Guide to Short-Term Rentals and Bed and Breakfasts in Fort Worth
In the City of Fort Worth, short-term home rentals are permitted by right in all commercial, industrial, and form-based districts, but are not permitted in standard residential-only districts. Bed and breakfast operations are divided into "Homes" (owner-occupied) and "Inns" (commercial), with "Homes" requiring a Conditional Use Permit (CUP) in several residential and form-based zones, while "Inns" are permitted by right in nearly all nonresidential and mixed-use areas of the City of Fort Worth.
Short-Term Home Rentals (Airbnbs)
The City of Fort Worth defines a Short Term Home Rental as the rental of a dwelling or accessory dwelling unit for compensation for a period of one to 30 consecutive days [Section 9.101]. This use specifically excludes hotels, motels, and bed and breakfasts.
Allowed Districts for Short-Term Rentals
According to the use tables, short-term home rentals are permitted (P) in the following districts within the City of Fort Worth:
| District Category | Specific Districts Allowing Short-Term Rentals |
|---|---|
| Commercial | Neighborhood Commercial Restricted ("ER"), Neighborhood Commercial ("E"), General Commercial Restricted ("FR"), General Commercial ("F"), Intensive Commercial ("G"), Central Business ("H") |
| Industrial | Light Industrial ("I"), Medium Industrial ("J"), Heavy Industrial ("K") |
| Form-Based | All MU districts, Near Southside ("NS"), Panther Island ("PI"), Camp Bowie ("CB"), Trinity Lakes ("TL"), Berry/University ("BU") |
| Special Purpose | Agricultural ("AG"), Community Facilities ("CF"), Floodplain ("O-1" and "O-2") |
Residential Prohibitions: Short-term rentals are currently not listed as an allowed or conditional use in standard residential districts such as One-Family ("A-5" through "A-43"), Two-Family ("B"), or Multifamily ("CR", "C", "D") [Section 4.603].
Bed and Breakfast Establishments
The City of Fort Worth distinguishes between two types of bed and breakfast facilities, each with different zoning requirements and supplemental standards.
- Bed and Breakfast Home: An existing structure (as of December 1, 1993) that serves as the primary residence of the owner-operator [Section 9.101].
- Bed and Breakfast Inn: A commercial enterprise where the owner or operator provides overnight accommodations, but the structure is not necessarily the owner's primary homestead [Section 9.101].
Permission Levels by District
Permissions for these uses vary significantly between residential-only zones and mixed-use or commercial zones in the City of Fort Worth.
| District Type | Bed and Breakfast Home | Bed and Breakfast Inn |
|---|---|---|
| Residential (B, R1, R2) | Conditional (CUP) | Not Allowed |
| Multifamily (CR, C) | Conditional (CUP) | Conditional (CUP) |
| Commercial (ER, E, FR, F, G, H) | Not Listed | Permitted (P) |
| Form-Based (MU-1, MU-2, NS-T4) | Conditional (CUP) | Permitted (P) |
| Other Form-Based (PI, CB, TL, BU) | Not Listed | Permitted (P) |
Technical Standards for Bed and Breakfasts
Establishments in the City of Fort Worth must adhere to specific operational and physical standards. B&B Homes are limited to a maximum of three guest rooms and 14 consecutive days per guest [Section 5.106].
| Standard | Bed and Breakfast Home Requirement | Bed and Breakfast Inn Requirement |
|---|---|---|
| Max Stay | 14 days; Max 60 days per year | Not specified |
| Parking Ratio | 2 for owner + 1 per guest room | 2 for owner + 1 per guest room + 1 per 2 employees + 1 for service |
| Proximity | Min 400 ft from another B&B/Lodging House | Not specified |
| Signage | Max 1 sq. ft. (non-illuminated) | Per district sign regulations |
| Cooking | Not permitted in guest rooms | Not permitted in guest rooms |
Parking Requirements
The City of Fort Worth mandates specific off-street parking for these uses to prevent neighborhood congestion [Section 6.201].
| Use | Minimum Required Off-Street Parking |
|---|---|
| Bed and Breakfast Home | 2 spaces for owner/operator plus 1 space per bedroom for guests. |
| Bed and Breakfast Inn | 2 spaces for owner/operator plus 1 space per guest bedroom plus 1 space per 2 employees plus 1 space for service traffic. |
| Short Term Rental | Standards for the underlying residential unit apply (typically 1-2 spaces per unit). |
Sections Cited
- Section 4.603 – Residential District Use Table
- Section 4.803 – Non-Residential District Use Table
- Section 4.1203 – Form-Based Code District Use Table
- Section 5.106 – Bed and Breakfast Home
- Section 5.107 – Bed and Breakfast Inn
- Section 6.201 – Off-Street Parking Requirements
- Section 9.101 – Defined Terms