Nelson County debates rules for short‑term rentals and registry requirements

At the Dec. 17 joint work session, Berkley Group consultant Cecile Gaines walked officials through new short‑term rental (STR) definitions and proposed use‑by‑district permissions. The draft separates STRs into three types: homestay (owner onsite), hosted stay (onsite manager or resident), and unhosted stay (owner lives elsewhere). Gaines said the draft limits hosted stays to a maximum of two short‑term rental units per lot in certain districts and recommends registration and safety checks.

Planner Cody Barker flagged enforcement as the chief operational challenge. "Enforcement is the issue, and they're going to be there no matter what," Barker said, urging a registry and inspection ability so the county could verify safety equipment and respond to complaints. Staff proposed that existing unhosted units be grandfathered but that new or transferred unhosted units be subject to SUP review or additional registration requirements depending on district.

The group discussed multiple enforcement tools: a required registry with two forms verifying a primary residence, a County right to inspect dwellings when a violation is suspected, business license requirements, and a process for suspension or revocation of registration. Some members raised economic concerns: Dr. Jessica L. Ligon noted STR income is an important source of revenue for many households and for local transient occupancy tax receipts.

In a straw poll, the Board and Commission agreed to keep unhosted stays in the ordinance but to add specific standards and special‑use criteria. Berkley Group and staff will draft SUP criteria and Article 7 use standards for unhosted stays and fold registry and inspection language into the ordinance text for review in the next joint session.

No formal vote was taken; the policy was set for further public comment and redrafting.