Airbnb Laws in Virginia: What VA Hosts Need to Know

What Virginia’s Short-Term Rental Law Actually Says 

Section 15.2-983 uses “operator” to mean whoever offers the dwelling, which includes owners, lessees, sublessees, mortgagees in possession, and agents, while “owner” means the titleholder. The two are not interchangeable, and one protection below applies only to owners. 

Section 15.2-983 does five things: 

• Authorizes local registries. Localities may require annual registration, but it is ministerial rather than a discretionary approval, and fees must reflect the actual cost of running the registry. 
• Exempts some operators. Registration cannot be required of operators licensed by the Real Estate Board, represented by a real estate licensee, registered under the Virginia Real Estate Time-Share Act, registered with the Department of Health for lodging, or licensed with the locality for rental or property management. 
• Authorizes removal for repeat violations. A registry ordinance may bar an operator from offering a property after more than three violations of state or local rules. 
• Caps penalties at $500 per violation. The locality may also bar the property until the penalty is paid and registration is complete. 
• Protects owner-occupants and lessees differently. Ordinances enacted after December 31, 2023 cannot require a special exception, special use, or conditional use permit where the property owner occupies the dwelling as a primary residence, and none may exclude an operator solely for being a lessee or sublessee with the owner’s permission. 

Those last two do not cover the same person: the first follows owner-occupancy, so a lessee living in the unit does not get it. The second is what matters for rental arbitrage in Virginia, and it only stops a locality from excluding you for leasing, since localities may still cap a lessee at one short-term rental. 

Outside these limits, local land use and zoning authority stands, and Section 15.2-983 leaves recorded covenants, condominium instruments, and property owners’ association declarations intact. 

Alexandria, Virginia Airbnb Laws

Short-Term Rental Regulations in Alexandria

Effective September 1, 2025, short-term rentals in Alexandria must comply with Ordinance No. 5575, establishing a formal permitting process, occupancy limits, and operational requirements for STR hosts. Rules apply to any property rented for more than 10 days per year and are designed to address neighborhood concerns, ensure guest safety, and improve compliance with tax and zoning laws. 

• Licensing: All STR operators in Alexandria must obtain a Short-Term Residential Rental Permit if renting for more than 10 days per calendar year. Applications are submitted via the City’s APEX permit portal according to a staggered schedule based on street address. Required for the permit application: proof of ownership or signed consent from the owner; registered local agent if the owner lives more than 30 miles away; parking plan; photographs verifying smoke detectors, carbon monoxide alarms, fire extinguishers; and a copy of the Good Neighbor Guide posted in the rental.  
• Zoning: STRs in Alexandria are permitted in residential districts, subject to compliance with zoning conditions or any additional restrictions from conservation or historic district overlays. STRs in condominiums or HOAs must also comply with association rules. 
• Occupancy Limits: Maximum occupancy is limited to two guests per bedroom plus two additional guests at any given time, as outlined in Alexandria’s short-term rental fact sheet. 
• Taxes: STR operators are required to collect and remit the City of Alexandria Transient Lodging Tax (9.5% plus $1.25 per night for certain rentals) and applicable Virginia state sales taxes. Operators earning over $10,000 annually and renting more than four units must also obtain a Business, Professional, and Occupational License. Payment can be submitted through the Business Tax Portal.  
• Insurance: The City does not mandate a minimum insurance requirement in its ordinance, but operators are encouraged to maintain robust liability coverage that aligns with Virginia Code §15.2-983. 
• Parties: STRs may not be used for commercial events, large gatherings, or activities that create noise, parking, or safety violations. 
• Point of Contact: Operators must provide guests with a local emergency contact available 24/7 who can respond to complaints or emergencies within one hour. 
• Parking: Parking must be available on-site or within 500 feet of the vacation rental with a signed parking agreement. Outside the Enhanced Transit Area, 0.75 spaces are allowed per bedroom or 0.25 spaces within the Enhanced Transit Areas. 
• Trash: Trash and recycling must be stored in secure containers and disposed of per city solid waste regulations. 
• Noise: Noise must comply with the city noise ordinance; quiet hours are generally 11 PM to 7 AM. 
• Safety & Compliance: STR properties must have working smoke detectors, carbon monoxide detectors, and fire extinguishers. They must comply with all applicable building, fire, and property maintenance codes, including safe egress and secure windows/doors. Notification via certified mail must be sent to abutting property owners or the HOA (for condos) with permit details. 
• Recordkeeping: Operators must maintain detailed records of all rentals, including guest names and dates of occupancy, for at least three years and provide them to the city upon request. 
• Enforcement & Fines: Operating without a permit can result in civil fines and a one-year prohibition on STR activity. Permits may be revoked for false applications, three or more violations of the same code section, or five or more violations across different sections within one year. Immediate revocation may occur for violations that endanger health or safety. 
• More Information: Full ordinance details and application instructions are available on the City of Alexandria’s Short-Term Residential Rentals page. 

