The Complete Guide to Nashville STRP Permits (2026)

If you own a home in Nashville, TN and want to rent it out on Airbnb or Vrbo, the first thing you need isn't a listing, a photographer or a cleaner. It's a Short Term Rental Property (STRP) permit from Metro Codes. Operating without one is illegal in Nashville and Davidson County, and the rules about who can get one, and where, are stricter than most new owners expect.

This guide walks through what's changed in 2026, the two permit types, where non-owner-occupied rentals are still allowed, what it costs, how to apply and how to keep your permit once you have it.

Key facts at a glance

• Permit fee: $313 per year, for new permits and renewals
• Permit types: Owner-Occupied (OO) and Not Owner-Occupied (NOO)
• Residential zones: no new NOO permits in AR2A, R, RS or RM zoning
• Size limit: 4 sleeping rooms and 12 guests maximum
• Insurance: $1,000,000 liability coverage minimum
• Taxes: 9.75% sales tax plus 7% Metro occupancy tax and $2.50 per night

What's new for 2026

• New online application. Metro Codes launched a new online STRP application process effective March 11, 2026. You must have every document ready to upload before you start, because the application can't be saved and finished later.
• Higher sales tax. Davidson County's local sales tax rose from 2.25% to 2.75% on February 1, 2025, bringing the combined rate on short-term stays to 9.75%.
• Big events ahead. With Nashville selected to host the 2030 Super Bowl, interest in new permits is growing. Permits can take months to secure, so owners thinking about future demand should start early.
• Watch for scams. Metro has warned that scammers are posing as planning and zoning agencies to collect fake permit fees. Only pay through official Metro channels.

The two STRP permit types

Owner-Occupied (OO)

This permit is for a home where the owner lives, either renting the whole home while you're away or renting part of it (at least one bedroom and a bathroom) while you're there. The owner must be a natural person who permanently lives at the property. LLCs, corporations, trusts and partnerships can't hold an owner-occupied permit. You'll need four documents proving residency, and your address must match the recorded deed. In single-family and two-family zoning, only one permit is allowed per lot.

Not Owner-Occupied (NOO)

This is the permit for a dedicated investment property you don't live in. Entities like LLCs can hold NOO permits, as long as ownership on the application matches the deed. NOO permits are where most of Nashville's restrictions apply.

Where NOO permits are allowed

New NOO permits are not available in residential zoning districts: AR2A, R, RS and RM. In practice, that means you can't buy a typical single-family home in a residential neighborhood and get a new non-owner-occupied permit for it.

New NOO permits are allowed, with conditions, in a specific list of mixed-use, office, commercial and downtown districts, including MUN, MUL, MUG, MUI, OG, OR20 through OR40, ORI, CN, CL, CS, CA, CF, the DTC districts, and SCN, SCC and SCR (plus their "-A" alternative versions). A 100-foot buffer from churches, schools, parks and licensed daycares also applies to new NOO permits.

Properties in a Specific Plan (SP) or Planned Unit Development (PUD) can only be permitted if the plan expressly allows it. If you're unsure, call Metro Planning at 615-862-7190 before you buy.

What about existing NOO rentals in residential zones? Owners who already hold an NOO permit in a residential district can keep renewing it, but the permit does not transfer to a buyer. If you sell, or let the permit lapse, it's gone for good.

Size and occupancy limits

• A permitted unit can have no more than four sleeping rooms.
• Maximum occupancy is twice the number of sleeping rooms plus four, capped at 12 guests.
• Only one party can rent the property at a time.
• Stays must be at least 24 hours and no more than 30 consecutive days.

Curious what a home at the four-bedroom limit can earn? Read our guide: What Should Your Four-Bedroom Nashville Vacation Rental Be Earning?

What it costs

• Permit fee: $313, due when the permit is approved and again at each annual renewal. Card payments carry a processing surcharge.
• Insurance: Metro requires at least $1,000,000 in liability coverage.
• Safety certification: Single-family and two-family homes need a certification from a licensed architect, engineer or home inspector. Multifamily buildings require a Fire Marshal inspection instead.

