occupancy (CO): Required before occupying; Chapter 19-1904.
  • Special Use Permit/Use on Review: If applicable by district (e.g., lodging in R-2) or site plan requirements. Review Chapter 2 and specific district provisions (e.g., “Uses Permitted on Review”).
  • Sign Permit: If placing freestanding or building-mounted signs. Apply under Chapter 29.
  • Lighting Plan: Required for exterior lighting per Chapter 32.
  • Landscape/Buffer Plan: For nonresidential/commercial projects per Chapter 33.
• State-Level Compliance:
  • Register on STR platforms (Airbnb, Vrbo, etc.) and obtain a Tennessee sales tax number.
  • File and remit sales tax and state business tax. Follow Tennessee Department of Revenue guidance for transient lodging.
• Neighborhood Fit:
  • Check CC&Rs and HOA rules for STR restrictions. Consider parking, noise, trash, and occupancy.
  • Standard hospitality practices: guest communications, 24/7 contact, local rules posted in-unit, cleaning and safety standards.

Required Documents, Permits, Licenses, and Guidelines

• City/County
  • Completed Building Permit application and approved plans (Chapter 19).
  • Certificate of Occupancy (Chapter 19-1904).
  • Special Use Permit/Use on Review application (as applicable).
  • Site Plan (with off-street parking compliance, Chapter 31).
  • Sign Permit and approved sign plan (Chapter 29).
  • Exterior lighting plan and cut sheets (Chapter 32).
  • Landscape/buffer plan (Chapter 33).
  • Floodplain documentation if applicable (Chapter 22).
  • Airport zoning compliance if near Moore-Murrell Field (Chapter 24).
• State of Tennessee
  • Tennessee sales tax registration and monthly filings for transient lodging.
  • State business tax registration and filings (as applicable).
• Internal/Investor Documents
  • Property deed/municipal verification of zoning.
  • HOA/cc&r review and written approvals.
  • Safety, cleaning, and guest communication protocols.

Specific Regulations (City, County, and State)

City of Morristown Zoning

• Zoning Ordinance last revised March 5, 2024 (source below).
• Nonconforming uses may continue; new STRs must comply (14-208).
• Allowed districts and typical considerations:
  • Residential districts (R-1, RD-1, RD-2, R-2, R-3): Confirm if STR is allowed by-right, on review, or prohibited. Bed & Breakfast operations are addressed within R-2 (14-612).
  • TA (Tourist Accommodation) District (Chapter 16): Supports lodging/tourist uses. Review permitted uses, setbacks, height, and district standards.
  • Business/Commercial Districts (LB, IB, CB): Commercial lodging may be appropriate; verify permitted uses and parking.
  • Industrial Districts (LI, ALI, HI): Generally not suitable for lodging; confirm uses and special approvals.
• Parking (Chapter 31): Off-street parking required; verify district standards and loading.
• Signage (Chapter 29): Sign permits required; limits on sign types, size, and lighting.
• Lighting (Chapter 32): Cutoff requirements, shielding, and plan approval for exterior lighting.
• Landscaping/Buffers (Chapter 33): Minimum site landscaping and buffer requirements for commercial/industrial sites.
• Floodplain (Chapter 22): Compliance required for development in flood hazard areas.
• Airport Overlay (Chapter 24): Additional use and height restrictions within airport zones.

Hamblen County

• County-level STR permitting and tax collection may apply outside city limits. If your property is not within the City of Morristown, check with the County zoning office for applicable rules and contact Hamblen County for business tax and any permitting. If inside the City, City zoning applies.

State of Tennessee

• Sales tax applies to transient lodging; register with Tennessee Department of Revenue and file monthly.
• State business tax may apply to lodging operators.
• Property tax and local business tax regimes may also apply depending on structure and receipts.

Contact Information (Local Authority in Charge of STRs/Zoning)

• Mailing Address: City of Morristown, Tennessee, 100 S. Church Street, Morristown, TN 37813
• Planning Department: Phone: 423-581-0100
• Building/Permits: Phone: 423-581-0100
• Main City Line: Phone: 423-586-4260
• Website: www.morristowntn.gov/
• Zoning Map (official): www.morristowntn.gov/departments/planning/zoning/zoning-map/
• Zoning Ordinance PDF (Mar 5, 2024): cms1files.revize.com/morristown/Dev&Planning/Zoning%20Ordinance/Zoning_Ordinance%20March%205%202024.pdf
• Tennessee Department of Revenue (transient lodging tax): www.tn.gov/revenue.html

Zoning/Planning Point of Contact

• For zoning interpretation, special use permits, site plan review, signage, lighting, and landscape submittals, call the Planning Department at 423-581-0100 and reference the Zoning Ordinance.

Source Links

• City of Morristown Zoning Ordinance (Revised Mar 5, 2024): cms1files.revize.com/morristown/Dev&Planning/Zoning%20Ordinance/Zoning_Ordinance%20March%205%202024.pdf
• City of Morristown Zoning Map: www.morristowntn.gov/departments/planning/zoning/zoning-map/
• City of Morristown Official Website: www.morristowntn.gov/
• Morristown zoning rules limit short-term rentals (Vermont article for context only): www.vtcng.com/news_and_citizen/news/local_news/morristown-zoning-rules-limit-short-term-rentals/article_b667f532-8216-11ed-8d1f-1fec296fa9d7.html
• Tennessee Department of Revenue (sales/business tax for transient lodging): www.tn.gov/revenue.html

Key Takeaways:

• STRs are allowed in Morristown, TN as a matter of state law and local zoning; confirm the specific zoning district and permitted uses for each property.
• Expect to obtain a Building Permit and Certificate of Occupancy and comply with parking, signage, lighting, and landscaping standards.
• Register for state sales tax and any applicable business taxes; file monthly.
• Verify HOA/cc&rs, which may impose stricter limits than zoning.
• Nonconforming uses are protected; new uses must meet current regulations.