Arlington County, Virginia, Airbnb Regulations

Accessory Homestay Permit Requirements for Arlington STR Hosts

Arlington County regulates short-term rentals as an “accessory homestay,” a special type of home occupation created under the Zoning Ordinance. General home occupation rules sit in § 12.9.11 and the accessory homestay rules in § 12.9.12. Hosts need both a zoning permit from the Zoning Division and a business license from the Commissioner of the Revenue, and the two renew on different schedules.

• Definition of Short-Term Rental: Hosting overnight guests for stays of less than 30 days in a residential dwelling unit the host occupies as a primary residence.
• STR Types & Primary Residence Rules: The applicant must reside in the dwelling unit at least 185 days per year. Proof of residency is required with the application, typically a current driver’s license or government ID showing the address, with secondary proof such as a voter registration card or an executed lease for renters. Staff may request additional documents.
• Licensing & Registration: Apply through Permit Arlington by selecting Zoning Application, then Accessory Homestay. Permits expire one year from the date of issuance and require a new application to continue, with the current permit number included on the renewal.
• Zoning: All rented bedrooms must be in the main building, with one exception: a permit may be issued for an approved detached Accessory Dwelling, where the applicant may be the resident of either the main dwelling or the accessory dwelling, and no more than three lodgers may stay. Accessory homestay permits do not override condo or homeowners association rules, and renters may face separate lease restrictions.
• Occupancy Limits: Six lodgers total or two lodgers per bedroom, whichever is greater, never exceeding what the Building Code permits. Every living room must have at least 120 square feet, every bedroom at least 70 square feet, and every bedroom occupied by more than one person at least 50 square feet per occupant.
• Usage Restrictions: Commercial meetings are not permitted, including banquets, luncheons, parties, and weddings.
• Safety & Compliance: The dwelling must have working fire extinguishers, smoke detectors and carbon monoxide detectors where required as part of the original building.
• Taxes: All operators must register as a business with the Commissioner of the Revenue under section code 72.A, Lodging (Accessory Homestay). A Transient Occupancy Tax account is created automatically once the business license is issued. If the listing appears only on Airbnb or Vrbo, the platform pays the TOT. If it appears on any other website, the operator pays, and county staff provides filing instructions. Operators filing with the Commissioner must report income every month, including zero-income months, or face penalties.
• Renewals: The accessory homestay permit renews one year from issuance through Permit Arlington. The business license renews by March 1 through CAPP or in person. Operators must notify the Commissioner of the Revenue of a new permit number to update their business license and TOT accounts.
• More Information: See the county’s Accessory Homestay Permit page, the Short-Term Residential Rentals program page and the host FAQ. Zoning Division: 703-228-3883. Commissioner of the Revenue: 703-228-3060.

