Bedford, Virginia Short Term Rental Regulations Guide for Airbnb hosts

Are Short-Term Rentals Allowed in Bedford County, VA?

Yes, short-term rentals (STRs) are legal in Bedford County, Virginia, under specific regulations. In August 2023, the Bedford County Board of Supervisors approved a comprehensive ordinance to govern STRs, codifying their allowance and establishing rules for operation. This ordinance provides a legal framework for investors.

How to Start a Short-Term Rental Business in Bedford County

To launch an STR in Bedford County, follow this structured process:

Pre-Application Research:
- Confirm Zoning: Verify that your property is located in one of the approved zoning districts: AP, AR, AV, R-1, R-2, C1, C2, PCD, or PRD. This is a critical first step, as non-conforming properties cannot be used for STRs.
- Understand Exemptions: Determine if your property qualifies for any exemptions. Exemptions include properties operated by licensed real estate professionals, those under the Virginia Real Estate Time-Share Act, those licensed by the Department of Health, or properties owned and managed by licensed real estate professionals, hotels, motels, campgrounds, and bed and breakfast establishments. While exempt from registration, these operators are still subject to other sections of the ordinance and must submit a Management Plan License for approval.
Develop a Comprehensive Management Plan: This is a mandatory document that must be submitted with your application and is effective November 1, 2023. The plan must be posted in a visible location within the rental and provided to tenants in their contract. Your management plan must include:
- Property Details: A floor plan of the dwelling.
- Local Contact Information: A point of contact available to respond to complaints within 50 miles of the property.
- Operations Protocol: Information on garbage disposal, management of unruly tenants, and the number of permitted guests.
- Safety Measures: The location of fire extinguisher(s) and smoke detectors, and utility contact information.
- Marketing Compliance: A detailed advertisement plan that complies with the zoning permit and the number of bedrooms permitted by the Virginia Department of Health sewage disposal system permit (if applicable).
Submit Your Application:
- Apply for a Zoning Permit through the Citizen's Self-Service Portal for a "Short-Term Rental License." This is the primary requirement for non-exempt operators.
- Submit your Management Plan along with the application.
- Pay the required registration fee. (Note: The exact fee amount is not specified in the provided content).
Receive County Approval: Bedford County will review your application and management plan for conformance with the ordinance.
Annual Renewal: Your zoning permit is valid for one year from the date of issuance. You must renew your permit yearly in the same month it was originally issued to remain in compliance.

Required Documents, Permits, Licenses, and Guidelines

The following are mandatory for operating an STR in Bedford County:

Zoning Permit (Short-Term Rental License): Required annually for all non-exempt operators. This permit is obtained by applying for a zoning permit and is reviewed for conformance with the STR ordinance.
Management Plan: A detailed plan outlining the operation of the STR, as described above. This is required for both non-exempt and exempt operators (who must apply for a "Management Plan License").
Compliance with Safety Standards:
- A working, two-pound minimum, ABC-rated fire extinguisher must be located in a visible and readily accessible area (e.g., kitchen or hallway) within each dwelling unit.
- Working smoke detectors must be installed in each bedroom and one on each floor (including the basement) outside of any bedrooms.

Specific Regulations for Short-Term Rentals

The Bedford County ordinance outlines the following specific rules for STR operators:

Annual Registration: Operators must register yearly by applying for a zoning permit. Failure to register prior to use results in a $500 penalty fee.
Zoning Permits: All STR zoning permits are valid for one (1) year from issuance.
Zoning Districts: STRs are allowed on parcels in the AP, AR, AV, R-1, R-2, C1, C2, PCD, and PRD zoning districts.
Signage:
- R-1 and R-2 districts: One (1) non-illuminated sign, a maximum of two (2) square feet in area.
- AP, AR, and AV districts: One (1) non-illuminated sign, a maximum of sixteen (16) square feet in area.
Parking: All vehicles, boats, and trailers of tenants must be parked on the lot on which the dwelling unit is located. Parking on roads is strictly prohibited.
Property Appearance: There shall be no change in the outside appearance of the dwelling unit or premises.
Advertisement: Advertisements must strictly comply with the issued zoning permit and the number of bedrooms from the approved Virginia Department of Health sewage disposal system permit (if applicable).
Violations: Upon more than three (3) violations of any applicable state or local laws, the County shall prohibit the property from being registered and/or offered as an STR for a period determined by the zoning administrator, not to exceed two (2) years.
Inspections: Zoning Ordinance violations can be inspected to verify compliance with all applicable requirements.

