Bedford, Virginia Short Term Rental Regulations Guide for Airbnb hosts

Are Short-Term Rentals Allowed in Bedford County, VA?

Yes, short-term rentals (STRs) are legal in Bedford County, Virginia, under specific regulations. In August 2023, the Bedford County Board of Supervisors approved a comprehensive ordinance to govern STRs, codifying their allowance and establishing rules for operation. This ordinance provides a legal framework for investors.

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

To launch an STR in Bedford County, follow this structured process:

Pre-Application Research:
- Confirm Zoning: Verify that your property is located in one of the approved zoning districts: AP, AR, AV, R-1, R-2, C1, C2, PCD, or PRD. This is a critical first step, as non-conforming properties cannot be used for STRs.
- Understand Exemptions: Determine if your property qualifies for any exemptions. Exemptions include properties operated by licensed real estate professionals, those under the Virginia Real Estate Time-Share Act, those licensed by the Department of Health, or properties owned and managed by licensed real estate professionals, hotels, motels, campgrounds, and bed and breakfast establishments. While exempt from registration, these operators are still subject to other sections of the ordinance and must submit a Management Plan License for approval.
Develop a Comprehensive Management Plan: This is a mandatory document that must be submitted with your application and is effective November 1, 2023. The plan must be posted in a visible location within the rental and provided to tenants in their contract. Your management plan must include:
- Property Details: A floor plan of the dwelling.
- Local Contact Information: A point of contact available to respond to complaints within 50 miles of the property.
- Operations Protocol: Information on garbage disposal, management of unruly tenants, and the number of permitted guests.
- Safety Measures: The location of fire extinguisher(s) and smoke detectors, and utility contact information.
- Marketing Compliance: A detailed advertisement plan that complies with the zoning permit and the number of bedrooms permitted by the Virginia Department of Health sewage disposal system permit (if applicable).
Submit Your Application:
- Apply for a Zoning Permit through the Citizen's Self-Service Portal for a "Short-Term Rental License." This is the primary requirement for non-exempt operators.
- Submit your Management Plan along with the application.
- Pay the required registration fee. (Note: The exact fee amount is not specified in the provided content).
Receive County Approval: Bedford County will review your application and management plan for conformance with the ordinance.
Annual Renewal: Your zoning permit is valid for one year from the date of issuance. You must renew your permit yearly in the same month it was originally issued to remain in compliance.

Required Documents, Permits, Licenses, and Guidelines

The following are mandatory for operating an STR in Bedford County:

Zoning Permit (Short-Term Rental License): Required annually for all non-exempt operators. This permit is obtained by applying for a zoning permit and is reviewed for conformance with the STR ordinance.
Management Plan: A detailed plan outlining the operation of the STR, as described above. This is required for both non-exempt and exempt operators (who must apply for a "Management Plan License").
Compliance with Safety Standards:
- A working, two-pound minimum, ABC-rated fire extinguisher must be located in a visible and readily accessible area (e.g., kitchen or hallway) within each dwelling unit.
- Working smoke detectors must be installed in each bedroom and one on each floor (including the basement) outside of any bedrooms.

Specific Regulations for Short-Term Rentals

The Bedford County ordinance outlines the following specific rules for STR operators:

Annual Registration: Operators must register yearly by applying for a zoning permit. Failure to register prior to use results in a $500 penalty fee.
Zoning Permits: All STR zoning permits are valid for one (1) year from issuance.
Zoning Districts: STRs are allowed on parcels in the AP, AR, AV, R-1, R-2, C1, C2, PCD, and PRD zoning districts.
Signage:
- R-1 and R-2 districts: One (1) non-illuminated sign, a maximum of two (2) square feet in area.
- AP, AR, and AV districts: One (1) non-illuminated sign, a maximum of sixteen (16) square feet in area.
Parking: All vehicles, boats, and trailers of tenants must be parked on the lot on which the dwelling unit is located. Parking on roads is strictly prohibited.
Property Appearance: There shall be no change in the outside appearance of the dwelling unit or premises.
Advertisement: Advertisements must strictly comply with the issued zoning permit and the number of bedrooms from the approved Virginia Department of Health sewage disposal system permit (if applicable).
Violations: Upon more than three (3) violations of any applicable state or local laws, the County shall prohibit the property from being registered and/or offered as an STR for a period determined by the zoning administrator, not to exceed two (2) years.
Inspections: Zoning Ordinance violations can be inspected to verify compliance with all applicable requirements.

Virginia State-Level Regulation: The Bedford County ordinance is enacted under the authority of Virginia Code § 15.2-983, which defines "short-term rental" and "operator" and provides localities the power to regulate such rentals.

Contact Information

For questions, applications, and more information about short-term rentals in Bedford County, contact the Planning & Zoning Department.

Planning & Zoning
Address: 122 E. Main Street Suite G-03, Bedford, VA 24523
Phone: (540) 586-7616
Website: Bedford County Short-Term Rentals Page
Citizen's Self-Service Portal: Link (For online permit applications and renewals)

Links to Source Pages

The information in this guide is sourced from the official Bedford County government website and local news reports covering the adoption of the ordinance.

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. It is recommended that all potential STR operators consult with the Bedford County Planning & Zoning Department or a legal professional to ensure full compliance with all applicable regulations.

Overview of Bedford, VA:

Bedford, Virginia, is a small city with a population of approximately 6,500 (as per the latest census data). It is located in the foothills of the Blue Ridge Mountains, offering picturesque scenery and a serene environment. Bedford is roughly 28 miles east of Lynchburg, VA, and 35 miles west of Roanoke, VA, making it conveniently situated between two major urban centers.

Appeal for Short-Term Rentals:

Bedford’s appeal for short-term rentals lies in its charming small-town atmosphere, scenic views, and proximity to several notable landmarks and attractions. The city offers a mix of historical and recreational activities that can attract various visitors, including history buffs, nature enthusiasts, and families.

Key Landmarks and Attractions:

National D-Day Memorial: This renowned memorial commemorates the sacrifice of Allied forces during D-Day in World War II. The site is a powerful draw for history enthusiasts. National D-Day Memorial
Peaks of Otter: Located along the Blue Ridge Parkway, the Peaks of Otter offer stunning views, hiking trails, and a serene environment ideal for outdoor activities. Peaks of Otter
Smith Mountain Lake: Just a short drive from Bedford, this large reservoir provides opportunities for boating, fishing, and other water activities. It is a popular spot for both locals and tourists. Smith Mountain Lake
Avenel Plantation: This historic 19th-century home is a glimpse into Bedford’s past and serves as a venue for community events, weddings, and tours. Avenel Plantation
Bedford Wine Trail: For wine enthusiasts, the Bedford Wine Trail offers a leisurely exploration of local wineries, each with its unique offerings and picturesque settings. Bedford Wine Trail

Accessibility:

Bedford’s location near major cities like Lynchburg and Roanoke makes it an accessible destination for travelers from both urban areas. The city is easily reachable by car, with major highways and scenic routes enhancing the travel experience.

Community and Events:

Bedford boasts a welcoming community atmosphere and hosts various events throughout the year, which can be appealing for visitors. Events such as local festivals, farmers’ markets, and historical reenactments provide a taste of local culture and community spirit.

In summary, Bedford, VA, with its picturesque landscapes, historical significance, and range of recreational activities, offers a compelling case for short-term rentals. Its proximity to major cities and notable landmarks enhances its attractiveness to a diverse audience of short-term visitors.