Overview: Are short-term rentals allowed in Paris, KY? Short-term rentals are allowed in Paris, KY, but the operating model you select determines where and how you can operate.

• As-of-right transient lodging is available as a “bed and breakfast” (B&B) in all residential zoning districts R‑1 through R‑8, strictly limited to five separate accommodations. Source: City of Paris zoning quick info sheets (Residential districts list “Bed and breakfast establishments limited to 5 separate accommodations” as a permitted use).
• In the City’s commercial districts (B‑1 Central Business, B‑2 General Commercial, B‑3 Neighborhood Commercial), lodging uses are explicitly listed as permitted uses. Hotels and motels are expressly permitted in B‑1 and B‑2; B‑3 permits businesses such as offices and convenience markets and may support lodging through accessory uses and conditional approvals depending on the specific use. Source: City of Paris zoning quick info sheets (B‑1, B‑2, B‑3).
• The provided materials do not reference a separate city-issued short-term rental (STR) license or registration. This suggests no city-level STR permit program is currently documented in the zoning quick info sheets. Your primary path to legal operation is to comply with zoning for either:
  • A bed and breakfast (residential districts) with five or fewer guest rooms/suites; or
  • A hotel/motel (primarily B‑1 and B‑2 districts).

How to start a short-term rental business in Paris, KY Start with zoning clearance and then build the operational compliance framework.

1. Confirm zoning and permitted lodging model

• Identify the subject property’s zoning on the City of Paris Zoning Map.
  • Residential zoning (R‑1 through R‑8): Only a B&B is permitted as transient lodging; limited to five separate accommodations.
  • Commercial zoning (B‑1, B‑2): Hotels/motels are allowed. B‑3 may support lodging depending on the specific use category and approvals.
  • Planned Unit Development (PUD): Typically allows a broad mix of uses, including residential and commercial. Confirm that lodging is included in your approved PUD plan or that an appropriate use variance/conditional use is feasible.
• Contact the Bourbon County Joint Planning Office for zoning confirmation, applicable overlays (e.g., Historic), and any preliminary zoning interpretations.

2. Assess use-specific restrictions

• Bed and Breakfast (R‑1–R‑8): Operate within the principal single‑family dwelling; maximum five separate accommodations; maintain the residential appearance of the structure.
• Hotels/Motels (B‑1, B‑2): Ensure the building and site meet all commercial dimensional standards (setbacks, height, lot coverage) and that parking/accessory use regulations are satisfied.

3. Consider overlays and additional approvals

• Historic (H) overlay: The City’s historic district boundaries and protections apply. New signs, alterations, and exterior changes may require review by the Board of Architectural Review. Plan for this process early.
• Floodplain (SFHA) and Conservation (C): If the site lies within a Special Flood Hazard Area (SFHA) or Conservation district, additional development and occupancy restrictions apply. No excavation, fill, or construction is allowed in SFHAs without a development permit from the Floodplain Administrator. Contact the Planning Office for floodplain permit requirements.
• Corner lot setbacks: If on a corner lot, verify enhanced side yard setbacks along the non‑frontage street.

4. Site planning and building standards

• Setbacks: Residential setbacks are typical (e.g., R‑1: front 30 ft, side 15 ft, rear 25 ft). Commercial districts have more generous front setbacks (e.g., 50 ft) and increased height limits. Accessory structures have dedicated setback and height standards.
• Parking: Lodging operations (B&Bs and hotels/motels) typically require parking consistent with commercial standards. Confirm the number and layout of spaces based on the lodging type.
• Signage: Bed and breakfasts in residential zones may use one identification sign and one professional on‑premises business sign (each up to 2 sq ft), plus a temporary “for sale or rent” sign (up to 12 sq ft) and a directional sign (up to 2 sq ft). All signs must be at least 10 ft from the street right‑of‑way. Commercial districts allow more robust signage, including free‑standing and illuminated signs, with permit‑based allowances and size formulas. Secure sign permits before installation.

5. Health, safety, and insurance

• While not detailed in the provided documents, a lodging operation should be aligned with applicable building, fire, and health codes. Confirm occupancy limits, smoke/CO detection, egress, and sanitation standards for guest accommodations.
• Obtain adequate liability and property insurance appropriate for transient lodging operations.

6. Operational compliance

• Ensure guest stays are short-term (generally defined as less than six months nationally). Because short-term rental is not codified as a standalone use in Paris, the permitted lodging categories (B&B; hotel/motel) govern your model.
• Maintain clear guest rules, trash and noise management, and neighbor communications to avoid nuisance concerns.

Required documents, permits, licenses, and guidelines Use‑specific approvals

• Zoning confirmation: Verify zoning classification and permitted lodging use with the Planning Office.
• Bed and Breakfast approval (if operating in R‑1–R‑8):
  • Confirm that the use does not exceed five separate accommodations.
  • Ensure the structure retains residential appearance and meets building/safety requirements.
• Hotel/Motel approval (if operating in B‑1/B‑2):
  • Confirm principal use, setbacks, height, and lot coverage.
  • Verify parking and any accessory use regulations.
• PUD compliance:
  • If the site is in a PUD, confirm that lodging is an approved use or obtain necessary approvals (e.g., conditional use/variance).
• Historic overlay approvals:
  • For properties within or affecting the Historic district, obtain review/approval from the Board of Architectural Review for signage and exterior changes.
• Floodplain permits:
  • For SFHA locations, obtain a development permit from the Floodplain Administrator prior to any construction or site work.
• Sign permits:
  • Submit signage plans to the City/Planning Office. Residential zones: small identification/professional/temporary/directional signs; commercial zones: free‑standing and illuminated signage allowed with permits.
• Building/occupancy approvals:
  • Coordinate any interior renovations with building officials to confirm code compliance for guest rooms, egress, fire safety, and occupancy limits.

