Alexandria City, VA Short-Term Rentals: Occupancy Limits (2026)

Effective September 1, 2025, Ordinance No. 5575 establishes uniform occupancy limits for all permitted short-term residential rentals in Alexandria. The ordinance caps occupancy at a maximum of six (6) guests per rental unit and limits density to no more than two (2) guests per bedroom, whichever is lower. A two-bedroom STR is therefore capped at four guests; a four-bedroom STR remains capped at six guests under the unit-wide ceiling. The Department of Planning & Zoning enforces these limits through the permit program, and abutting property owners receive notice of the maximum occupancy as part of the application's certified-mail neighbor notification requirement. Operators (or a designated property manager) must be reachable by phone 24/7 and must respond within one hour to quality-of-life complaints, including occupancy violations, large gatherings, parties, and noise complaints. Virginia Code §15.2-2280 grants localities general zoning authority, and Virginia has no statewide STR preemption that would override Alexandria's per-unit cap. Hosts should also note that Alexandria's separate noise ordinance (City Code Title 11) applies independently, and that exceeding occupancy at single-family detached or rowhouse units may also implicate the Virginia Statewide Building Code (USBC, 13VAC5-63, adopting IRC 2018) bedroom egress and life-safety provisions.