Important Distinction for Investors: The content provided pertains to Shenandoah County's STR regulations. Woodstock is an independent town located within Shenandoah County and has its own set of local ordinances. Properties located within the incorporated town limits of Woodstock are subject to the Town of Woodstock's rules, which are not included in the provided content. Properties located outside the Woodstock town limits, but still in Shenandoah County, are governed by the county regulations detailed below.

Are Short-Term Rentals Allowed in Shenandoah County, VA? (Including the Woodstock Area)

Yes, short-term rentals are explicitly allowed in Shenandoah County, Virginia, under a well-defined regulatory framework. This framework allows for two primary types of rentals:

1. Homeshares: A dwelling unit where the owner is a permanent resident and rents out rooms to guests for 30 days or less.
2. Short-Term Rentals (STRs): A broader category that includes homeshares and also full-dwelling rentals (e.g., an entire house rented to guests) and non-dwelling structures (e.g., yurts, tents, tiny homes, RVs) for overnight stays.

Both are permitted, subject to specific zoning and safety requirements. Investors must first determine whether their property is inside the Town of Woodstock or in the unincorporated areas of Shenandoah County, as this dictates whether they must comply with town or county regulations.

How to Start a Short-Term Rental Business in Shenandoah County

The process differs based on the number of bedrooms or the type of structure. A clear path exists for properties within the county's jurisdiction.

Pathway 1: By-Right Permit (For Dwellings with 4 Bedrooms or Less)

For properties with 4 or fewer bedrooms located outside town limits, an STR is permitted by right with an Annual Zoning Permit. This is the most straightforward process.

1. Contact the County: Call the Building Inspections/Community Development office at 540-459-6185. You will be provided with an activation code and account number needed for the online application portal.
2. Complete the Online Application: Visit the Shenandoah County Online Permit Center: https://shenandoahcountyva.munirevs.com. Complete the "Short Term Rental Annual Permit Application" and pay the $225 fee (due at the time of application and annually thereafter).
3. Staff Review: County staff will review your application. If the property uses a private septic system, they will verify septic capabilities and occupancy limits with the Virginia Department of Health.
4. Life/Safety Inspection: You will be contacted via email to schedule a mandatory Life/Safety Inspection. This is a critical step to ensure compliance with safety codes.
5. Permit Approval: Upon passing the inspection, the Zoning Administrator will approve your Annual Permit. You will receive an email notification and can log onto the portal to obtain a PDF record of your approval.

Pathway 2: Special Use Permit (For Properties with More Than 4 Bedrooms or Non-Dwelling Structures)

Properties with more than 4 bedrooms or any non-dwelling structure (e.g., yurts, tents, RVs) require a Special Use Permit (SUP).

1. Pre-Application Consultation: Contact the county office at 540-459-6185 before making any application. This is a mandatory first step.
2. Technical Review Team (TRT) Meeting: After discussing your request with staff, you must attend a Technical Review Team (TRT) meeting. This meeting provides preliminary agency comments to help you refine your application.
3. Submit SUP Application: After the TRT meeting, submit the Rental Related Uses Special Use Permit Application. The application fee is $500 (non-refundable). You will also be responsible for paying public noticing fees.
4. Public Hearing Process: Your application will be reviewed by the Planning Commission and then proceed to a public hearing before the Board of Supervisors. The Board is responsible for the final approval or denial of your Special Use Permit.

Required Documents, Permits, Licenses, and Guidelines

Investors must ensure they have all the necessary documentation in place.

• Annual Zoning Permit ($225): The primary permit for dwellings with 4 or fewer bedrooms. Renewed annually at the same time as the initial approval.
• Special Use Permit ($500 + fees): Required for larger dwellings or non-dwellings.
• Business Registration Form: This is included in the online application and must be completed and submitted.
• Business License: Shenandoah County issues a business license as part of the registration process. You may also need to register with the Virginia Department of Taxation.
• Life/Safety Inspection Approval: A passing inspection is mandatory for final approval of any permit.
• Septic Capacity Approval: For properties on private septic, approval from the Virginia Department of Health is required to confirm the system can handle the intended occupancy.
• Transient Occupancy Tax (TOT) Registration: See the "Taxes" section below.

