Yes, in three of the four main Richmond-area localities you can run an Airbnb-style rental on a home you live in, with a zoning approval first. The City of Richmond, Henrico County and Hanover County each require the owner to live there, and each has its own permit and fee. That means the house you can buy and the house you can rent out are not always the same house.
A short-term rental here means a stay of fewer than 30 consecutive days. Below is what each locality says on its own site, followed by the questions to ask before you write an offer. Rules change, so confirm with the locality before you commit. Browse current listings with the rules in mind.
What each locality says
| Locality | Owner must live there | Permit | Fee on the locality page |
|---|---|---|---|
| City of Richmond | Yes, 185 days a year on the lot | Certificate of Zoning Compliance, two-year term, inspection | $600 per certificate (Dec 2025 fee form) |
| Henrico County | Yes, owner’s primary residence | No extra zoning approval if hosted and under 60 days a year; conditional use permit otherwise | $200 registration, $300 conditional use permit |
| Hanover County | Yes, 185 days a year | Owner-occupied short-term rental permit | Not listed in the applicant guide |
| Chesterfield County | Not covered here. Ask Chesterfield Planning at 804-748-1050 for the rule at the address. | ||
City of Richmond
The City’s short-term rental fact sheet says only the owner, an individual, can operate one, and it must be on the lot of the owner’s primary residence. The owner must live there at least 185 days a year. The certificate runs on a two-year cycle, needs an inspection, and the certificate number must appear on every listing. The fact sheet is dated July 2020 and lists a $300 fee, while the City’s December 2025 zoning fee form lists $600 for the two-year certificate. Use the newer number and confirm it. The fact sheet also says an operator need not be on site, so whole-house stays are allowed for an owner who lives on the lot. The fact sheet says violations can be a Class I misdemeanor.
Henrico County
Henrico’s ordinance page, for rentals under 30 days, allows them in the One-Family Residence Districts (R-0 through R-4A) and the A-1 Agricultural District, only where the property is the owner’s primary residence. A rental needs no extra zoning approval if the owner stays at the property, renters use the main dwelling, the lot has at least 80 feet of road frontage, no more than six renters stay at once, and the rental is used no more than 60 days a year. Miss any one and the Board of Zoning Appeals must approve a conditional use permit. Henrico’s registry fee is $200 and the permit application is $300. On top of that, Henrico’s service page says an 8% transient occupancy tax applies, effective July 1, 2020, with the host sending it to the County monthly.
Hanover County
Hanover’s applicant guide covers the owner-occupied short-term rental permit. The owner must live on the property at least 185 days a year. It applies in the zoning districts A-1, AR-1, AR-2, AR-6, RC, RS, R-1, R-2, R-3 and R-4, and the County says it reviews applications within 10 business days. The permit does not verify building or fire code compliance, so a home inspection still matters. See our home inspection guide.
Chesterfield County
We could not confirm Chesterfield’s zoning rule for Airbnb-style stays on a Chesterfield County page, so this guide does not state one. Ask Planning which district covers the address and whether the use is allowed. Do that before you make an offer in Midlothian or anywhere else in the county.
Send us the address before you offer
If a house is on your list as a short-term rental, send us the address. We will help you request the HOA governing documents and the rental rules from the locality before you write an offer. Set up a saved search in the areas you picked while you do.
Owner-occupied versus investment: the question that decides the purchase
Read the table again. Richmond, Henrico and Hanover each point to the owner living there. If you plan to buy a second home only to rent it nightly, the published rules we read do not give you a clear path in those three. Henrico’s conditional use permit is the one route we read for stays without the owner present, and the Board of Zoning Appeals decides it after a public hearing. If you also plan to run a business from the house, read our guide to home business zoning and the home occupation license. Renting a room in a home you live in, from Glen Allen to the City of Richmond, fits the rules best.
Questions to ask the zoning office before you offer
- Is the address in a zoning district where the locality allows short-term rentals at all? Henrico and Hanover list districts by name, so the answer depends on the lot, not the town.
- Does the property have an existing certificate, permit or registration, and does it carry over to a new owner? Ask for the answer in writing. We did not find a rule on this in the pages we read.
- What inspections come with the permit? Richmond’s certificate includes one, while Hanover says its permit does not verify code compliance.
- Are there open code or zoning violations on the address?
- What taxes apply? Henrico lists 8% transient occupancy tax. The City and Hanover pages we read did not address taxes, so ask the locality.
Put the answers in your contract’s due diligence period if you can. Our guide to buying a house to rebuild uses the same habit of checking local rules before you commit.
HOA and insurance are separate gates
Henrico’s page makes this point: under Virginia law, zoning rules do not override HOA or condominium covenants, so an association can still prohibit short-term rentals. A zoning permit does not beat the declaration. Before you offer, ask for:
- The declaration, bylaws and rules, and read the rental or leasing sections.
- Any minimum lease length or rental cap, and whether a short-term rental counts as a lease.
- The fines for breaking a rule, and who can enforce them.
On insurance, ask your agent in writing whether the home policy covers paying guests and liability for a guest’s injury, and whether you need a separate policy. The answer varies by company and we did not find a local rule to quote, so get it before closing, not after the first booking. Insurance quotes can also change what the home costs to own, so run the payment through our mortgage calculator.
Send us the address before you offer
Send us the address of a house you are weighing. We will help you ask for the HOA documents and point you to the locality’s zoning office before you write an offer, so a rule does not catch you after closing.
Frequently asked questions
How many people can stay in a City of Richmond short-term rental?
The City’s fact sheet allows two adults per available sleeping room, up to five sleeping rooms, with no limit on children. Double bookings are not allowed, and the Building Code may set stricter limits.
Can I throw events at a short-term rental in Richmond?
No. The City fact sheet says gatherings of people other than the authorized lodgers are prohibited.
What safety equipment does Richmond require?
The fact sheet requires smoke detectors, an accessible fire extinguisher, and carbon monoxide detectors in sleeping and cooking rooms.
What does Hanover require for parking and occupancy?
Hanover’s guide calls for at least 2 spaces for the dwelling plus 1 per rental guestroom, each 9 by 18 feet. Occupancy is twice the number of bedrooms, and cannot pass 10 occupants or the septic permit limit, if there is one.
What proof does Hanover ask for?
Proof of principal residence, such as a driver’s license, voter registration card, pay stub, W-2 or bank statement, a property sketch, a septic permit if there is a private system, and a notarized applicant statement. Apply in person at the Planning Department.
Are there check-in hours in Hanover?
Yes. Hanover does not allow check-in or check-out between 11:00 p.m. and 7:00 a.m. It also requires a designated adult contact who can respond within 60 minutes.
How long do Hanover hosts keep records?
The applicant guide says rental records of dates and number of occupants must be kept for two years and given to the Planning Director on request.
When is Henrico’s transient occupancy tax due?
Henrico’s page says the report and payment are due by the 20th of the following month. The rate is 8% of the room rental amount.
How do I report a problem at a Henrico short-term rental?
Henrico’s ordinance page says call 911 in an emergency. Otherwise, call the Department of Community Revitalization at (804) 501-4757 on weekdays, or file a complaint through the Build Henrico portal.
