Overview and bottom line

• Short-term rentals (STRs) are explicitly allowed in Sharpsburg under the Town’s Zoning Ordinance (Article 5, Section 520; Article 4, TR and TC Districts). However, STRs are a Special Exception use in both the Town Residential (TR) and Town Center (TC) districts. Approval from the Board of Zoning Appeals (BZA) is therefore required to operate legally.
• Owner-residency is mandatory in the Town Residential (TR) district. In the Town Center (TC) district, the owner must either reside on the premises or, if living elsewhere, operate only with town authorization.
• STRs must comply with Maryland State Fire Marshal requirements (e.g., egress, smoke alarms, carbon monoxide alarms, fire extinguishers, posted egress plans, and safe sleeping room limits).
• Guest-room cooking is prohibited. Only designated rooms may be used for sleeping. No more than four adults may stay in one guest room. At least one bathroom must be available for every two guest rooms, plus one for the owner.
• Investors must secure BZA approval, ensure fire/life-safety compliance, and consider county business licensing. Zoning permits and fees also apply.

This guide consolidates what the Town allows, how to obtain approvals, and what compliance looks like in practice. It focuses exclusively on Sharpsburg-specific rules; where the Town defers to higher levels of government (e.g., fire safety, business registration), it flags those references and provides contact pathways.

How to start an STR business in Sharpsburg

1. Confirm zoning eligibility and district constraints

• Identify your property’s zoning on the official Sharpsburg Zoning Map:
  • TR (Town Residential): Single-family detached neighborhoods. STRs permitted by Special Exception; owner must reside on the property during guest stays.
  • TC (Town Center): Mixed-use core. STRs permitted by Special Exception; owner may live elsewhere only if authorized by the Town.
• If you are not sure of the zoning, request confirmation from the Zoning Administrator prior to investing.

2. Prepare and submit a Special Exception application to the Board of Zoning Appeals

• What to include:
  • A detailed narrative describing the STR (number of guest rooms, maximum guest count, owner-residency or authorization plan, off-street parking arrangement).
  • A site plan showing lot dimensions, building footprint, off-street parking, and any outdoor areas used by guests.
  • Floor plans labeling all sleeping rooms and bathroom facilities.
  • Proof of compliance with Maryland State Fire Marshal requirements (see next item).
  • Any conditions you are prepared to accept (e.g., guest conduct rules, noise controls, parking management).
• When to apply:
  • Prior to listing or operating. STRs are prohibited without BZA approval in Sharpsburg.
• Where to file:
  • Town Office/Zoning Administrator. The BZA meets as needed to consider applications; expect standard public notice and hearing procedures.
• Notes on procedure:
  • The Town’s ordinance sets general rules for Special Exceptions and BZA processes (Articles 4, 10, and 11). The BZA may impose reasonable conditions to protect neighborhood character, safety, and compatibility.

3. Meet Maryland State Fire Marshal requirements

• Because Sharpsburg requires STRs to comply with the State Fire Marshal, you should ensure:
  • Adequate egress (two means of egress where required; corridors and doors sized for safe evacuation).
  • Working smoke alarms in each sleeping room and common areas; carbon monoxide alarms where fuel-burning appliances exist.
  • At least one clearly identified and accessible fire extinguisher; posted emergency egress plans for each floor.
  • Compliance with maximum occupancy and room-use limits (see Operational Rules below).
• How to verify:
  • Contact the Maryland State Fire Marshal’s Office for guidance specific to transient lodging and small residential occupancies. Ask for a written determination if needed to include with your BZA application.

4. Align your operation with Town center and residential standards

• Owner-residency:
  • TR: You must reside in the STR during guest stays.
  • TC: You must either reside on the premises or obtain Town authorization to live elsewhere.
• Design and site layout:
  • Use traditional materials and maintain compatibility with surrounding architecture and small-town character per Town design provisions (Article 5; Article 4 design sections).
• Parking:
  • Provide off-street parking to serve guests. All new vehicle parking spaces and driveways must be located outside the front yard; shared-use residential driveways are not allowed (Article 5, Section 500; Article 4 design provisions).
• Water and sewer:
  • Central water and sewer are required where available (Article 4, Section 405). Confirm availability with the Town.

5. Consider county-level business licensing

• Washington County requires registration/licensing for businesses. Because STRs are commercial lodging operations, you should register with the County and obtain any required license before operating. Confirm current requirements and fees directly with the County.

