Richmond, VA Accessory Structures: ADU Owner Occupancy (2026)

Under the existing Richmond Zoning Ordinance (Chapter 30), the property owner must occupy either the principal dwelling unit or the ADU as their principal residence — pure investor configurations are not currently allowed in most residential districts. This owner-occupancy condition is recorded in the ADU zoning approval and runs with the property. The Richmond 300 Master Plan (2020) explicitly identifies owner-occupancy as a barrier to ADU production and the ongoing zoning rewrite is considering removing or loosening this requirement to align with progressive ADU policy adopted in cities like Seattle and Minneapolis. As of the latest publicly available drafts the rewrite is not yet adopted; verify the current rule with PDR before designing. The owner-occupancy rule is consistent with Virginia's broad municipal zoning authority under Va. Code §15.2-2280; Virginia has not enacted statewide ADU preemption legislation (unlike California's AB 671, Oregon's HB 2001, or Idaho's §67-6511A), so localities retain authority to impose owner-occupancy. Documentation typically required at compliance review: homestead exemption status, driver's license address, voter registration, and utility bills tying the owner to the property. Short-term absences (sabbatical, military deployment, medical care) do not normally trigger violation. HOAs and condominium associations may impose additional owner-occupancy requirements through their declarations under Va. Code §55.1-1800 (Property Owners' Association Act) and §55.1-1900 (Condominium Act).