Virginia State-Level Regulation: The Bedford County ordinance is enacted under the authority of Virginia Code § 15.2-983, which defines "short-term rental" and "operator" and provides localities the power to regulate such rentals.

Contact Information

For questions, applications, and more information about short-term rentals in Bedford County, contact the Planning & Zoning Department.

Planning & Zoning
Address: 122 E. Main Street Suite G-03, Bedford, VA 24523
Phone: (540) 586-7616
Website: Bedford County Short-Term Rentals Page
Citizen's Self-Service Portal: Link (For online permit applications and renewals)

Links to Source Pages

The information in this guide is sourced from the official Bedford County government website and local news reports covering the adoption of the ordinance.

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. It is recommended that all potential STR operators consult with the Bedford County Planning & Zoning Department or a legal professional to ensure full compliance with all applicable regulations.

What do Airbnb hosts actually earn in Bedford?

Bedford hosts earn a median $24,331/year with $150 ADR and 53% occupancy.

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Bedford is a small independent city in west-central Virginia, sharing its name and historic roots with surrounding Bedford County and serving as the county seat. With a population of roughly 6,000 residents, it has the relaxed, small-town feel typical of communities nestled in the foothills of the Blue Ridge Mountains. Bedford is best known as the home of the National D-Day Memorial, commemorating the community's heavy losses during the Normandy landings, and as a convenient base for exploring the Blue Ridge Parkway, the Peaks of Otter, and the larger Roanoke–Lynchburg region. It sits about 25 miles southeast of Roanoke and roughly the same distance west of Lynchburg, making it a quiet midpoint between the two larger cities.

The National D-Day Memorial sits in the heart of Bedford and is the town's signature attraction. The memorial honors the American soldiers who fought on June 6, 1944, paying particular tribute to the Bedford Boys, a group of National Guardsmen from the community who suffered one of the highest per-capita losses of any American town that day. The site includes bronze sculptures, a reflecting pool, and a plaza laid out in the form of the planning map for Operation Overlord, and it draws visitors year-round, with summer and early June (D-Day anniversary) being the busiest times.

Just a short drive north of Bedford, the Peaks of Otter area of the Blue Ridge Parkway offers some of the most photographed scenery in Virginia. The area features Sharp Top and Flat Top mountains, a lakeside trail, and the historic Peaks of Otter Lodge, all of which draw hikers, leaf-peepers in autumn, and families looking for an easy introduction to the Appalachian landscape. From downtown Bedford, the Peaks of Otter Visitor Center is roughly a 20- to 25-minute drive up the parkway.

To the east of Bedford, Thomas Jefferson's Poplar Forest offers a very different kind of outing. Located near Forest, Virginia, about a 20-minute drive from Bedford, this was Jefferson's private retreat, designed and built by the third president as a working plantation and architectural escape from Monticello. Guided tours of the octagonal-shaped home, the grounds, and the archaeological sites give visitors a quieter, more intimate look at Jefferson than the more famous Monticello experience.

A bit further afield, Smith Mountain Lake lies roughly 35 to 40 miles to the south, drawing boaters, anglers, and families to Virginia's largest reservoir outside of the Chesapeake Bay watershed. Closer to home, the Bedford Area Welcome Center and small local museums provide context on the town's railroad and Civil War history.

Bedford's combination of a walkable, history-rich downtown, its position along the Blue Ridge Parkway, and its proximity to mountains, lakes, and two mid-sized cities makes it a natural fit for travelers seeking a quieter Virginia base with a wide range of day-trip options within an hour's drive.