Note on scope: This guide uses only the content provided from your searches. For the municipal code and authoritative references, see the source links provided at the end.

1) Overview: Are STRs Allowed in Thomaston?

Yes. Short‑term rentals (also called “Airbnb” facilities) are allowed in Thomaston, Georgia, subject to zoning, special use approval, and the operational standards the city has adopted.

• Allowed zoning: C‑1 Neighborhood Commercial and DT Downtown. In both districts, short‑term rentals are listed as a Special Use, requiring city council approval.
• Residential overlap: In residential districts (ES, R‑1, R‑2), short‑term rentals follow the standards for Bed and Breakfast Inns and also require Special Use approval.
• Operational baseline: Short‑term rentals must comply with the standards of the Bed and Breakfast Inn section (98‑5.3.2.8), except that an Occupation Tax Permit fee is not required if the operator provides documentation showing such fee was paid in another jurisdiction.

Source: Thomaston Zoning Ordinance, 2024 Draft — Sections 98‑5.3.2.9 and 98‑5.3.2.8 (see link at end).

2) How to Start a Short‑Term Rental Business in This Market

Pre‑application

• Confirm zoning: Verify your parcel’s base zoning (C‑1 or DT for permitted districts; ES/R‑1/R‑2 for Bed and Breakfast Inn standards).
• Site fit: Assess lot size (≥ 15,000 sq ft required) and guestroom/guest capacity constraints (up to six guestrooms and 12 guests).
• Parking: Ensure adequate off‑street parking per unit type (see §3 below).
• Health/Fire/Building: Anticipate health and fire inspections in residential districts; follow building/floodplain standards for all districts.

Permitting and approvals

• Special Use (city council): Required in C‑1 and DT; also required in residential districts where the use is processed under the Bed and Breakfast standard. Prepare a site plan, parking layout, life safety documentation, and any required notices per city procedure.
• Occupancy Load & Inspections: Be prepared for inspections by the county health department (when in residential districts) and the city fire department.
• Occupation Tax Permit: Obtain an annual permit; you are exempt from the city’s permit fee if you submit documentation of paying an STR/occupancy tax fee in another jurisdiction.
• Registration/Designations: If you will not reside on the property (C‑1 or DT), designate a local contact person who is at least 21 years old, can respond 24/7, and can address violations or disturbances within one hour.

Operational preparation

• Guest policies: Limit on‑premise congregation to only registered guests; set guest counts to the registered maximum; establish house rules that enforce quiet hours and comply with city ordinances.
• Tax compliance: Short‑term rentals are subject to hotel/motel sales tax as applied to other lodging facilities in Georgia.
• Safety and responsiveness: Post contact information, emergency procedures, and house rules; ensure rapid response capability through your on‑site resident or designated local contact.

Post‑approval

• Maintain records: Keep special use approvals, permit(s), health/fire inspections, and proof of tax remittance on file.
• Ongoing compliance: Monitor guest counts, parking use, and neighborhood impact. Address complaints promptly to avoid enforcement.

3) Required Documents, Permits, Licenses, and Guidelines

City‑level

• Special Use approval (city council) for C‑1 and DT; and for residential locations using the Bed & Breakfast standards.
• Annual Occupation Tax Permit; fee waived if you submit proof of paying a comparable fee in another jurisdiction.
• Documentation that you (or your corporation/partnership) or a designated local contact are resident on the premises or available 24/7 and can respond within one hour.
• For C‑1 or DT when owner does not reside on property: a named local contact person (age ≥ 21), with 24/7 availability.

Zoning and site standards (Bed & Breakfast baseline)

• Minimum lot size: 15,000 sq ft.
• Maximum capacity: Six guestrooms and 12 guests.
• Length of stay (Bed & Breakfast): No lodger may stay longer than seven consecutive days. Operators often apply this standard to STRs in residential districts; confirm the scope with the building official for STRs outside residential districts.
• Meals and guest facilities: In Bed & Breakfasts, only breakfast may be served and only to registered overnight guests; no guest room may have cooking facilities. If you plan to serve any meals or provide cooking facilities in an STR, seek a zoning determination before committing capital.
• Off‑street parking:
  • Residential districts and non‑residential abutting residential: 1 space for every two persons of maximum occupancy (as set by the fire chief) plus 1 space per guest room.
  • Non‑residential not abutting residential: 1 space for every two persons of maximum occupancy plus 1 space per guest room; “paved” is not required—pavers, decorative stone, and certain pervious materials are acceptable; “57 Stone” gravel is not permitted.
• Inspections: In residential districts, be inspected and approved by the Upson County Environmental Health Department and the city fire department.