Important Occupancy Limits:

• Public Water/Sewer: A property on public utilities can have up to 2 guests per bedroom, plus 2 additional guests overall. (Example: A 3-bedroom house can accommodate 8 guests.)
• Private Septic: The occupancy limit is determined by the Virginia Department of Health based on the specific septic system capacity.

Specific Regulations for Short-Term Rentals

Shenandoah County has detailed regulations to ensure safety and community harmony.

1. Zoning Compliance

Short-term rentals are permitted in the following zoning districts:

| Property Type | Zoning Districts | Permitting Requirement | | :--- | :--- | :--- | | Dwellings (≤4 bedrooms) | C-1, A-1, R-1, R-2, R-3, R-4, B-1, B-2 | By-Right with Annual Zoning Permit | | Dwellings (>4 bedrooms) | C-1, A-1, R-1, R-2, R-3, R-4, B-1, B-2 | Special Use Permit | | Non-Dwellings (Yurts, Tents, etc.) | C-1, A-1, R-1, B-1, B-2 | Special Use Permit |

2. Mandatory Safety Requirements (§165-32.4)

All STRs must comply with the following supplementary regulations, in addition to any special conditions from a SUP:

• Fire Safety: A fire extinguisher must be visible in all kitchen/cooking areas and in all non-dwellings. Smoke detectors must be installed per the Uniform Statewide Building Code.
• Sanitary Facilities: All rentals must have approved sanitary facilities from the Virginia Department of Health. Portable bathrooms are prohibited.
• Emergency Information: This information, including the contact for the party responsible for the rental, must be posted conspicuously inside the property.
• 911 Addressing: Non-dwellings must have a 911 address that is clearly posted outside the rental.
• Parking: Off-street parking must be provided. Requirements are detailed in §165-86C(8) (generally one space per guest room, plus additional spaces based on other factors).
• Setbacks: All non-dwellings and related structures must maintain a 50-foot setback from any adjoining property lines.

3. General Prohibitions

• No meals shall be prepared for guests in any short-term rental.
• No guest may stay for more than 30 consecutive days.

Taxes for Short-Term Rentals

Investors must be aware of the following tax obligations:

• Transient Occupancy Tax (TOT): Shenandoah County assesses a 5% TOT on gross proceeds from all short-term rentals. This tax became effective on October 1, 2023. Monthly reporting is mandatory, due by the 20th of each month. You must file a return even if you had no rentals or revenue for the month. The county provides an online platform for this process.
• Business Property Tax: The county also assesses a business property tax on short-term rental businesses. This is collected by the Commissioner of Revenue.

Contact Information for Local Authorities

For questions or to initiate the permitting process, contact the following agencies:

• Building Inspections/Community Development (Primary STR Permitting Authority)
  • Phone: 540-459-6185
  • Email: MAllen@shenandoahcountyva.us
• Commissioner of Revenue (Business Property Tax)
  • Phone: 540-459-6170
• Virginia Department of Health (Septic/Sanitary Approvals)
  • Phone: 540-459-3733
• Shenandoah County Tourism & Economic Development (Promotional Support)
  • Phone: 540-459-6227
  • Email: tourism@shenandoahcountyva.us
• Town of Woodstock (For properties inside the town limits)
  • Phone: 540-459-3621

Links to Source Pages

• Shenandoah County STR Information Page
• Shenandoah County STR FAQ (PDF)
• Shenandoah County Online Permit Center
• Town of Woodstock Contact (Note: Direct town regulations are not provided in the content.)

Disclaimer: This guide is for informational purposes only and is based solely on the provided content. It is not legal advice. Regulations can change, and you should always verify the most current information with the local authorities (Shenandoah County or the Town of Woodstock, depending on your property's location) and consult with a legal or tax professional before making investment decisions.