Overview: Are Short-Term Rentals Allowed in Bristol, VA?

Yes. Short-term rentals are permitted in Bristol, Virginia. The City Code Enforcement Office explicitly references “short and long-term rentals” within its enforcement mandate. However, as of the current public record, Bristol has not enacted city-specific short-term rental regulations. In September 2021, City staff recommended developing an STR ordinance due to the growth of platforms like Airbnb and Vrbo; to date, no adopted ordinance is in place. As a result, Bristol STRs operate under Virginia state rules, general zoning, and business licensing/tax frameworks. Investors should monitor Community Development and Planning updates for any future city-specific permitting, zoning, or operational rules.

How to Start a Short-Term Rental Business in Bristol, VA

Because Bristol does not currently regulate STRs separately, the operational pathway follows state-level guidance and standard city business processes:

1. Confirm property zoning compliance with Bristol’s Zoning Ordinance.
   • The use “Bed and Breakfast” appears as a special use permit in several districts (R-2, R-3, B-1, B-3). If you intend to operate an STR as a lodging use, verify whether your zoning district allows “Bed and Breakfast” or whether a Special Use Permit is required. If not permitted, consider operating as a standard residential rental (30+ days) or seek zoning relief.
2. Obtain a Bristol Business License (Commissioner of the Revenue) prior to collecting transient occupancy taxes and to legally operate the business. Licenses are typically issued annually.
3. Register with the Virginia Department of Taxation for state-level tax obligations (sales tax and lodging tax). Airbnb/Vrbo platforms generally collect and remit state sales tax and local lodging taxes when you provide the required registration and tax information; you are still responsible for compliance and accurate filings.
4. Comply with the Virginia Uniform Statewide Building Code (USBC) safety standards:
   • Provide and maintain smoke detectors, carbon monoxide detectors, and at least one fire extinguisher.
   • Ensure emergency egress and conform to life-safety requirements appropriate to the dwelling type.
5. Schedule required inspections where applicable (e.g., life safety/fire inspections) as recommended or required by local authorities and the building code.
6. Maintain liability insurance appropriate to short-term rental activities (commonly $1,000,000 or more), even if not mandated by the city; this reduces risk exposure and is required by most platforms and insurers.
7. Prepare required documentation for licensing and taxation, and be ready to submit floor plans, occupancy information, and safety equipment details when requested.

Required Documents, Permits, Licenses, and Guidelines

In the absence of city-specific STR permits, compliance centers on these state and local requirements:

• State definition of short-term rental (STR): renting a room or space suitable for occupancy for fewer than 30 consecutive days in exchange for charge (Code of Virginia).
• Zoning verification: confirm your property’s district permits the lodging use, or apply for a Special Use Permit where “Bed and Breakfast” is listed (R-2, R-3, B-1, B-3).
• Bristol Business License: annual license from the Commissioner of the Revenue (see contact below).
• Virginia Department of Taxation registration for state sales tax and lodging tax collection/remittance.
• Safety compliance (USBC):
  • Smoke detectors; carbon monoxide detectors; fire extinguisher(s).
  • Emergency egress compliance; annual inspection may be advisable for liability reduction.
• Liability insurance: short-term rental policy with liability coverage (commonly $1,000,000+), as required by platforms and prudent risk management.
• Documentation:
  • Driver’s license; Federal EIN; SSN or ITIN.
  • Proof of ownership or lease; property information (address, structure, bedrooms).
  • Floor plan (including room uses, occupancy limits, emergency egress routes); parking plan if applicable.
  • Safety equipment schedule (detectors, extinguisher locations).
  • Proof of fee payments (license, inspection fees).
• Taxes:
  • Virginia Sales Tax: 6%.
  • Local/Regional Transient Occupancy Tax (TOT): rates vary in Virginia; many jurisdictions apply an additional percentage plus a per-room/night fee. Confirm the rate with the Bristol Commissioner of the Revenue or city finance office (not specified in provided materials).
  • Income taxes and property taxes apply at applicable federal, state, and local rates.

Note: If Bristol adopts an STR ordinance in the future, additional permits, inspections, signage rules, occupancy caps, or hosting disclosures may be required. Always verify current requirements.

Specific Regulations: Bristol, Virginia; Virginia

Bristol, Virginia (City-Level):

• No dedicated STR ordinance currently in force; the city has identified a need to regulate STRs and is in a preliminary ordinance development phase (Planning Commission agenda, Sept. 20, 2021).
• Code Enforcement addresses short and long-term rentals as part of its broader property maintenance and public nuisance responsibilities.
• Zoning:
  • “Bed and Breakfast” is allowed by Special Use Permit in certain districts (R-2, R-3, B-1, B-3).
  • Other zoning districts should be reviewed to confirm whether lodging uses are permitted by right, by special use, or prohibited.
• As a result, current STR operators should default to state-level rules, business licensing, safety compliance, and tax obligations.

Virginia (State-Level):

• Virginia does not have a comprehensive statewide STR statute. STRs are governed primarily by local ordinances and general state law.
• Definition of STR: rental of a room or space for fewer than 30 consecutive days for compensation (Code of Virginia).
• Tax obligations:
  • Sales Tax: 6%.
  • Local/Regional Transient Occupancy Taxes: rates and structures vary by locality; confirm applicable rate with city authorities.
• Building and life-safety standards are governed by the Virginia Uniform Statewide Building Code.

Implications for investors:

• Bristol’s permissive environment under state law provides operational freedom but requires diligent compliance with zoning, licensing, and safety codes.
• Monitor Bristol Community Development and Planning for formal STR ordinance developments that could introduce permits, inspections, occupancy limits, advertising standards, or local TOT adjustments.

Contact Information

• Code Enforcement / Property Maintenance (general inquiries, zoning/land use compliance):
  • Physical Address: 300 Lee Street Suite 112, Bristol, VA 24201
  • Phone: (276) 645-7361
  • Office Hours: Monday–Friday, 8:00 a.m.–5:00 p.m.
  • Property Maintenance Official: Josh Slagle — Email: josh.slagle@bristolva.org
• Community Development and Planning (zoning, permits, future STR ordinance):
  • Director: Jay Detrick — Email: jdetrick@bristolva.org — Phone: (276) 645-3784
• City of Bristol, Virginia
  • Phone: (276) 645-7300

Source Pages

• City of Bristol Code Enforcement/Property Maintenance:
  • www.bristolva.gov/604/Code-EnforcementProperty-Maintenance
• Bristol Zoning Ordinance (effective Jan. 1, 2021):
  • www.bristolva.gov/DocumentCenter/View/5322/Zoning-Ordinance
• Bristol Planning Commission Agenda (Sept. 20, 2021) — STR ordinance development:
  • d2kbkoa27fdvtw.cloudfront.net/bristolva/e59540af3717e94068d898526e4863260.pdf
• Virginia STR Laws (state overview, taxes, licensing approach):
  • www.gosummer.com/post/virginia-short-term-rental-laws

Disclaimer: Regulations evolve. Before operating, confirm current requirements with Code Enforcement, Community Development and Planning, and the Virginia Department of Taxation. If Bristol enacts an STR ordinance, follow the updated permitting, safety, and operational rules.