Overview: Are short‑term rentals allowed in Tappahannock, VA?

Yes—short‑term rentals (STRs) are allowed in Tappahannock and in Essex County, but they are regulated. You will need to comply with county requirements and, if your property is within the Town of Tappahannock limits, you must also obtain the Town’s STR zoning approval and business license. Both the County and the Town have adopted STR ordinances and are currently revising or considering updates to certain details. County STR standards are effective November 10, 2022. A Town of Tappahannock public hearing on January 13, 2025 indicates proposed changes to the Town’s STR ordinance (including defining “Type A” partial‑house and “Type B” whole‑house STRs); investors should verify whether those amendments have been adopted before applying.

Key points to know:

• Essex County permits STRs with a zoning permit and a separate business license (county‑wide, not just in the Town).
• Town of Tappahannock has its own STR zoning permit (in addition to the county business license).
• You can register your STR with Essex County online (portal provided by the County).
• Occupancy, insurance, contact requirements, logbook records, and parking are specified by county ordinance. A State Transient Occupancy Tax (TOT) return form is required.
• Virginia law (SB 544) limits local authority to require special permits for owner‑occupied primary‑residence STRs, but other zoning standards may still apply.

How to start an STR business in this market

For properties within the Town of Tappahannock (you are inside Town limits if your address is Tappahannock, VA 22560), follow this sequence:

1. Confirm your zoning district and intended STR use (partial‑house/Type A vs whole‑house/Type B). The Town was considering defining two STR types and where they are permitted (by right or special exception) in CC‑1 and R‑2, R‑3, R‑4 districts.
2. If proposing events or gatherings that meet the Town’s “Assembly, place of” definition, review special event permit requirements.
3. Obtain the Town’s STR zoning permit/approval (if required by the Town’s adopted ordinance at time of application).
4. Apply for the Essex County Business License related to STRs (this is separate from the Town’s zoning action).
5. File the State Transient Occupancy Tax Return (monthly) with the Commissioner of the Revenue.
6. Maintain compliance with building codes and obtain any required certificate of compliance (the Town references a certificate from the Essex County Building Official).
7. Designate a 24/7 contact person and carry appropriate insurance; maintain a guest logbook; observe occupancy limits and on‑site parking rules.

For properties outside the Town but within Essex County:

1. Use Essex County’s STR zoning permit process.
2. Obtain the Essex County Business License related to STRs.
3. File the State Transient Occupancy Tax Return monthly.
4. Follow all county STR standards (occupancy, insurance, logbook, 24/7 contact, parking, septic/WH‑capacity compliance as required).
5. Confirm building code compliance and any site‑specific requirements with the County Building Department.

Virginia statewide requirements and rights:

• Submit Virginia individual or firm income tax returns and, if applicable, state sales and use tax returns.
• Virginia SB 544 prohibits localities from requiring a special exception, special use, or conditional use permit for STRs when the dwelling is the owner’s primary residence and the owner lives there during rentals. It does not eliminate all local zoning controls or safety/registration requirements. Confirm your use’s compliance with both state law and local ordinance.

Required documents, permits, licenses, and guidelines

Essex County (county‑wide, applies to all STRs in the County, including those in Tappahannock):

• Essex County STR Registration/Renewal Form (submit via County portal).
• Essex County Business License (related to STRs).
• State Transient Occupancy Tax Return form (file monthly with the Commissioner of the Revenue).
• Proof of appropriate insurance levels covering the STR unit(s), host(s), and guests.
• Septic/septic tank capacity documentation (per County code, submit a copy of the Virginia Department of Health Septic Tank Capacity for the listed STR site).
• Certificate of compliance (if applicable) from the Essex County Building Official for properties in Tappahannock or where required by the Town.
• Guest logbook maintained for each STR unit with: renter(s) name, number of occupants, duration of stay, number of parked vehicles, and total amount collected per rental period.
• 24/7 contact person designation (host designee), unless the host is the 24/7 contact.
• Proof that the dwelling(s)/unit(s) comply with applicable building codes.

Town of Tappahannock (Town limits only):

• Town STR zoning permit/approval (Type A partial‑house or Type B whole‑house, if adopted as proposed; verify current status after Jan 13, 2025 hearing).
• Town Business License clearance (and proof of change notification if local agent/designee changes).
• Local agent requirement if the owner does not live within 30 miles of Town (applies per proposed conditions under consideration).
• Transient lodging tax reporting to the Town of Tappahannock (verify whether the Town requires its own lodging tax filings beyond the State TOT return).
• Register of transient visitors kept for two years with name, address, and a copy of a photo ID for all transient visitors (proposed/under consideration).
• Liability insurance certificate (proposed/under consideration).
• Wastewater compliance and building code compliance, including provision of a certificate of compliance from the Essex County Building Official (as referenced by Town materials).