State-level

• Hotel/Motel tax: Short‑term rentals are treated as lodging and are subject to Georgia’s hotel/motel sales tax and any local sales tax for transient accommodations. Register, collect, and remit per state revenue rules.
• Business registrations: Follow Georgia Secretary of State and Department of Revenue registration requirements as applicable for your business structure and tax obligations.

4) Specific Regulations: City, County, and State

City of Thomaston Zoning and Use Regulations

• Allowed STR zoning:
  • C‑1 Neighborhood Commercial: Special Use approval required (98‑4.6.3.4).
  • DT Downtown: Special Use approval required (98‑4.6.3.4).
• Residential districts (ES, R‑1, R‑2): Short‑term rentals follow Bed & Breakfast Inn standards and require Special Use approval (98‑5.3.2.9).
• Operational standards (Bed & Breakfast baseline, applied to STRs unless otherwise noted):
  • Owner/resident requirement: Owner or agent must be resident on the premises; a corporation or partnership must have an officer or partner resident on site.
  • Local contact: In C‑1 or DT, if owner is not resident, designate a local contact ≥ 21, with 24/7 availability and one-hour response obligation.
  • Capacity and length of stay: Maximum six guestrooms/12 guests; maximum seven consecutive days per lodger (Bed & Breakfast section).
  • Meals: Only breakfast may be served to registered overnight guests; no cooking in guest rooms (Bed & Breakfast standard; applicability to STRs should be confirmed with the city).
  • Parking: Per district rules and materials noted above.
  • Residential character: For dwellings used as Bed & Breakfast (and often STRs in residential zones), exterior character cannot be altered.
• Enforcement and administration:
  • Building official has interpretive authority and administrative variance powers within stated limits; appeals route through the mayor and city council.
  • Appeals of zoning decisions are governed by state law (Title 5 and Title 36, O.C.G.A.).

Upson County

• No county‑specific short‑term rental regulations were provided. In residential districts, the City references approval by the Upson County Environmental Health Department. Investors should coordinate with that office for inspections and approvals as required.

State of Georgia

• Short‑term rentals are subject to hotel/motel sales tax (and applicable local transient accommodation taxes). Platforms and hosts must register, collect, and remit as required by Georgia law.
• No other state‑level short‑term rental certification was detailed in the provided material.

5) Contact Information for Local Authority in Charge of STRs

• City of Thomaston — Building Official and Zoning Administration:
  • Phone: (706) 647‑4242
  • Website: www.cityofthomaston.com
  • Address: 400 S Main St, Thomaston, GA 30286
• City Clerk (permits, records, appeals filings):
  • Phone: (706) 647‑4242
• Mayor and City Council (Special Use and appeals final authority):
  • Phone: (706) 647‑4242
• Upson County Environmental Health Department (residential inspections):
  • Phone: (706) 647‑7142
  • Note: The city references this office for health approvals in residential settings; consult directly to confirm scope and process.
• Fire Department:
  • Contact the City of Thomaston for fire department contact details and inspection requirements. Phone: (706) 647‑4242.

Note: If you will not reside on the property in C‑1 or DT, keep your designated local contact’s information on file and accessible at the property, and ensure 24/7 response within one hour as required.

6) Links to Source Pages

• City of Thomaston Zoning Ordinance (2024 Proposed Draft — includes STR and Bed & Breakfast standards, parking, special use approvals, and appeals procedures):
  • www.cityofthomaston.com/DocumentCenter/View/3143/2024-Proposed-Thomaston-Zoning-Ordinance-DRAFT
• City of Thomaston — Official Municipal Code and Online Library:
  • library.municode.com/ga/thomaston

If you need a quick readiness checklist before you commit to a property, here it is:

• Site is C‑1 or DT (or residential ES/R‑1/R‑2 with B&B baseline and special use).
• Lot ≥ 15,000 sq ft; ≤ 6 guestrooms; ≤ 12 guests (residential B&B baseline).
• Parking plan meets the correct formula/materials; on‑street credit if applicable (mixed‑use/downtown).
• Owner‑residence or designated local contact (C‑1/DT) with 24/7 and one‑hour response.
• Special Use permit (city council), Occupation Tax Permit, and inspections lined up.
• Hotel/motel tax registration with Georgia Department of Revenue; state and local tax remittance process established.
• House rules and safety plan prepared; compliance posture for quiet hours, guest limits, and disturbance response.

This document reflects only the provided sources. For any gray areas (e.g., whether seven‑day maximum applies to all STRs or only to B&B inns, and whether meals or cooking facilities are regulated for STRs outside residential districts), investors should seek a written zoning determination or staff interpretation from the Building Official before operation.