Fairfax County, Virginia, Airbnb Regulations

Short-Term Lodging Permit Rules, the 185-Day Residency Test and the 60-Night Cap

Fairfax County allows short-term rentals under a Zoning Ordinance category called short-term lodging, adopted by the Board of Supervisors on July 31, 2018 and effective October 1, 2018. The county wrote the ordinance in response to Virginia Code § 15.2-983, which confirmed a locality’s authority to regulate short-term rentals through land use and zoning. The Zoning Administrator issues permits, and the Department of Tax Administration handles taxes.

• Definition of Short-Term Rental: Any occupancy of a dwelling or manufactured home for less than 30 days. Rentals of 30 or more consecutive days do not require a Short-Term Lodging (STL) permit.
• STR Types & Primary Residence Rules: Both property owners and tenants qualify, provided the home is their primary residence, established by living there at least 185 days out of the calendar year. Tenants must secure the property owner’s consent before operating. Operators may not run short-term lodging at more than one property.
• Licensing & Registration: An STL permit from the Zoning Administrator is required before advertising or operating. Applications go through the PLUS application portal. Authorized Agent information must be included at submission, or the application fails. Permits cost $200 and run two years from the date of issuance.
• Night Cap: No more than 60 nights per calendar year.
• Occupancy Limits: No more than six adults at any one time. There is no limit on the number of children accompanying those six adults. Only one rental contract may be in place at a time.
• Zoning: Short-term lodging is permitted as an accessory use in all zoning districts that allow residential uses and in all dwelling types including single-family homes, townhouses, condos, manufactured homes and apartments. It is prohibited in detached accessory structures, accessory living units, temporary family health care structures, affordable dwelling units and workforce dwelling units. Basements and other converted sleeping rooms qualify only if they meet current building code, including a second means of egress. The ordinance does not apply in the incorporated towns of Clifton, Herndon and Vienna.
• Parking: At least one designated off-street parking space must be available for lodgers, which the operator has authority to reserve.
• Usage Restrictions: Events and commercial activities are prohibited, including weddings, luncheons, banquets, parties, meetings, fundraising and advertising activities, and any gathering of people other than authorized lodgers.
• Safety & Compliance: No inspection is required before the permit is issued, but the home must be open for county inspection on request during reasonable hours. Operators must provide a working multi-purpose fire extinguisher, interconnected smoke detectors, carbon monoxide detectors where required for a fireplace or gas service, and a posted exit plan inside the door of each sleeping room.
• Signage & Advertising: The STL permit number must appear in any advertisement for the property. Omitting it is a violation.
• Taxes: Under Virginia Code 58.1-3826, hosting platforms collect Transient Occupancy Tax from guests and remit monthly to the Department of Tax Administration. Gross receipts above $10,000 per calendar year trigger a Business, Professional and Occupational License.
• HOA Consent: Virginia Code § 15.2-110 prohibits the county from requiring HOA or condo association consent before issuing a permit. Operators remain responsible for complying with restrictive covenants on their own property.
• Enforcement & Penalties: The Zoning Administrator may revoke an STL permit for failure to comply with the standards.
• More Information: See the county’s Short-Term Lodging page, the Short-Term Lodging FAQ and the informational flyer.

Newport News, Virginia Airbnb Laws

Short-Term Rental Regulations in Newport News, VA 

Newport News established a formal STR Ordinance 7807-2 (Chapter 45‑517.1)2 in 2022 and scheduled active enforcement to begin on August 1, 2025. These regulations promote safety, neighborhood preservation, and STR compliance through clear permitting and operational standards. 

