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

Yes, short-term rentals are explicitly allowed in Dulles, Virginia (Loudoun County), provided operators comply with the county's comprehensive regulatory framework. Loudoun County defines short-term residential rentals (STRRs) as properties rented for fewer than 30 consecutive days for dwelling, sleeping, or lodging purposes.

The county has established a structured permitting and registration system for STR operations, with specific zoning categories, annual registration requirements, and tax obligations. While Dulles is an unincorporated community within Loudoun County, operators must adhere to county-level regulations unless their property falls within an incorporated town's boundaries.

How to Start a Short-Term Rental Business in This Market

Step-by-Step Process

1. Determine Zoning Compliance

   • Contact the Department of Planning & Zoning at 703-777-0246 or dpz@loudoun.gov
   • Zoning Administration will determine whether a Zoning Permit is needed
   • Understand which STR category applies to your property:
     • STR-RA (Short-Term Rental-Residential Accessory): Accessory use to principal or accessory dwelling unit
     • STR-CWH (Short-Term Rental-Commercial Whole House): Principal use in single-family detached dwelling or accessory dwelling unit used solely as STR

2. Obtain Zoning Permit

   • All STRs require a zoning permit
   • Two application types available under current zoning ordinance and 1972 ordinance (primarily Countryside area)
   • STR-CWH permissions vary by zoning district (may require Special Exception or Minor Special Exception)

3. Complete Annual Registration

   • Register annually by July 1st at loudoun.gov/ShortTermRentals
   • Registration is free and available online
   • No registration required if property qualifies for exemptions
   • Violations result in $500 fine per incident

4. Address Health and Safety Requirements

   • Contact Health Department at 703-777-0234 or health@loudoun.gov if offering food service
   • Properties meeting bed and breakfast definition require tourist lodging permit
   • Ensure compliance with safety regulations (smoke detectors, carbon monoxide detectors, fire extinguishers)

5. Establish Tax Compliance

   • Contact Commissioner of Revenue at 703-777-0260 or btcor@loudoun.gov
   • Register business with Commissioner for annual reporting
   • Report equipment annually for business personal property tax assessment
   • Begin monthly transient occupancy tax collection and remittance

6. Review Additional Restrictions

   • Check homeowners association or condo association regulations
   • Verify incorporated town regulations if property falls within town boundaries
   • Confirm insurance coverage includes STR operations

Required Documents, Permits, Licenses, and Guidelines

Permits and Licenses

• Zoning Permit: Required for all STR operations
• Tourist Lodging Permit: Required if offering food service (bed and breakfast classification)
• Business License: Through Commissioner of Revenue for business operations
• Special Exception/Minor Special Exception: May be required for STR-CWH depending on zoning district

Registration Requirements

• Annual STR Registration: Free online registration by July 1st
• Business Registration: Annual reporting with Commissioner of Revenue
• Equipment Reporting: Annual business personal property tax assessment

Compliance Documents

• Zoning Application: For STR permit approval
• Health Department Approval: If applicable for food service
• HOA/Town Documentation: Verification of compliance with additional restrictions
• Insurance Documentation: Proof of adequate coverage

Tax Filing Requirements

• Transient Occupancy Tax: Monthly filing and remittance
• Business License Tax: Annual filing
• Personal Property Tax: Annual equipment reporting

Specific Regulations for Short-Term Rentals in Loudoun County

Zoning Categories and Requirements

STR-RA (Short-Term Rental-Residential Accessory)

• Accessory use to principal or accessory dwelling unit
• Maximum rental period: 180 calendar days per year
• Requires one additional parking space beyond residential requirement
• Zoning Administrator may administratively modify parking requirements in certain situations

STR-CWH (Short-Term Rental-Commercial Whole House)

• Principal use in single-family detached dwelling or accessory dwelling unit
• Used solely as STR operation
• Zoning district determines permissions: permitted by-right or requires Special Exception/Minor Special Exception
• Requires one additional parking space beyond residential requirement

Parking Requirements

• Both STR-RA and STR-CWH require one parking space in addition to residential use requirements
• Zoning Administrator authorized to administratively modify required parking spaces in specific situations

Rental Period Limitations

• STR-RA: Maximum 180 calendar days per year
• STR-CWH: No specific day limitation identified in provided materials
• All STRs: Stays must be fewer than 30 consecutive days

Tax Obligations

• Transient Occupancy Tax: 8% of total customer payment (excluding taxes)
• Remitted monthly to county
• STR accommodation intermediaries (Airbnb, VRBO) responsible for collection and remittance
• Business License Tax: Annual filing required
• Personal Property Tax: Annual equipment reporting

Compliance and Enforcement

• County focuses on STR requirements during inspections
• Responds to zoning violation complaints
• Issues subject to enforcement if affecting public safety, health, or welfare
• No grandfathering clause for existing properties
• County approval does not supersede HOA or private covenant restrictions

Exemptions from Registration

• Real estate professionals licensed by Virginia Real Estate Board
• Property owners represented by licensed real estate professionals
• Persons registered under Virginia Real Estate Time-Share Act
• Persons licensed/registered with Virginia Department of Health for lodging provision
• Persons licensed/registered with Loudoun County for real estate rental/management

Additional Considerations

• No minimum lot-size or setback requirements for STR uses
• Incorporated towns may have additional or different regulations
• Homeowners associations may prohibit or restrict STR operations
• Properties offering food service must contact Health Department for bed and breakfast determination

Contact Information for Local Authority

Loudoun County Government

• Mailing Address: P.O. Box 7000, Leesburg, VA 20177
• Government Center Location: 1 Harrison St. SE, Leesburg, VA 20175
• Phone: 703-777-0100

Department of Planning & Zoning

• Phone: 703-777-0246
• Email: dpz@loudoun.gov
• Website: loudoun.gov/ShortTermRentals

Health Department

• Phone: 703-777-0234
• Email: health@loudoun.gov

Commissioner of Revenue

• Phone: 703-777-0260
• Email: btcor@loudoun.gov

General Information

• Website: loudoun.gov/ShortTermRentals
• Registration Portal: loudoun.gov/ShortTermRentals

Source Links

1. Loudoun County Short-Term Rental Regulations Announcement (September 2025)
2. Loudoun County STR Regulations Adoption (April 2023)
3. Short-Term Residential Rentals Fact Sheet (2018)
4. Loudoun County STR Work Plan Announcement (November 2017)

Important Note: While Dulles is located in Loudoun County, some sources mention Ashburn STR requirements including special exception permits and 7% TOT rates. These appear inconsistent with official Loudoun County documentation stating 8% TOT and varying permit requirements based on zoning district. Investors should verify current requirements with the Department of Planning & Zoning before making investment decisions.