6. Operational planning

• Occupancy and room limits: No more than four adults per guest room; only designated rooms may be used for sleeping; cooking is not permitted in guest rooms.
• Bathrooms: Provide at least one full bathroom for every two guest rooms, plus one for the owner.
• Guest rules: Adopt clear house rules to ensure quiet enjoyment, trash management, parking compliance, and occupancy limits; post these inside the STR.
• Guest safety: Provide fire extinguisher(s), posted egress plans, smoke and CO detectors, and house numbers that are clearly visible from the street.

Required documents, permits, licenses, and guidelines

• Zoning/Special Exception
  • Special Exception application (to BZA) including narrative, site plan, floor plans, parking plan, and owner-residency or authorization statement.
  • Zoning permit (after BZA approval) if required by the Town for internal tracking or inspections.
• Safety/compliance
  • Maryland State Fire Marshal compliance documentation (written verification or plan addressing egress, alarms, extinguishers, and posted egress plans).
• County
  • Washington County business registration/licensing (verify current requirements).
• Ongoing adherence
  • Posting of house rules, emergency egress plans, and Town/BZA conditions.
  • Parking and front-yard/driveway compliance per Article 4 design provisions and Article 6 (off-street parking).

Specific regulations for short-term rentals in Sharpsburg

• Definitions
  • Short-Term Rental (STR): The use of a residential dwelling unit (or a portion thereof) to provide accommodations to transient guests for sleeping or lodging in exchange for a fee or charge, where stays are 30 days or less.
  • Transient: A person who obtains sleeping accommodations for not more than 30 days.
• Zoning status
  • STRs are permitted in TR and TC districts only as a Special Exception (Article 4, TR and TC; Article 5, Section 520).
• Operational rules
  • Owner-residency:
    • TR (residential areas): Owner must reside in the STR while guests are present.
    • TC (town center): Owner must either reside on the premises or, if living elsewhere, operate only with Town authorization.
  • Life-safety: Must comply with Maryland State Fire Marshal requirements (e.g., egress, alarms, extinguishers, posted egress plans).
  • Guest-room restrictions: Cooking is not permitted in any guest room. Only designated rooms may be used for sleeping. No more than four adults per guest room.
  • Bathroom requirement: At least one bathroom (toilet, shower or tub, or combination) for every two guest rooms, plus one for the owner.
• Parking and site design
  • Off-street parking required and must be located outside the front yard; shared-use residential driveways are not allowed (Article 5 and Article 4 design provisions).
  • New structures and expansions must meet Town design standards for architectural character and materials.
• Utilities
  • Central water and sewer are required where available (Article 4, Section 405).
• Permitting and enforcement
  • Special Exception approval is required; violations may be enforced as municipal infractions or zoning violations with penalties per Articles 9–11.

Contacts (Sharpsburg Town Offices and BZA)

• Town of Sharpsburg
  • Mailing Address: Town of Sharpsburg, P.O. Box 367, Sharpsburg, MD 21782
  • Physical Address (for reference): Town Hall is located near Main Street and the Town Center District; use the P.O. Box for correspondence.
  • Town website: sharpsburgmd.com (contact form and general information)
• Board of Zoning Appeals (BZA)
  • For Special Exception applications and hearing schedules, contact the Zoning Administrator through the Town Office.
• Maryland State Fire Marshal’s Office
  • For STR fire/life-safety requirements and compliance questions, contact the Maryland State Fire Marshal’s Office (official state agency; contact details are available on the Maryland government website).
• Washington County
  • For business registration/licensing, contact Washington County government (official county website) to confirm licensing requirements, fees, and renewal terms.

Links to source materials

• Sharpsburg Zoning Ordinance (Article 5, Section 520 and Article 4 provisions): sharpsburgmd.com/.../Zoning-Ordinance-v082019.pdf
• Herald Mail Media coverage of STR adoption (2019): heraldmailmedia.com/.../sharpsburg-adopts-new-regulations-for-short-term-rentals/44371579/
• Town of Sharpsburg official website: sharpsburgmd.com

Notes and cautions

• STRs are prohibited without Special Exception approval in both TR and TC districts. Obtain BZA approval before listing or operating.
• The Town defers to the Maryland State Fire Marshal for life-safety standards; confirm current fire code requirements in writing before investing.
• This summary is limited to Sharpsburg regulations. Washington County may impose separate business licensing and other obligations; verify current county requirements before opening.

If you share the property address or PIN, I can confirm the exact zoning (TR vs. TC) and outline the BZA submittal checklist tailored to your lot and building.