Accessory Structures in Virginia Beach, VA (2026)
9 verified accessory structures rules for Virginia Beach, Virginia, sourced directly from the municipal code and official government pages.
Verified from official government sources
ADU Rules
Virginia Beach permits accessory dwelling units (ADUs) in limited residential districts subject to lot size, owner-occupancy, and conditional use permit requirements. AICUZ accident potential zones around NAS Oceana restrict or prohibit new residential units, which materially limits ADU siting in the southern and western portions of the city.
ADU Rules in Virginia Beach
Heavy RestrictionsADU Permits
Virginia Beach permits accessory dwelling units through the City Zoning Ordinance Sections 102 (definitions) and 401 (use regulations), generally requiring a Conditional Use Permit or compliance with specific district rules. Virginia has no statewide ADU preemption — Va. Code §15.2-2280 grants broad municipal zoning authority. ADUs typically require an existing principal dwelling, owner occupancy, and lot size minimums.
Virginia Beach ADU Permits (Zoning Ordinance + Va. Code §15.2-2280)
Some RestrictionsADU Impact Fees
Virginia Beach does not charge general residential impact fees on ADUs because Virginia state law strictly limits municipal impact-fee authority. Costs are limited to Permits and Inspections building permit fees, Public Utilities water/sewer connection fees, and Hampton Roads Sanitation District (HRSD) facility charges. Cash proffers may apply only in connection with rezoning.
Virginia Beach ADU Impact Fees (Limited - VA Restricts Impact-Fee Authority)
Few RestrictionsADU Owner Occupancy
Virginia Beach typically requires the property owner to reside in either the principal dwelling or the ADU as their primary residence. The owner-occupancy requirement is a standard condition of Conditional Use Permits for ADUs and is enforced through deed restrictions recorded with the Virginia Beach Circuit Court Clerk before the certificate of occupancy is issued.
Virginia Beach ADU Owner-Occupancy (Required Under CZO)
Some RestrictionsADU Rental Restrictions
ADUs in Virginia Beach can be rented long-term subject to Virginia Residential Landlord and Tenant Act (Va. Code §55.1-1200 et seq.). Short-term rentals are heavily regulated under the City's Short-Term Rental Overlay Districts — only specific areas (Sandbridge, Oceanfront Resort, North End) permit STRs as-of-right; elsewhere, a Conditional Use Permit is required, and STRs are also subject to the 8% transient occupancy tax.
Virginia Beach ADU Rental Restrictions (STR Overlay Districts + State Rules)
Heavy RestrictionsShed Rules
Sheds 256 square feet or smaller in Virginia Beach do not require a building permit but must meet zoning setbacks and HOA architectural rules. Anything larger requires a permit and engineered anchoring for coastal wind loads. Sheds cannot be used as dwellings and must match rear/side yard placement rules.
Shed Rules in Virginia Beach
Some RestrictionsGarage Conversions
Converting a garage to living space in Virginia Beach requires a building permit, zoning compliance review, and replacement parking if the district has off-street parking minimums. Conversions to a rental unit are effectively ADUs and trigger conditional use review. AICUZ overlays may prohibit creating new dwelling space near NAS Oceana.
Garage Conversion Rules in Virginia Beach
Some RestrictionsCarport Rules
Carports in Virginia Beach require a building permit regardless of size because they are roofed structures with wind-load exposure. Placement must meet front, side, and rear setbacks, and attached carports are treated as building additions. HOAs widely prohibit freestanding metal carports in suburban neighborhoods.
Carport Rules in Virginia Beach
Some RestrictionsTiny Homes
Tiny homes on foundations are allowed in Virginia Beach if they meet the Virginia USBC minimum standards including egress, ceiling heights, and sanitation. Tiny homes on wheels are classified as recreational vehicles and cannot be used as permanent dwellings outside a licensed RV park. AICUZ overlays further restrict new small dwellings near NAS Oceana.