Short-Term Rental Investment Guide: Rocky Mount, Virginia

Overview: Are Short-Term Rentals Allowed in Rocky Mount, VA?

Yes, short-term rentals are explicitly allowed in Rocky Mount, Virginia, both within the town limits and throughout Franklin County. However, regulations vary significantly depending on your specific location and zoning classification.

Key Distinction: Rocky Mount is an independent town located within Franklin County. The town has its own zoning ordinances that supersede county regulations within town boundaries. Properties outside town limits are governed solely by Franklin County regulations.

Current Status: As of October 2025, short-term rentals are permitted in specific zoning districts within Rocky Mount town limits and throughout most of Franklin County, with varying requirements from by-right permissions to special use permits.

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How to Start a Short-Term Rental Business in Rocky Mount

Step 1: Determine Your Property's Jurisdiction and Zoning

For properties within Rocky Mount town limits:

• Verify zoning classification using the town's zoning ordinance
• Short-term rentals are permitted by-right in RA, R2, R3, and CBD districts
• Consult the town's comprehensive zoning map or contact planning staff

For properties in Franklin County (outside town limits):

• Use the County's GIS system to check zoning: https://gis.franklincountyva.gov/compviewer/index.html
• Non-zoned areas ("NZ"): STRs allowed by-right
• Agricultural (A-1): Special Use Permit required
• Planned Commercial Development (PCD) and Residential Planned Unit Development (RPD): Allowed by-right
• All other residential districts: Currently prohibited (though this may change - see proposed changes below)

Step 2: Navigate Zoning Requirements

Within Rocky Mount Town Limits: If your property is in an approved district (RA, R2, R3, CBD), proceed directly to licensing. If not, you may need to pursue rezoning or special exception permits.

In Franklin County:

• Non-zoned properties: No additional zoning approval needed
• A-1 Agricultural properties: Apply for Special Use Permit
• Prohibited districts: Consider rezoning application or property acquisition in allowed areas

Step 3: Complete Application Processes

Special Use Permit Process (if required):

1. Meet with Planning staff
2. Submit complete application with required fees
3. Public hearing before Planning Commission
4. Public hearing before Board of Supervisors
5. If denied, you may not operate an STR in that location

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Required Documents, Permits, Licenses, and Guidelines

County-Level Requirements (Franklin County)

1. Short-Term Rental Registry

• Requirement: All STR operators must register with Franklin County
• Fee: $200.00 annual registration fee
• Registration Portal: https://safe.hostcompliance.com/franklin-county-va/permit-registration/role
• Code Authority: Section 5.5-70 of Franklin County Code

2. Safety and Compliance Inspection

• Inspector: Contact Bill Raney (william.raney@franklincountyva.gov)
• Requirement: Property owner or representative must be present
• Validity: 12 months from issue date
• Annual Renewal: Required for continued operation

3. Required Documentation:

• Proof of septic system approval (contact Franklin County Health Department: 540-484-0292)
• Proof of insurance
• Completed application with all fees
• Written consent for county inspection

4. Tax Registration

• Requirement: Register with Commissioner of the Revenue for local taxation
• Contact: (540) 483-3083, option 2
• Website: https://www.franklincountyva.gov/739/Transient-Occupancy-Tax

Town-Level Requirements (Rocky Mount)

1. Zoning Permits

• Apply through Planning & Community Development Department
• Follow Article 3 processes outlined in town zoning ordinance
• Submit concept plans if required for your application type

2. Compliance with Use Standards Properties must comply with detailed use standards outlined in Article 7 of the Rocky Mount Zoning Ordinance, including location, design, and intensity requirements specific to short-term rentals.

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Specific Regulations for Short-Term Rentals

Franklin County Regulations

Safety and Operational Standards:

Occupancy Limits:

• Maximum of 2 adults per bedroom
• "Adult" defined as anyone over age 3
• Bedrooms determined by health department permits for septic systems
• Clear occupancy notice must be posted in dwelling

Parking Requirements:

• All tenant vehicles must park in designated driveways or parking areas
• For multifamily dwellings: vehicles must park in spaces specifically reserved for the rented unit
• Boats must park on the rental property lot
• Multifamily boat parking in designated areas only

Noise Standards:

• Noise volume and pitch must not exceed normal residential neighborhood levels

Fire and Safety Equipment:

• Type 2A-10BC fire extinguisher mounted on wall in common area or kitchen on each floor
• Smoke detectors installed and functioning in every living area and bedroom
• Each bedroom must comply with building code egress requirements
• Evacuation plan required and clearly visible to renters

Appearance and Use Requirements:

• No change to outside appearance of dwelling or premises
• No visible evidence of short-term rental operation
• Use must be primarily for residential purposes related to tourism or vacationing

Inspection and Compliance:

• Annual county inspection required
• Owner must provide written consent for inspections
• Compliance certificate valid for 12 months

Rocky Mount Town Regulations

Permitted Zoning Districts:

• By-Right Permitted: RA (Residential Agricultural), R2 (Residential), R3 (Multi-Family Residential), CBD (Central Business District)

Use Standards: The town has established comprehensive use standards for short-term rentals that address:

• Location requirements
• Design standards
• Intensity of use limitations
• Compatibility with surrounding properties

Note: Detailed use standards are contained within Article 7 of the Rocky Mount Zoning Ordinance and should be reviewed directly for specific requirements.