Specific regulations: Essex County (County code) and Town of Tappahannock (Town code)

Essex County STR standards (effective Nov 10, 2022):

• Host responsibility: Property owner must comply with Virginia Code §15.2‑983 and Article VI, Division 8, Section 36.422 of the Essex County Zoning & Subdivision Ordinance.
• 24/7 contact person (host designee) is required unless the host is the 24/7 contact.
• Insurance: Appropriate coverage to protect the STR unit(s), host(s), and guests.
• Building codes: Dwelling(s)/unit(s) must meet all applicable building codes.
• Logbook: Maintain a logbook for each STR unit. For each rental period, record renters’ names, number of occupants, duration of stay, number of parked vehicles, and total amount collected.
• Occupancy: Maximum of two persons per bedroom; listings on platforms (Airbnb, VRBO, Flipkey) must state accommodations at two persons per bedroom.
• Guest age: Principal guest must be at least 21 years of age (per county page). Note: a county PDF document states 18; use 21 as the active standard on the County’s STR page.
• Events/Assembly: Event venues or gatherings meeting the “Assembly, place of” definition must comply with permit requirements in the Zoning Ordinance.
• Parking: Off‑street parking must not harm neighborhood character. Limit is one overnight vehicle per bedroom; ample on‑site parking is required to discourage parking along roads.
• Compliance: Zoning complaints/compliance concerns are handled by the Zoning Office.
• Renewals: STR registrations and business licenses must be renewed annually by December 31. STR renewals begin the second Monday of December.

Town of Tappahannock STR context:

• Current permits: STRs are currently allowed via Special Exception in CC‑1 and R‑2, R‑3, R‑4 residential zoning districts.
• Proposed changes (subject to verification after Jan 13, 2025 hearing): Type A (partial house) and Type B (whole house) STRs would be defined; each would have supplemental regulations and district permissions. Conditions under consideration include:
  • Local agent requirement if owner lives >30 miles away and notification if agent changes.
  • Prohibition on events/activities (weddings, parties, meetings, fundraisers, etc.) except authorized lodgers.
  • Business license, transient lodging tax reporting, proof of liability insurance, compliance with building codes/wastewater, certificate from Essex County Building Official, and a two‑year register of transient visitors (name/address/photo ID).

Virginia state‑level requirements that apply:

• Transient Occupancy Tax: File monthly State TOT returns with the Commissioner of the Revenue; pay the applicable tax.
• SB 544 (2024): Limits localities from requiring a special exception/special use/conditional use permit for STRs when the dwelling is the owner’s primary residence and the owner lives there during rentals. It does not remove all zoning/safety/registration controls. Investors should confirm current statutory text before relying on SB 544.

Local contacts and filing locations

Essex County (Planning & Zoning, Building & Zoning, Commissioner of the Revenue):

• Planning & Zoning (STR Registration/Renewals, Zoning compliance)
  • Phone: 804‑443‑4399 (Zoning Complaints/Compliance) or 804‑443‑4951 (Main Office)
  • Address: County Administration Building, 202 South Church Lane, P.O. Box 549, Tappahannock, VA 22560
  • Notes: Brian Barnes, Director of Building & Zoning (804‑443‑4951); Lauren Colley, Deputy Zoning Administrator (804‑443‑3489); Kelly McKnight, Office Manager (804‑443‑4951)
• Business Licenses (Commissioner of the Revenue)
  • Phone: 804‑443‑3650 (Centralized Services)
  • Online: Essex County Business License Application (see links below)
• Tax Filing (Commissioner of the Revenue)
  • Use the State Transient Occupancy Tax Return form; file monthly.

Town of Tappahannock (Town Manager’s Office; Business License/Tax):

• Phone: 804‑443‑3336
• Fax: 804‑443‑1051
• Address: P.O. Box 266, Tappahannock, Virginia 22560
• Physical (per notice): Tappahannock Municipal Building, 915 Church Lane, Tappahannock, VA
• Notes: Business License Clearance, transient lodging tax reporting (verify whether the Town requires its own filings in addition to the State TOT return)

Source links (use as provided)

• Essex County—Short‑Term Rentals (STR): www.essexva.gov/planning/page/short-term-rentals-str
• Essex County—STR FAQ/Standards PDF (effective Nov 10, 2022): www.essexva.gov/media/4206
• Essex County—State Transient Occupancy Tax Return Form: www.essexva.gov/media/3441
• Essex County—Transient Occupancy Tax Ordinance 23‑03: www.essexva.gov/media/5096
• Essex County—Code of Ordinances (Municode): library.municode.com/va/essex_county/codes/code_of_ordinances
• Short‑Term Rental Registration Form (Essex County, online portal): seam.ly/GlD2TkjF
• Town of Tappahannock—Notice of Joint Public Hearing (Jan 13, 2025): webgen1files1.revize.com/tappahannockva/Notice%20-%20Joint%20Public%20Hearing%20-%20Short%20Term%20Rental%20TCM%201-13-25.pdf

Quick compliance checklist (action items)

• Confirm zoning (Town limits vs. County; district and STR type under Town’s current/pending ordinance).
• Complete Essex County STR Registration (online) and obtain County Business License related to STRs.
• Obtain Town STR zoning permit/approval (if inside Town limits) and Town Business License clearance.
• Set up monthly State Transient Occupancy Tax filing and any Town lodging tax reporting that may apply.
• Designate a 24/7 contact person (local agent if >30 miles away for Town STRs).
• Secure appropriate insurance and ensure building code compliance; obtain certificate of compliance from Essex County Building Official where required.
• Publish listing with maximum occupancy: two persons per bedroom.
• Establish and maintain a guest logbook with required data; keep a two‑year register if inside Town limits (once the adopted ordinance requires it).
• Provide on‑site parking sufficient for one overnight vehicle per bedroom; prohibit events that fall under “Assembly, place of” without the required permits.

Investors should treat the Town’s proposed ordinance amendments as subject to final adoption and verify the current requirements before applying. The Essex County STR standards are in force as of November 10, 2022; renew annually by December 31.