• Licensing & Registration: All Newport STR operators must obtain a Short-Term Rental Permit through the Zoning Division, demonstrating owner occupancy for at least 185 days per year. Applications must be submitted via zoning@nnva.gov and renewed annually. 
• Zoning Laws: Newport short-term rentals are permitted in specific residential zones, but accessory or detached structures may not be used. Only one rental group is allowed at a time, and STRs may not be used for commercial events or advertised as party venues. 
• Occupancy Limits: A maximum of six guests per rental unit is allowed, with no more than two guests per bedroom. 
• Noise: Operators must comply with citywide noise ordinances, which prohibit disturbances or excessive sound at any time. While there’s no formal decibel threshold, enforcement is complaint-based and includes warnings, fines or permit suspension. 
• Parking: Hosts must provide off-street parking, typically one space per bedroom, in accordance with zoning regulations. Parking on lawns or sidewalks is prohibited. 
• Point of Contact: A 24-hour local contact must be designated and reachable at all times. Contact details must be posted visibly within the unit and included in the permit documentation. 
• Safety Compliance: STRs must meet building and fire code requirements including working smoke and carbon monoxide detectors, fire extinguishers and a posted emergency floor plan in each bedroom. Properties with pools must comply with applicable Virginia pool safety laws. 
• Taxes: Operators must obtain a business license, collect and remit the transient occupancy tax and file quarterly reports with the city. Read more Newport News STR tax information for the latest updates. 
• Insurance Requirements: STRs must carry a minimum of $300,000 liability insurance, with documentation retained for verification. 
• Enforcement: As of August 1, 2025, violations of occupancy, noise, safety or permitting rules will trigger a 30-day correction period. Continued non-compliance may lead to permit suspension and a two-year prohibition on reapplying. 
• More Information: Visit the Newport News STR portal or view the official STR Ordinance PDF and Compliance Checklist. 

Richmond, Virginia Airbnb Laws

Short-Term Rental Permit Requirements Under Ordinance No. 2023-235

Richmond regulates short-term rentals under Ordinance No. 2023-235, adopted by City Council on September 25, 2023, which revised the original 2019 framework. The ordinance permits short-term rentals as a principal or accessory use to a dwelling unit or permitted accessory dwelling unit. Zoning Administration within Planning and Development Review runs the program.

• Definition of Short-Term Rental: Transient occupancy of a dwelling unit for less than 30 consecutive days, including whole-house rentals and the rental of a room or rooms within a house.
• Who Can Operate: The operator must be the property owner. In a residential zoning district, the short-term rental must be on the lot of the operator’s primary residence, as determined by records of the Virginia Department of Motor Vehicles or the Office of the Registrar of the City of Richmond.
• Number Per Lot: Only one short-term rental is permitted on any lot in a residential zoning district. In non-residential zoning districts, a maximum of 10 dwelling units or one-third of the units in a multifamily building, whichever is lesser, may operate as short-term rentals.
• Licensing & Registration: A Short-Term Rental Permit is obtained biennially through the Online Permit Portal. The biennial fee is $600. Each permit is active for two years from the date of issuance.
• Required Documentation: A Short-Term Rental Owner Affidavit acknowledging compliance. A dimensioned floor plan labeling the use of each room, occupancy level of sleeping rooms, cooking facilities, location and size of emergency egress and rescue openings, and location of fire extinguishers and detectors. Proof of primary residency per the affidavit.
• Inspection: An inspection of the building, structure or premises is required before the Certificate of Zoning Compliance is issued, under Sec. 30-1020.3 of City Code.
• Occupancy Limits: A maximum of eight adult renters. Double booking, meaning more than one booking transaction at the same time, is not allowed. There is no limit on children. Occupancy may be further limited under the Building Code.
• Night Cap: The number of nights a short-term rental may operate is not limited.
• Hosted vs. Unhosted: The ordinance does not distinguish between hosted and unhosted stays. Whole-house rentals are permitted in all zones and the operator is not required to be on site.
• Parking: No additional parking is required for the short-term rental use.
• Advertising: The Short-Term Rental Permit approval number must be posted on all advertisements for the property.
• Safety Requirements: Smoke detectors in compliance with the current edition of the Virginia Residential Construction Code. A fire extinguisher present and accessible at all times. Carbon monoxide detectors in any room used for sleeping or cooking.
• Usage Restrictions: Events and gatherings of persons other than the authorized lodgers are prohibited.
• Enforcement & Penalties: Report violations to Zoning Administration at 804-646-6340, PDRZoningAdministration@rva.gov or through RVA311. A Violation Notice and Correction Order gives the owner 30 days to abate, matching Virginia’s 30-day appeal period. Unabated violations may draw a summons to criminal court. Violation of the Zoning Ordinance is a Class I misdemeanor carrying up to a $2,500 fine, up to a year in jail, or both.
• More Information: See the city’s Short-Term Rentals page and the Richmond Zoning Ordinance.
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Virginia Beach, Virginia, Airbnb Regulations

