Overview: Are STRs allowed in Reva, VA?

• Allowed. Short‑term rentals (under 30 consecutive days) are generally lawful in Virginia when operated as a transient lodging business. Reva is an unincorporated area in Culpeper County with no city‑level STR ordinance. Therefore, state rules and any applicable county standards apply, not city ordinances.
• Practically, expect to comply with standard Virginia landlord‑tenant and housing codes, the Virginia Uniform Statewide Building Code (VUSBC), fire/life safety rules, state tax requirements, and local zoning and HOA rules. State law does not require a statewide STR “license,” but cities that have adopted their own STR ordinances (e.g., Alexandria, Petersburg) require local permits. The information below focuses on Reva and, where helpful, shows illustrative examples of Virginia city programs.

How to start a short‑term rental business in this market

1. Confirm zoning and legal status

• Verify the property is a lawful dwelling in a zoning district that permits residential uses and STR operations. If the property is governed by HOA, condo, or apartment covenants, obtain written permission; private restrictions can prohibit STRs even where zoning allows.
• For multi‑unit buildings, confirm whether your unit or association rules permit STR use.

2. Choose the business structure and register with the state

• Form a legal entity (LLC or corporation) and obtain a Virginia State Corporation Commission (SCC) Entity ID.
• Obtain a Virginia Department of Taxation (DOT) sales tax account if you will collect and remit sales tax and transient occupancy tax (TOT).
• If operating under a local STR ordinance (e.g., Alexandria), you must apply for the local permit.

3. Taxes and reporting

• Collect and remit Virginia TOT (4.3% state) plus any local TOT imposed by localities. Many localities have adopted local TOT; rate and administration vary. As of recent state legislation, hosting platforms must also collect and remit taxes.
• File sales and use tax returns electronically through the Virginia Tax portal.

4. Safety and inspections

• Comply with the VUSBC and related life‑safety requirements, including working smoke/CO detectors, egress, and posted floor plans for STRs in certain jurisdictions.
• In many Virginia cities with STR programs (e.g., Petersburg, Alexandria), permits are contingent on inspections and continued compliance.

5. Insurance

• Maintain appropriate property and commercial general liability coverage. Many cities require at least $1,000,000 in liability.

6. Guest management and policies

• Draft house rules (quiet hours, occupancy, parking, smoking, events), a good‑neighbor guide, and publish an emergency contact. In cities like Petersburg and Alexandria, you must provide a responsible party available 24/7.

Required documents, permits, licenses, and guidelines

• Business registration (SCC) and entity formation documents (LLC/incorporation).
• Virginia Department of Taxation sales and TOT account setup and confirmation.
• Business license and local tax registration (if required by Culpeper County or your bank/business accounts).
• Liability insurance (often $1,000,000 minimum in city programs such as Petersburg and Alexandria).
• If operating in a Virginia city that has adopted STR ordinances:
  • Registration/permit application (Petersburg) or STR permit (Alexandria), including proof of residency or qualifying residency criteria.
  • 24/7 responsible party contact.
  • Floor plan with room use, egress/rescue openings, and detector locations posted in the unit.
  • Proof of notification to abutters or residents within specified distances where required (e.g., Alexandria notice within 100 feet).
  • Inspection approvals as applicable.

Specific regulations: state and city exemplars

• Virginia (state‑level): The General Assembly allows localities to create a short‑term rental registry; several Virginia cities have done so. State law also mandates tax collection/remittance by hosting platforms and affects marketing and taxation. STR operations must comply with standard housing and building codes.
• Petersburg (city ordinance):
  • Registration required prior to operation; recertify annually by January 31.
  • Occupancy limits: no more than six unrelated adults at any time; cannot exceed what the zoning ordinance would otherwise allow.
  • Primary residence requirement for “by‑right” STR; a special use permit is required for non‑owner‑occupied STR unless the property was actively operating as an STR before adoption and registers by Oct 1, 2025.
  • Prohibits RV, bus, or trailer parking on the street or visible on the property; prohibits exterior signage; limits lodging accommodations to primary structures; prohibits operators from preparing/serving food to guests; requires posted trash/recycling collection dates; prohibits more than one booking at a time; and requires posted responsible party contact.
  • Safety: floor plan posted; smoke, fire extinguisher, and CO detectors as per VUSBC.
  • Liability: minimum $1,000,000 commercial general liability.
  • Penalties: $500 if operating without registration before completion of registration; revocation grounds include tax noncompliance or repeated violations.
  • Special provisions for multi‑family dwellings cap the number of STR units on a lot.
  • Appeals go to Board of Zoning Appeals within 30 days of notice.
• Alexandria (city ordinance):
  • Definitions and program: “short‑term residential rental” is occupancy under 30 days; requires an operator; a registered local agent may be designated.
  • Permits: issued by the Director of Planning & Zoning; application includes noticing to the owner (if different) and to owners of all abutting properties and all residential properties within 100 feet. Confirm notice before permit issuance.
  • Regulations:
    • Occupancy: two occupants per bedroom plus two additional occupants, capped at ten total; does not include children three and under.
    • Parties/events: prohibited in residential zones when exceeding maximum occupancy; commercial/office/industrial/mixed‑use zones may host occasional events subject to hours, delivery, outdoor storage, and trash controls.
    • Parking: outside the Enhanced Transit Area (ETA), 0.75 spaces per bedroom; inside the ETA, 0.25 spaces per bedroom. Fractions ≥ 0.5 round up. On‑street spaces may count up to two; signed parking agreements within 500 feet allowed; RPP visitor permits may be used (limits apply).
    • Safety: VUSBC compliance required.
    • Non‑contravention: ordinances do not supersede HOA or management rules.
  • Public access: due to security concerns, the city does not publish a GIS map/database of permitted STRs; however, operator/agent info may be shared upon request for specific properties.
  • Legislative context: Alexandria created its STR registry in 2018 and adopted zoning rules in 2025.

Contact information

• Virginia Department of Taxation
  • Phone: 804‑367‑8037
  • Website: tax.virginia.gov
  • Sales tax/TOT registration and filing: through your Virginia Tax online account
• Virginia State Corporation Commission (SCC)
  • Phone: 804‑371‑9967
  • Website: scc.virginia.gov
• Culpeper County (general government, planning/building/zoning)
  • Phone: 540‑727‑3423
  • Website: culpepercounty.gov
• If operating within a city that has an STR ordinance:
  • Alexandria (Planning & Zoning)
    • Website: alexandriava.gov (see Planning & Zoning; Zoning Ordinance Articles VII §7‑1400)
  • Petersburg (Zoning Administrator)
    • Phone (general, City of Petersburg): 804‑733‑2300
    • Website: va‑petersburg.civicplus.com

Links to source pages (if available)

• City of Petersburg, Article 39 – Short‑Term Rental Regulations: va-petersburg.civicplus.com/DocumentCenter/View/9067/Short-Term-Rental
• Alexandria Zoning Text Amendment 2024‑00011 (Short‑Term Residential Rentals) Staff Report (April 2025): www.alexandriava.gov/sites/default/files/2025-04/zta2024-00011-short-term-residential-rentals-staff-report.pdf
• Virginia Department of Taxation (sales and TOT guidance): tax.virginia.gov
• Virginia State Corporation Commission (entity registration): scc.virginia.gov

Note on applicability to Reva: Reva has no separate STR ordinance, so the rules that most directly affect you are the state framework (taxes/registration) and general county zoning and building/safety codes. City exemplars (Petersburg, Alexandria) illustrate common STR requirements if you later operate within one of those jurisdictions.