I. Overview: Are Short-Term Rentals Allowed in Alton, VA?

Explicit Answer: Yes, short-term rentals (STRs) are allowed in Alton, VA only under specific conditions. Alton is an unincorporated community within Franklin County, Virginia. Consequently, STR operations are governed by Franklin County regulations, not city-specific laws.

• Allowed Locations:
  • Non-zoned areas of Franklin County.
  • Planned Commercial Development (PCD) districts.
  • Residential Planned Unit Development (RPD) districts.
  • Agricultural (A-1) districts only if the operator obtains a Special Use Permit (SUP) from Franklin County.
• Prohibited: STRs are prohibited in all other zoning districts within Franklin County (e.g., most residential, commercial without PCD, industrial).

Critical First Step: Verify your property's zoning using Franklin County's GIS system. This determines if STRs are permissible "by-right" or require an SUP.

II. How to Start a Short-Term Rental Business in Alton (Franklin County)

Follow these steps to legally operate an STR:

1. Confirm Zoning Eligibility: Use the County GIS system to verify your property is in an allowed zone (non-zoned, PCD, RPD) or eligible for an SUP (A-1).
2. Determine Required Permits:
   • By-Right Zoning (Non-zoned, PCD, RPD): Proceed directly to the county registry and compliance inspection.
   • Agricultural (A-1) Zoning: Apply for and obtain a Special Use Permit (SUP) for STRs. This involves:
     • Meeting with Planning staff.
     • Submitting a complete SUP application (see required documents below).
     • Paying application fees.
     • Public hearings before the Planning Commission and Board of Supervisors. Denial requires halting STR operations.
3. Register Annually: Complete the Franklin County STR Registry via the Safe Host Compliance portal and pay the $200 annual fee. Registration is mandatory before operating.
4. Demonstrate Compliance:
   • Submit proof of septic system approval from the Franklin County Health Department.
   • Provide proof of insurance to the County.
   • Schedule and pass a required compliance inspection conducted by the County. The property owner or representative must be present.
   • Obtain the STR Compliance Certificate upon passing inspection.
5. Register for Taxes: Register with the Franklin County Commissioner of the Revenue for Transient Occupancy Tax (TOT).
6. Adhere to Operational Regulations: Continuously comply with safety, occupancy, parking, and noise standards.

III. Required Documents, Permits, Licenses, and Guidelines

• For A-1 Districts (Requires SUP):
  • Special Use Permit (SUP) Application: Obtain from the Planning & Community Development Department (Forms on Website).
  • Process: Meet staff, submit application & fees, attend Planning Commission hearing, attend Board of Supervisors hearing.
• For All Legal STR Operations:
  • Franklin County STR Registry Application: Completed online via Safe Host Compliance Portal. Pay the $200 annual fee.
  • Septic System Approval: Proof obtained from the Franklin County Health Department (Contact: (540) 484-0292). Required to confirm approved bedroom count.
  • Proof of Insurance: Provide liability insurance documentation to the County.
  • Compliance Inspection: Successfully pass inspection by County staff. Schedule with Bill Raney (ensure property owner/rep is present). Use the Pre-Inspection Checklist and Information Packet to prepare.
  • Compliance Certificate: Issued upon passing inspection and resolving all requirements. Valid for 12 months, renewable.
  • Transient Occupancy Tax (TOT) Registration: Register with the Franklin County Commissioner of the Revenue office ((540) 483-3083, option 2) or see their TOT webpage.

IV. Specific Regulations for Short-Term Rentals

Operators must adhere to Franklin County Code (mainly Section 5.5-70 et seq. and Zoning Ordinance Section 25-40):