STR Overlay Districts, Home Share Rules and the $1 Million Insurance Requirement

Virginia Beach regulates short-term rentals through section 241.2 of the City Zoning Ordinance, with eligibility determined by where the property sits. Zoning Administration issues annual permits and the Commissioner of the Revenue handles registration and lodging taxes. The city draws a hard line between a short-term rental and a home share, and the two follow different paths.

• Definition of Short-Term Rental: An entire dwelling rented for less than 30 consecutive days for compensation. Home sharing is when a room or rooms are offered for rent for less than 30 consecutive days by a homeowner who uses the dwelling as their principal residence and occupies the home during all rental periods.
• STR Types & Primary Residence Rules: Home shares require no zoning permit. Operators register the home share directly with the Commissioner of the Revenue at 757-385-4515. Everything else follows the short-term rental track below.
• Zoning: Four categories of property are eligible. All properties in the Sandbridge Special Service District qualify with a zoning permit. Newly registering properties in the Oceanfront Resort STR Overlay District must first obtain a conditional use permit from City Council. Properties registered with the Commissioner of the Revenue before July 1, 2018 with all transient occupancy taxes paid are grandfathered. Properties granted a CUP before September 7, 2021 outside an overlay district are also grandfathered subject to their CUP terms.
• Grandfathered Status: Expanding the dwelling by more than 25 percent of overall square footage or 1,000 square feet, whichever is less, revokes grandfathered status.
• Licensing & Registration: A zoning permit is required for each address and must be renewed annually. The fee is $500. Apply through Accela Citizen Access or by mail. Permits expire one year after issuance. Conditional use permits renew every five years and do not replace the annual zoning permit.
• Insurance Requirements: Proof of liability insurance applicable to the rental activity of at least $1 million underwritten by City-acceptable insurers. The city states that most insurers are acceptable with the exception of several free policies offered through online vacation rental platforms. The policy document must list the address of the short-term rental.
• Required Documentation: A sworn statement form certifying operation, address and ownership. A life safety inspection report with the first application, good for five years, with an attestation form accepted in years when no inspection is required. A structural safety inspection report with the initial request and every three years after. Stairways, decks, porches and balconies under 30 inches in height are exempt from the structural report but require photos. Proof of current registration with the Commissioner of the Revenue.
• Parking: A minimum of one 9-foot-by-18-foot off-street parking space per bedroom, with bedroom count determined by City Assessor records. On-street parking cannot be part of the plan and stacking is allowed. Acceptable existing surfaces include concrete, asphalt, abutting concrete parking pavers or other material approved by the Planning Director. All new parking surfaces must use permeable material. Owners may be required to lease off-site parking to meet the requirement.
• Usage Restrictions: No more than two rental contracts during any consecutive seven-day period. No events with more than 50 people present without a special events permit.
• Enforcement & Penalties: City Council may revoke a conditional use permit or grandfathered status after notice and hearing under Virginia Code § 15.2-2204, with written notice at least 15 days before the hearing. Report violations to the STR team at 757-385-8862 or STR@vbgov.com.
• More Information: See the city’s Short-Term Rentals permit page, section 241.2 of the City Code, the STR guest rules and the property identification sign policy.

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