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

Vienna short-term rental occupancy limits are derived from the Virginia Uniform Statewide Building Code (USBC) residential occupancy standards and local zoning code provisions on dwelling density. The standard rule is two adult overnight guests per legal bedroom, with children under a specified age (often 12 or under) not counted against the adult limit. An absolute ceiling applies regardless of bedroom count — typically 8 to 10 guests total — to prevent large parties and group events in residential neighborhoods. Only rooms meeting USBC bedroom requirements (window egress, minimum square footage, ceiling height, closet access) count toward occupancy calculations. Converted basements, dens, offices, lofts, and living rooms do not qualify as bedrooms for STR occupancy purposes. Hosts must post a maximum occupancy placard visible to guests upon arrival, along with emergency contact information, fire exit locations, and local responsible party contact. Parties, weddings, receptions, commercial filming, and similar events exceeding the overnight occupancy limit are generally prohibited in Vienna STRs. Repeated occupancy violations or nuisance complaints may result in permit revocation, civil penalties, and in some cases loss of the right to operate an STR at the property for a defined period. Violations of occupancy standards may also violate Fairfax County health regulations if they constitute overcrowding.