Proposed Regulatory Changes (2025)

Franklin County Zoning Ordinance Update: As of October 2025, Franklin County is considering changes that would allow short-term rentals in residential zoning districts without requiring special use permits. This would particularly impact the Smith Mountain Lake area (Westlake region). The proposal will go before the Planning Commission for discussion at a work session on November 12, 2025.

Implications for Investors:

• If approved, this would significantly expandSTR opportunities in residential districts
• Current opposition exists from permanent residents concerned about neighborhood impacts
• Changes would likely include provisions to prevent corporate bulk purchasing of residential properties for STR use

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Contact Information for Local Authorities

Franklin County Planning & Community Development

Physical Address: 1255 Franklin Street, Suite 103 Rocky Mount, VA 24151

Phone: (540) 483-3027

Key Contacts:

• Tina Franklin, Development Service Planner II
  • Email: Tina.Franklin@franklincountyva.gov
• Bill Raney, Compliance Inspector
  • Email: william.raney@franklincountyva.gov

General County Phone: (540) 483-3030

Health Department (Septic Systems):

• Phone: (540) 484-0292

Commissioner of the Revenue:

• Phone: (540) 483-3083, option 2

Complaints/Enforcement:

• Phone: (540) 269-4423
• Online: https://safe.hostcompliance.com/franklin-county-va/complaints/type

Rocky Mount Town Planning Department

Contact Information:

• Phone: Contact through Franklin County Planning & Community Development (town properties are administered through the county planning department)
• Physical Address: Same as Franklin County Planning (town hall is located within the county building)

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Source Pages and Additional Resources

Official Government Sources

1. Franklin County Short-Term Rentals: https://www.franklincountyva.gov/729/Short-Term-Rentals

   • Primary source for county regulations
   • Registration portal and inspection information
   • Contact details for compliance staff

2. Franklin County Zoning Ordinance: https://www.franklincountyva.gov/342/Zoning-Ordinance

   • Complete zoning regulations
   • District-specific requirements
   • Special use permit processes

3. County Code - Zoning Chapter: https://library.municode.com/va/franklin_county/codes/code_of_ordinances?nodeId=COCO_CH25ZO

   • Full legal text of zoning regulations
   • Section 25-40 (Short-Term Rental definition)

4. County Code - STR Registry Requirements: https://library.municode.com/va/franklin_county/ordinances/code_of_ordinances?nodeId=1038513

   • Code sections 5.5-70 and 5.5-72
   • Specific regulatory requirements

5. Commissioner of Revenue - Transient Occupancy Tax: https://www.franklincountyva.gov/739/Transient-Occupancy-Tax

   • Tax registration requirements
   • Local taxation procedures

6. Planning Forms and Applications: https://www.franklincountyva.gov/771/Forms-Planning-Community-Development

   • Application forms for special use permits
   • Zoning applications

Rocky Mount Town Documents

7. Rocky Mount Zoning Ordinance Update (October 2024): https://www.rockymountva.org/DocumentCenter/View/891
   • Comprehensive summary of proposed changes
   • Short-term rental use classifications
   • Permitted districts and use standards

News and Community Resources

8. WDBJ7 - Proposed Zoning Changes Article: https://www.wdbj7.com/2025/10/10/proposed-zoning-change-could-mean-more-short-term-rentals-franklin-county/
   • Context on proposed regulatory changes
   • Community perspectives on STR development
   • Timeline for decision-making process

GIS and Mapping Tools

9. Franklin County GIS System: https://gis.franklincountyva.gov/compviewer/index.html
   • Property zoning verification
   • Parcel information and boundaries

Regulatory Updates

10. Zoning Ordinance Update Project: https://franklin-county-zoning-ordinance-update-franklincova.hub.arcgis.com/
    • Ongoing zoning ordinance updates
    • Public participation opportunities
    • Implementation timeline

Important Note for Investors: Before making any property purchases or significant investments, verify current regulations with the appropriate planning authorities, as the regulatory environment is actively evolving, particularly regarding residential district permissions.