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Board upholds denial of short-term rental renewal at 811 General Pershing Avenue
Summary
The Ocean Springs Board of Aldermen upheld the Planning Department's denial of a short-term rental permit renewal for 811 General Pershing Avenue, citing an expired permit, failed inspections and lack of reinspection access; the owner asked for leniency and said repairs were completed.
The Ocean Springs Board of Aldermen voted to uphold the Planning Department's denial of a short-term rental permit renewal for 811 General Pershing Avenue (Short Term Rental number R 71), following a staff presentation that cited an expired permit, failed inspections, missed reinspections and unresolved life-safety issues.
Planning staff presented the case, saying the permit expired July 6, 2025, and the owners' renewal application was not received until July 7. Staff told the board they continued processing the application but inspectors found safety problems, including a rotten back deck; two scheduled reinspections resulted in no access, outstanding fees remained, and the department issued a denial on Nov. 24, 2025 and a stop order on Nov. 25, 2025. "After they received repeated notices and were given opportunities to comply, the planning department ultimately decided to deny the renewal," planning staff said at the meeting.
In an exchange with aldermen, staff explained the city sends renewal notices about 30 days before expiration and that, when a permit lapses, the unit is not authorized to operate as a short-term rental. Staff said the municipal short-term-rental application form includes a checklist of inspection requirements and that the city's short-term rental ordinances are posted online for public review.
Ursula Monroe, who identified herself as a co-owner and absentee owner who lives in Georgia, told the board she was unaware that an application came in late and that her property manager usually handles renewal. She said the back deck had been torn down and interior corrections were complete but that she had not yet had an inspector re-verify repairs because the permit had been pulled. "I'm just asking for some type of grace here for the first time this has happened for my business," Monroe said.
Planning staff responded that the owner's property manager had been cc'd on inspection notices and that communications were available to the owner. Following discussion, Alderman Pfeiffer moved, with a second from Alderman Messenger, to uphold the Planning Department's denial. The presiding officer announced the denial was upheld.
The board recorded recusals at the outset: one alderman recused because they have a short-term rental, and another said they manage one. The board did not take additional action on the property at the meeting; staff said the owners would have to complete the full process to reapply and may be treated as a new applicant if placed on a waiting list or if a moratorium remains in effect.
The Planning Department noted the stop order was posted at the property and mailed to the owners and property manager. Any owner seeking to reopen the unit and operate again must resolve the life-safety issues, pay outstanding fees, and follow the posted reinspection process before the department can reauthorize short-term rental operations.
The board's action leaves the denial in place; the owners may pursue the city's available administrative or legal remedies outside the meeting record.
The board did not set a specific reinspection or appeal timeline at the meeting.
