Overview: Are Short-Term Rentals Allowed?

Yes. Short-term rentals are allowed in Pepperell, Massachusetts only as Accessory Lodging. In residential zoning districts (RR, TR, RCR, SR, UR), the Short-Term Rental of a Dwelling Unit requires a Special Permit from the Planning Board. In the Commercial/Town Center district (C/TC), a Short-Term Rental of a Dwelling Unit is permitted by-right as an accessory lodging use (owner-occupied, PB-approved). A Tourist Home is separately permitted as accessory lodging (up to two sleeping rooms) with a Planning Board special permit in residential and C/TC districts.

Summary by district:

• RR, TR, RCR, SR, UR: Special Permit required from Planning Board.
• C/TC (Commercial/Town Center): Permitted by-right as accessory lodging.
• SRC, I (South Road Commercial, Industrial): STRs of dwelling units not listed as permitted accessory lodging.

Owner-occupancy requirement: All accessory lodging (including STRs) must occur in an owner-occupied building; the owner must be present when the rental is in use by guests.

How to Start an STR Business in Pepperell

• Confirm zoning: Verify your parcel’s zoning district. If within RR, TR, RCR, SR, or UR, plan to apply for a Planning Board Special Permit for accessory lodging. If within C/TC, STR is allowed by-right as accessory lodging, but owner-occupancy and performance standards still apply.
• Secure property control: Ensure you have ownership or lease rights consistent with the owner-occupancy requirement.
• Plan the STR layout: Design the unit to comply with Massachusetts Building and Fire Code requirements (e.g., egress, smoke/CO detectors, fire extinguisher, posted escape routes, temperature controls, childproofed outlets).
• Prepare for Special Permit (if applicable in RR/TR/RCR/SR/UR): Draft site plan, operations plan, and compliance narrative for performance standards; schedule Planning Board hearing.
• Obtain permits and approvals:
  • Zoning Special Permit (Planning Board) for accessory lodging (residential districts).
  • Building and/or fire code compliance, as applicable.
  • State tax registration (room tax/admin; see state regulations section).
• Post and maintain required guest-facing items (see safety section below).
• Maintain records: Retain permits, guest logs, inspection/maintenance records, and house rules for enforcement inquiries.

Required Documents, Permits, Licenses, and Guidelines

• Zoning Special Permit (Planning Board) for Accessory Lodging in RR/TR/RCR/SR/UR. The SPGA (Special Permit Granting Authority) is the Planning Board. The bylaw references “Section 9300” for special permit procedures; consult the Planning Board for current application requirements.
• Building/Fire code compliance: Building permit (if alterations), fire safety measures, and code approvals as required under Massachusetts law and local enforcement.
• State-level tax registration: Massachusetts Room Occupancy Tax and state sales tax; see state regulations section for details.
• STR operations documentation:
  • House rules: quiet hours, maximum number of guests, cleanup requirements for guest pets (if allowed).
  • Safety items: functioning fire extinguisher; childproofed electrical outlets; map identifying fire escape routes; directions for operating the temperature control system; emergency contact information.
• Monitoring and inspection: Cooperate with local code enforcement, Fire Department, and Board of Health inspections as applicable.

Specific Regulations for STRs (City/Town, County, State)

Town of Pepperell Zoning (Accessory Lodging)

• STRs are categorized as Accessory Lodging under “Short Term Rental of a Dwelling Unit.” In RR/TR/RCR/SR/UR, this use requires a Special Permit from the Planning Board. In C/TC, it is permitted by-right as accessory lodging. A Tourist Home is a related accessory lodging use (up to two sleeping rooms) permitted by Planning Board special permit in residential districts and by-right in C/TC.
• Owner-occupancy and presence: All accessory lodging must be in an owner-occupied building; the owner must be present when the rental is in use by guests.
• Performance standards (applicability): The bylaw establishes accessory lodging performance criteria (house rules, fire extinguisher, childproofed outlets, escape-route map, temperature controls, emergency contacts). For principal lodging uses (e.g., Bed & Breakfast or Inn), specific review criteria are provided in Section 3.4, including limiting guest rooms, owner-occupied manager presence, and operational procedures to limit noise. STRs must follow the accessory lodging standards listed above.

County/State Notes

• Middlesex County: The zoning controls are municipal; county-level zoning or permitting does not regulate STRs.
• Massachusetts state regulations apply uniformly:
  • Room Occupancy Tax (MGL c. 64G, § 3): 5.7% tax on most transient occupancy (rentals ≤31 days). Operators must register with the Massachusetts Department of Revenue (DOR).
  • Sales Tax (Massachusetts): Short-term rentals are subject to state sales tax (currently 6.25%) in addition to the room occupancy tax.
  • Short-Term Rental Law (MGL c. 64G, §§ 9–12): Mandatory registration; detailed operating requirements for safety, occupancy, posting, and record-keeping (e.g., contact info posted; fire safety; maximum occupancy; compliance with local codes; local registration if a bylaw or ordinance is adopted).

Performance and Safety Highlights (Accessory Lodging)

• House rules must address quiet hours, maximum occupancy, and pet cleanup if pets are allowed.
• Provide: functioning fire extinguisher; childproofed electrical outlets; fire escape map; temperature control instructions; emergency contact information.
• STR definition: rental of a dwelling unit (includes kitchen and bathroom) for stays typically <7 days.
• Tourist Home definition: rental of up to two sleeping rooms within a dwelling unit (shared bathroom/common area/kitchen) for stays typically <7 days.

Contact Information (Local Authority)

• Planning Board (Special Permit granting authority for accessory lodging in residential districts):
  • Email: planning@town.pepperell.ma.us
  • Phone: (978) 433-0339
  • Office hours and mailing address: Consult the Planning Board via email or phone; applications are submitted through the Planning Board’s administrative process.
• Zoning Enforcement Officer / Building Inspector:
  • Email: building@town.pepperell.ma.us
  • Phone: (978) 433-0334
• Fire Department (fire code and inspections):
  • Phone: (978) 433-2714
• Board of Health (health-related requirements):
  • Phone: (978) 433-0333

Links to Source Pages

• Zoning Amendment – Use Regulations (Feb 2023): town.pepperell.ma.us/DocumentCenter/View/8429/PZB-AMENDMENT-Section-3010-Use-Regs-Ver-10-Feb-2023
• Town of Pepperell Zoning Bylaw (main document): town.pepperell.ma.us/DocumentCenter/View/2442

Notes for Investors

• The bylaw clarifies “Special Permit Granting Authority (SPGA): PB = Planning Board.” Application procedures are referenced in Section 9300; confirm current submittal requirements directly with the Planning Board.
• The bylaw references “Section 9030” for special permit processes in certain accessory contexts; rely on Planning Board guidance for the latest application steps and fees.
• No separate town-level registration fee is identified in the provided documents for STRs; however, Massachusetts law requires state registration and tax collection.
• Confirm whether the Town of Pepperell has adopted a local registration or inspection program beyond zoning and state-level requirements; if adopted, the Building Department or Board of Health would administer it.