• Primary Use: STR must be for residential purposes related to tourism/vacationing.
• Exterior Appearance: No visible change to the dwelling's outside appearance indicating commercial STR use.
• Occupancy Limits:
  • Max Occupancy: No more than two (2) adults per bedroom.
  • Definition: An adult is anyone over age three (3).
  • Bedroom Count (Septic): Determined by the Health Department septic permit for dwellings relying on septic tanks. A notice must be posted stating the approved occupancy.
• Parking:
  • Vehicles: Tenant vehicles must be parked in driveways or designated parking areas on the property. For multifamily dwellings, vehicles must use spaces reserved specifically for that rented unit.
  • Boats: Tenant boats must be parked on the same lot. For multifamily dwellings, in areas reserved for that specific unit.
• Noise: Noise generated off the property cannot be greater in volume or pitch than typically expected in a residential neighborhood.
• Safety Requirements (In Dwelling):
  • Fire Extinguisher: A Type 2A-10BC fire extinguisher mounted on the wall in a common area or kitchen on each floor.
  • Smoke Detectors: Installed and functioning properly in every living area and bedroom.
  • Egress: Each bedroom must comply with building code egress requirements.
  • Evacuation Plan: Must be clearly posted in the home and visible to renters.
• Inspections:
  • Owner Consent: Property owner must provide written consent for County inspections.
  • Annual Inspection: County performs an annual inspection for compliance.
• Tax Registration: Must register with the Commissioner of the Revenue for local Transient Occupancy Tax.

V. Contact Information for Local Authority (Franklin County)

• Planning & Community Development Department:
  • Physical Address: 1255 Franklin Street, Suite 103, Rocky Mount, VA 24151
  • Phone: (540) 483-3027
  • Website: Short-Term Rentals Section
  • Key Contact: Tina Franklin, Development Service Planner II - Email Tina Franklin
• Franklin County Health Department (Septic Documentation):
  • Phone: (540) 484-0292
• Commissioner of the Revenue (Transient Occupancy Tax):
  • Phone: (540) 483-3083, Option 2
  • Website: Transient Occupancy Tax
• Compliance Inspection Scheduling:
  • Contact: Bill Raney - william.raney@franklincountyva.gov
• Complaints/Reporting Violations:
  • Online: Safe Host Compliance Portal
  • Phone: (540) 269-4423

VI. Virginia State-Level Regulations

While Virginia Code §15.2-983 authorizes localities like Franklin County to create STR registries and charge related fees, Virginia does not mandate a separate state-level permit or license specifically for standard STR operations.

• Key State Statute: Code of Virginia §15.2-983.
  • Defines: "Short-term rental" (under 30 days) and "Operator."
  • Authorizes: Localities (like Franklin County) to establish registries with reasonable fees (Franklin County charges $200).
  • Exemptions: Operators licensed by the Real Estate Board, Time-Share Act registrants, Health Department-licensed lodging providers, or locally licensed real estate professionals/hotels/motels/bed & breakfasts are exempt from county registry requirements.
  • Penalties: Allows localities to impose penalties up to $500 per violation for unregistered STRs and prohibits operation until registered and penalties paid. Also allows prohibiting operation of a specific property after multiple violations (3+ occasions).
• Note: Hotels, Motels, and traditional Bed & Breakfast establishments are typically licensed at the state level through the Virginia Department of Health or Alcoholic Beverage Control Authority (for alcohol service), but these are distinct lodging types from residential STRs. STRs are residential dwellings offered for short stays.

VII. Source Links

1. Franklin County Government - Short-Term Rentals: https://www.franklincountyva.gov/729/Short-Term-Rentals
2. Franklin County GIS (Zoning Verification): https://gis.franklincountyva.gov/compviewer/index.html
3. Franklin County Planning Forms: https://www.franklincountyva.gov/771/Forms-Planning-Community-Development
4. Franklin County STR Registration Portal: https://safe.hostcompliance.com/franklin-county-va/permit-registration/role
5. Franklin County STR Information Packet: https://www.franklincountyva.gov/DocumentCenter/View/3778
6. Franklin County STR Pre-Inspection Checklist: https://www.franklincountyva.gov/DocumentCenter/View/3779
7. Franklin County Commissioner of Revenue - Transient Occupancy Tax: https://www.franklincountyva.gov/739/Transient-Occupancy-Tax
8. Franklin County Code of Ordinances (Sec 5.5-70 - Registry/Regulations): https://library.municode.com/va/franklin_county/ordinances/code_of_ordinances?nodeId=1038513
9. Franklin County Zoning Ordinance (Sec 25-40 - STR Definition): https://library.municode.com/va/franklin_county/codes/code_of_ordinances?nodeId=COCO_CH25ZO_ARTIGEPR_DIV3DE_S25-40PRDEZOOR
10. Safe Host Compliance (Complaints): https://safe.hostcompliance.com/franklin-county-va/complaints/type
11. Code of Virginia §15.2-983 (State STR Registry Authority): https://law.lis.virginia.gov/vacode/title15.2/chapter9/section15.2-983/