Overview: Are Short-Term Rentals Allowed in Barnwell, SC?

Yes, short-term rentals are explicitly allowed in Barnwell, SC, though under specific regulatory framework. The city defines and regulates short-term rentals through two primary categories:

1. Tourist (Guest) Homes: Properties offering lodging in no more than three rooms for paid guests
2. Bed and Breakfast Inns: Owner-occupied properties offering five or fewer guest rooms

Both categories are permitted as Special Exceptions in residential districts, subject to review and approval by the Board of Zoning Appeals. This regulatory approach provides a structured pathway for STR operations while maintaining community character and neighborhood integrity.

How to Start a Short-Term Rental Business in Barnwell, SC

Step-by-Step Launch Process

1. Property Zoning Verification

• Confirm your property is within an appropriate zoning district (R-15, R-12, R-7, or RMF residential districts allow these uses as special exceptions)
• Verify property meets minimum lot size requirements for the applicable district

2. Special Exception Application

• Submit formal application to the Board of Zoning Appeals
• Provide detailed documentation supporting compatibility with neighborhood character
• Attend public hearing for board review and approval

3. Business License Acquisition

• Obtain local business license from city authorities
• Pay applicable fees based on gross revenue projections
• License must be renewed annually

4. Tax Registration

• Register for state and local tax obligations
• Set up systems for collecting and remitting applicable taxes

5. Safety and Compliance Preparation

• Ensure property meets all safety requirements
• Prepare for potential inspections
• Develop guest policies and emergency procedures

6. Operational Setup

• Establish booking and reservation systems
• Create guest communication protocols
• Implement record-keeping systems for regulatory compliance

Required Documents, Permits, Licenses, and Guidelines

Primary Regulatory Approvals

Special Exception Permit (Board of Zoning Appeals)

• Property ownership documentation
• Site plan showing building placement and parking
• Floor plans detailing guest accommodation areas
• Detailed description of proposed operation
• Character assessment addressing neighborhood compatibility
• Parking plan (minimum: one space per guest room plus two for owner in B&B operations)
• Compliance with all applicable building and safety codes

Business License

• Completed application with owner/operator information
• Federal EIN and SSN/ITIN
• Proof of ownership or lease authorization
• Annual fee payment (calculated based on gross revenue)

Tourist Home Specific Requirements (per Zoning Ordinance):

• Maximum three guest rooms
• Guest registry maintenance required
• Compliance with all state and local laws
• Advertising limited to one 4-square-foot sign mounted flat against principal structure

Bed and Breakfast Inn Specific Requirements:

• Owner occupancy requirement during all guest stays
• Maximum five guest rooms
• Meal service restricted to breakfast only
• Guest registry maintenance required
• Compliance with all state and local laws and ordinances
• Parking: minimum one space per guest room plus two for resident innkeeper
• Advertising limited to one 4-square-foot sign mounted flat against principal structure

Standard Documentation Package

• Valid driver's license
• Federal EIN (Employer Identification Number)
• Social Security Number or ITIN
• Property deed or lease agreement
• Site plan and complete floor plans
• Comprehensive insurance coverage
• Emergency contact information
• Guest policy handbook

Specific Regulations for Short-Term Rentals

City-Level Regulations (Barnwell Municipal Code)

Permitted Zoning Districts:

• R-15 Single Family Residential (15,000 sq ft minimum lot)
• R-12 Single Family Residential (12,000 sq ft minimum lot)
• R-7 Single Family and Two-Family Residential (7,500 sq ft minimum lot)
• RMF General Residential (5,000 sq ft minimum lot)

Operational Restrictions:

• Maximum occupancy determined by parking capacity and neighborhood impact
• Guest stays must be temporary/transient (typically less than 30 consecutive days)
• No exterior modifications that alter residential character
• Compliance with all building, fire, and safety codes required
• Noise, parking, and behavior must comply with standard residential ordinances

Special Exception Review Criteria: The Board of Zoning Appeals evaluates applications based on:

• Compatibility with neighborhood character
• Traffic and parking impacts
• Safety considerations
• Compliance with residential district standards
• Overall benefit to community

County-Level Regulations (Barnwell County)

Accommodation Tax Requirements:

• County accommodation tax may apply to short-term rentals
• Registration and collection requirements for transient accommodation taxes
• Quarterly or annual remittance depending on revenue volume

State-Level Regulations (South Carolina)

Definition and Scope:

• Short-term rentals defined as properties offered for fee for less than 30 consecutive days
• Excludes hotels, motels, bed and breakfast establishments, and non-residential uses
• Regulation primarily delegated to local authorities

Tax Obligations:

• State Sales Tax: 5.0%
• State Accommodations Tax: 2.0%
• Local Option Sales Tax: 1.0%
• County Transportation Tax: 1.0%
• School District/Education Tax: 1.0%
• County Accommodations Tax: Up to 3.0%
• City Accommodations Tax: Up to 3.0%

Business Licensing:

• Local business license required before STR operation
• Annual renewal typically required
• Fees calculated based on gross rental revenue

Safety and Insurance Requirements:

• Working smoke detection and fire safety systems required
• Comprehensive insurance coverage recommended
• Property must meet all applicable building codes
• Safety inspections may be required

Contact Information for Local STR Authorities

City of Barnwell Planning & Zoning Department

• Address: 400-index Street, Barnwell, SC 29812
• Phone: (803) 259-3384
• Website: www.cityofbarnwell.com
• Contact: Zoning Administrator
• Functions: Special exception applications, zoning compliance, business license processing

Barnwell County Government

• Address: 101-index Street, Barnwell, SC 29812
• Phone: (803) 259-4111
• Website: www.barnwellcountysc.gov
• Functions: County tax administration, accommodation tax collection, business licensing

Board of Zoning Appeals

• Address: 400-index Street, Barnwell, SC 29812
• Phone: (803) 259-3384
• Functions: Special exception hearings, variance applications, zoning appeals

Source Pages and Additional Resources

Primary Regulatory Documents

• City of Barnwell Zoning Ordinance 2023-2033
• South Carolina Short-Term Rental Laws Overview

Application Resources

• City of Barnwell Business License Application (available through city hall)
• Board of Zoning Appeals Special Exception Application Forms
• South Carolina Department of Revenue Tax Registration

Important Disclaimers:

• Regulations may change; verify current requirements with local authorities
• This guide provides general information and should not substitute for professional legal or tax advice
• Always confirm specific property compliance before investment or operation
• Contact local authorities for current fee schedules and application procedures

For investors and operators, Barnwell's regulatory framework provides a clear pathway for short-term rental operations while maintaining the community's residential character. The special exception process ensures neighborhood compatibility while allowing for entrepreneurial opportunities in this historic South Carolina community.