Roanoke, VA Short-Term Rentals: Short-Term Rental Permits (2026)

Roanoke defines a short-term rental as an accommodation for transient guests where, in exchange for compensation, a dwelling is provided for lodging for less than thirty (30) days. Section 36.2-405 is the supplemental regulation that applies to bed and breakfast, homestay, and short-term rental establishments permitted by the zoning chapter as of right or by special exception. The July 2026 amendment (Ord. No. 43434) leaves the section with printed standards only for bed and breakfasts and homestays.

Where you can operate depends on the use tables. The residential use table in Section 36.2-311 prints S, special exception, for homestay in each of its eight columns (RA, R-12, R-7, R-5, R-3, RM-1, RM-2 and RMF). The multiple purpose use table in Section 36.2-315 prints P, permitted by right, for both short-term rental and homestay in eight district columns.

A homestay is a portion of a dwelling unit offered for overnight stays that does not meet the bed and breakfast definition. The homestay standards cap it at two guest bedrooms and four total guests, allow only one homestay per property, limit rentals to daily or weekly stays not exceeding thirty (30) days, and require the owner to occupy the property during guest stays. A bed and breakfast in a residential district sits on a lot with one dwelling building, the owner must live there, no more than six guest sleeping rooms and twelve guests are allowed, and stays cannot exceed fourteen (14) days. In the MX and CN districts the owner or an on-site manager must reside on the property and the establishment can have up to ten bedrooms used exclusively for rent.

The permit steps come from Chapter 36.2. A change of use requires a zoning permit from the Zoning Administrator under Section 36.2-522. Where a special exception is required, Section 36.2-560 sends the application to the Board of Zoning Appeals for a public hearing, with the applicant paying for the legal advertisement.