Short-Term Rental and Bed and Breakfast Regulations in Dallas
Short-term rental lodging is permitted by right in many higher-density districts in the City of Dallas, including most multifamily, office, mixed-use, and commercial areas. However, the City of Dallas expressly prohibits short-term rentals in all single-family, duplex, and townhouse residential districts [Sec. 51A-4.205(3)]. In specific form-based districts, "Overnight Lodging"—which includes bed and breakfasts—is permitted only in Mixed Use Shopfront and General Commercial development types [Sec. 51A-13.306(b)].
Short-Term Rental (Airbnb) Permissions
Under the Dallas Development Code, a "Short-term rental lodging" is defined as a full or partial rentable unit containing one or more kitchens and bathrooms that is rented to occupants for fewer than 30 consecutive days [Sec. 51A-4.205(3)(A)].
The following table outlines the specific zoning districts where the City of Dallas permits or prohibits short-term rental lodging:
| District Category | Allowed Districts (By Right) | Prohibited Districts |
|---|---|---|
| Residential | MF-1(A), MF-1(SAH), MF-2(A), MF-2(SAH), MF-3(A), MF-4(A) | A(A), R-1ac(A) through R-5(A), D(A), TH-1(A) through TH-3(A), CH, MH(A) |
| Office | MO(A), GO(A) | NO(A), LO(A) |
| Retail/Commercial | RR, CS | NS(A), CR |
| Specialized | CA-1(A), CA-2(A), MU-1, MU-2, MU-3 (including SAH), MC-1 through MC-4, UC-1 through UC-3 | P(A) |
Operational Requirements for Short-Term Rentals
The City of Dallas imposes several restrictions on the operation of these units:
- Registration: All short-term rentals must comply with Chapter 42B, "Short-Term Rentals," of the Dallas City Code [Sec. 51A-4.205(3)(E)(i)].
- Occupancy Limits: A single rentable unit may contain no more than one short-term rental [Sec. 51A-4.205(3)(E)(ii)].
- Commercial Restrictions: A short-term rental cannot be used as a commercial amusement, restaurant, or other business use unless the specific zoning district allows those uses and a separate certificate of occupancy is issued [Sec. 51A-4.205(3)(E)(iii)].
- Affordable Housing Exclusion: Short-term rental lodging is strictly prohibited in any multifamily structure that has received a density bonus for providing affordable housing under Division 51A-4.1100 [Sec. 51A-4.205(3)(E)(iv)].
Bed and Breakfast Permissions
In standard zoning districts, a bed and breakfast typically falls under the category of a "Lodging or boarding house" if it contains fewer than six guest rooms. These are permitted by right in MF-2(A), MF-3(A), MF-4(A), RR, CS, LI, IR, and Central Area districts [Sec. 51A-4.205(2)].
In the specialized Form Districts (Article XIII) of the Dallas Development Code, "Bed and Breakfast" is explicitly included in the definition of "Overnight Lodging" [Sec. 51A-13.306(d)(7)(B)].
| Form Development Type | Permission Status |
|---|---|
| Mixed Use Shopfront (Mu) | Permitted [Sec. 51A-13.306(b)] |
| General Commercial (Gc) | Permitted [Sec. 51A-13.306(b)] |
| Single-Story Shopfront (Ss) | Not Permitted |
| Apartment (Apt) | Not Permitted |
| Townhouse Stacked (Ts) | Not Permitted |
| Townhouse (Th) | Not Permitted |
| Manor House (Mh) | Not Permitted |
| Single-Family House (Sf) | Not Permitted |
Specific Use Permits (SUP)
While many districts allow lodging uses by right, some specific sub-districts or unique situations may require a Specific Use Permit (SUP). For example, in the McKinney Avenue Sign District, no lodging use is permitted on an upper facade in the Peripheral Subdistrict if a detached sign is already erected on the lot [Sec. 51A-7.1507(a)].
Sections Cited
- Sec. 51A-4.205. Lodging uses.
- Sec. 51A-4.111 through Sec. 51A-4.127. (Use Regulations by District)
- Sec. 51A-7.1507. Special Provisions for Attached Signs.
- Sec. 51A-13.306. Uses. (Form Districts)