Bull Run Home Business: Home Occupation Permits Rules (2026)

Under Fairfax County's 2021 zMOD zoning reforms (Article 4 of the Zoning Ordinance), home-based businesses fall into two tiers. Type 1 (No-Impact) home businesses are allowed by-right with no County registration or fee — they involve only the residents, no non-resident employees, no client visits, no outdoor activity, no signage, no external evidence, and occupy no more than 25% of the dwelling floor area. Most telework, online selling, freelance writing, and professional consulting fall here. Type 2 home businesses require a Home Occupation Permit and approval from the Zoning Administration Division (ZAD). Type 2 allows: one non-resident employee (two in some zones), up to 4 client visits per day (by appointment), limited commercial vehicle parking, and limited delivery activity. Prohibited uses in any tier include auto repair, animal boarding/grooming for more than 3 animals, adult entertainment, manufacturing, equipment/vehicle storage yards, retail walk-in business, and anything creating noise, odor, smoke, vibration, or traffic beyond normal residential use. No exterior signage or display of merchandise is allowed. Parking for clients must be off-street. Storage of hazardous materials beyond household quantities is prohibited. Home day care is regulated separately under Virginia Department of Education and local zoning. Short-term rental operation requires a separate STR registration. Business license (BPOL tax) is required regardless of Type through the Department of Tax Administration. Violations are civil penalties and potential Special Exception revocation; criminal violations up to Class 1 misdemeanor.