What you'll need to apply

1. Proof of ownership that matches your recorded deed, plus entity documents if an LLC or other entity owns the property.
2. Proof of residency (four documents) for owner-occupied permits.
3. A floor plan showing rooms, doors, windows and smoke detectors, with UL217-certified smoke alarms in sleeping areas and along exit paths.
4. The safety certification or Fire Marshal inspection described above.
5. Proof of $1,000,000 liability insurance.
6. Proof that you notified all adjacent property owners, by signed acknowledgment or certified mail, before filing.
7. A current property tax receipt and a notarized affidavit that your application is true and accurate.

Everything is uploaded as PDFs through Metro's online system. Gathering documents, mailing neighbor notices and waiting on Metro review can easily take two to three months, and a rejected application restarts the clock.

Taxes you'll owe

• Sales tax: 9.75% (7% state plus 2.75% local).
• Metro hotel occupancy tax: 7% of gross receipts plus $2.50 per night.

Airbnb and Vrbo collect and remit sales and occupancy taxes for bookings made on their platforms. If you take direct bookings, you're responsible for collecting and remitting those taxes yourself. Depending on your gross receipts, you may also need a business tax license, and LLCs owe Tennessee franchise and excise tax.

Rules for operating your rental

• The primary renter must be at least 21 years old.
• A responsible party must be available by phone 24/7 during every stay, and their contact information must be posted inside the unit.
• You are responsible for guest behavior, including noise and trash.
• Don't advertise more guests than your permit allows.

Renewals, sales and losing a permit

Permits are valid for one year and must be renewed annually with the $313 fee, updated proof of insurance and proof that occupancy taxes are current. Metro sends renewal reminders by email, so keep your contact information up to date. Missing a renewal can trigger a waiting period before you're allowed to reapply.

Permits are not transferable. Selling the property, changing the LLC that owns it, or changing how title is held ends the permit. Three violations of Metro ordinances connected to the rental can lead to revocation, and operating without a permit carries fines of $50 per day, with each day counted as a separate offense.

Also remember that HOAs and condo associations can restrict or ban short-term rentals regardless of whether Metro issues a permit. Check your governing documents before you apply.

Thinking about buying a Nashville STR?

Before you close, confirm three things: the zoning district, whether the property can qualify for an owner-occupied or non-owner-occupied permit, and whether any HOA or SP/PUD restrictions apply. A great property with the wrong zoning can't legally operate as a non-owner-occupied short-term rental.

Frequently asked questions

How much does a Nashville STRP permit cost?

$313 for a new permit and $313 each year to renew. You also need at least $1,000,000 in liability insurance.

Can I get a non-owner-occupied permit in a residential neighborhood?

Not a new one. Metro does not issue new NOO permits in AR2A, R, RS or RM zoning. Existing permits in those districts can be renewed but do not transfer when the property sells.

Can an LLC hold an STRP permit?

Only a non-owner-occupied permit. Owner-occupied permits must be held by a natural person who lives at the property.

How many guests can stay in a permitted Nashville short-term rental?

Twice the number of sleeping rooms plus four, up to a maximum of 12 guests. Permitted units can have no more than four sleeping rooms.

How long does it take to get an STRP permit?

Plan on two to three months to gather documents, notify neighbors and complete Metro review. A rejected application restarts the clock.

Does an STRP permit transfer when I sell?

No. A permit ends when the property is sold or ownership changes, including moving title into or out of an LLC or trust.

Let Nash Rentals help

Nash Rentals manages short-term rentals across Nashville and helps owners stay compliant, from permit renewals and tax remittance to guest screening and 24/7 response. If you're applying for your first STRP permit or want a team to take day-to-day management off your plate, fill out the form below and we'll reach out to talk through your property.

Follow Nash Rentals on Instagram for more tips for Nashville short-term rental owners

This guide is for general information and reflects Metro Nashville rules as of October 2026. Requirements change, so confirm current details with Metro Codes at nashville.gov or 615-862-6500 before applying. This is not legal or tax advice.

Sources

• Metro Nashville Codes: Short Term Rental Property
• Metro Nashville Codes: STRP Permit Types
• Metro Nashville Codes: Apply for a Short Term Rental Property Permit
• WSMV: Nashville residents eye short-term rentals for Super Bowl, but permit process poses challenges