City, county, and state regulations relevant to STRs in Paris, KY City-level zoning (Paris)

• Residential districts (R‑1–R‑8):
  • Bed and breakfast establishments limited to five separate accommodations are permitted uses.
  • Home occupations allow rooming for not more than four people simultaneously, but this is not classified as transient lodging; it generally denotes longer‑term occupancy and does not substitute for a B&B or hotel/motel use.
• Commercial districts:
  • B‑1 Central Business: Hotels/motels are permitted; apartment units above first floor are allowed; signage allowances are robust and include illuminated and mounted/free‑standing signs (with permit).
  • B‑2 General Commercial: Hotels/motels are permitted; broader commercial uses allowed; signage permits enable illuminated signage, off‑premises signs, and free‑standing signage.
  • B‑3 Neighborhood Commercial: Primarily local businesses (grocery, hardware, offices, convenience markets). Lodging is not expressly listed as a permitted use and would typically require conditional use approval depending on the specific use and any overlay provisions.
• Industrial districts (I‑1, I‑2): Lodging uses are not indicated as permitted. STRs in industrial zones would not be viable without a zoning change or variance.
• Historic (H):
  • Historic district protections apply to exterior alterations, signage, and site changes. Review and approval by the Board of Architectural Review may be required.
• Floodplain (C):
  • Special Flood Hazard Areas (SFHA) impose development restrictions and require floodplain permits for construction activity.
• Accessory structures and corner lots:
  • Specific accessory setbacks and enhanced corner‑lot side setbacks apply. Confirm dimensional requirements for sheds, carports, garages, and other accessory features.
• Signage standards:
  • Residential: Limited signage (2 sq ft identification; 2 sq ft professional; 12 sq ft temporary; 2 sq ft directional), setback 10 ft from right‑of‑way.
  • Commercial: Larger allowances; illuminated signage and free‑standing signs permitted with sign permits; setback generally 10 ft from right‑of‑way.

County-level considerations (Bourbon County)

• The provided materials include a 2023 citizen proposal (ZTA‑23‑02) suggesting conditional use permitting for additional dwellings in A‑1 Agricultural zoning and expressing concerns about unmitigated short‑term rental leasing of such homes. This document is a proposal—not adopted code—and does not alter current STR regulations. It signals ongoing policy interest in agricultural land protections and potential future requirements.

State-level (Kentucky) context

• State statutes (e.g., KRS 100.111) define agricultural use to include dwellings for persons and families engaged in the agricultural use on the tract but exclude “residential building development for sale or lease to the public.” In effect, farmworker housing is distinct from commercial lodging.
• The provided documents do not include state-level requirements specific to transient lodging licensing (e.g., Kentucky Department of Housing, Buildings and Construction) and do not provide a state STR registration framework. Investors should confirm whether state lodging, health, or fire approvals apply in addition to local zoning compliance.

What the rules mean for investors

• Paris supports legal short-term lodging through:
  • Residential B&B with a strict five‑room cap in any R‑1–R‑8 district; and
  • Hotel/motel use in commercial districts (B‑1/B‑2), with commercial signage and dimensional standards.
• Standard short-term rental models (whole-home short-term rentals without the B&B structure) are not expressly permitted as-of-right in residential zones; using “rooming” to circumvent transient lodging limits is inconsistent with the B&B five-room rule and does not meet the definition of a B&B.
• Key diligence tasks:
  • Verify zoning and overlay districts.
  • Ensure interior and exterior compliance with building, fire, and health codes for guest occupancy.
  • Secure appropriate signage approvals and keep signage within size and setback limits.
  • Confirm parking and access requirements for guests.
  • For sites in the Historic district or SFHA, plan extra time for additional approvals and permits.

Local authority contacts (in charge of zoning and approvals)

• Bourbon County Joint Planning Office (City of Paris zoning administration)
  • Address: 525 High Street, Paris, KY 40361
  • Phone: 859‑987‑2150
  • Website: www.bourboncountyplanning.com
  • Hours: M–F, 8:30 am – 4:30 pm
  • Contact for: zoning confirmation, zoning ordinance interpretations, sign permits, Historic district review, PUD compliance, floodplain permits, Board of Architectural Review inquiries

Important notes

• The zoning quick info sheets were created February 1, 2018. Verify that the regulations have not been amended prior to investment or development.
• These materials do not establish a separate STR permit/registration program for the City of Paris. Compliance remains tied to the permitted lodging categories and commercial use approvals noted above.
• Always consult the full City of Paris Zoning Ordinance for comprehensive standards; these quick info sheets are summaries.

Links to source pages

• Zoning Quick Info Sheets (City of Paris, Bourbon County Joint Planning Office): www.bourboncountyplanning.com/wp-content/uploads/2018/03/Zoning-Quick-Info-Sheets.pdf
• Zoning Text Amendment Proposal (ZTA‑23‑02, 2023; proposal only; not adopted code): www.bourboncountyplanning.com/wp-content/uploads/2023/08/ZTA-23-02-A1-Ordinance-Update-Proposal-JScott-Bourbon-Planning-Commission-FINAL-2.0-1.pdf

If you share the subject property address, I can map the likely zoning and overlays and recommend the most viable lodging model (residential B&B versus hotel/motel) along with a focused permitting checklist.