Are there rental limits in Reston?

The 60-night cap is strictly enforced and counts both hosted and unhosted stays.

What should Reston hosts know about reston association and individual cluster?

Reston Association and individual cluster HOAs have their own enforcement power and can ban STRs even if the county issues you a permit.

What should Reston hosts know about accessory dwelling units (basement apartments/cottages)?

Accessory Dwelling Units (basement apartments/cottages) are strictly prohibited for use as short-term lodging.

What are the key requirements for Reston hosts?

You must provide a dedicated off-street parking space for your guests.

Reston

Prohibited

VirginiaUpdated Mar 21, 2026

Gold-standard verification1% sourced

Cross-referenced against 0 official sources — municipal codes, planning-department pages, and government registries.

Verified Feb 12, 2026Sources 0

Summary

Plain-english overview

Short-term rentals (Short-Term Lodging) are permitted in Reston/Fairfax County for primary residents with a required permit and a 60-night annual limit.

Restriction level

Severity 100

Classification

Prohibited

100

Severity

Why this classification

Primary residence required
Owner-occupied required
Strict night cap: 60 nights/year
Standard permit fee: $200
Limited to 1 property per owner
Permit required
Reporting required
Safety standards required
Tenants can host

In plain English

What this means for you

Homeowners and tenants (with owner consent) in Reston can rent out their primary residence for up to 60 nights a year. You must obtain a $200 permit from Fairfax County, provide at least one off-street parking space, and adhere to a maximum occupancy of 6 adult guests.

At a glance

Key numbers

Permit requiredYes

Night limit60/year

Primary residenceRequired

Total tax rate0.1%

Permit fee$200

Processing time2-4 weeks

Max fine$3,000

4 things hosts often miss

Common compliance gaps

1The 60-night cap is strictly enforced and counts both hosted and unhosted stays.
2Reston Association and individual cluster HOAs have their own enforcement power and can ban STRs even if the county issues you a permit.
3Accessory Dwelling Units (basement apartments/cottages) are strictly prohibited for use as short-term lodging.
4You must provide a dedicated off-street parking space for your guests.

Regulation details

Sourced from official code

Eligibility9 rules

Reston limits hosts to a maximum of 1 STR properties per owner.
Reston: Properties with affordable housing restrictions or subsidies cannot be used for short-term rentals.
Reston requires that the property be the host's primary residence. Primary residence is defined as: The dwelling must be the operator's primary residence, defined as living there for at least 185 days per calendar year.

Requirements11 rules

Reston: Tenants CAN host STRs but must get written landlord approval first. Keep documentation.

Application process7 rules

Reston STR permit - Step 4: Register for Taxes and BPOL. Register with the Department of Tax Administration. If your gross receipts exceed $10,000, you must also apply for a Business, Professional and Occupational License (BPOL). Required documents: STL Permit, Estimated gross receipts. Time: 1-2 weeks.

Fees & costs1 rule

Reston charges a registration fee of $200 (biennial).

Taxes2 rules

Reston charges a Transient Occupancy Tax of 0.07%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO generally collect and remit the 7% TOT and state sales tax, but operators must still file monthly zero-tax returns if platforms don't cover everything.
Virginia has a state sales tax of 0.06% that applies to STR rentals.

Limits & restrictions7 rules

Reston limits STRs to a maximum of 6 guests. Formula: Maximum of 6 adults per night
Reston limits stays to a maximum of 29 nights.
Reston enforces quiet hours: 10pm-7am.
Reston limits STRs to 60 nights per year. This applies to all rentals.
Reston occupancy calculation: Maximum of 6 adults per night. Count your bedrooms to determine your max guest limit.

Safety requirements1 rule

Reston requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Interconnected smoke detectors, Exit plan posted in each sleeping room, At least one off-street parking space provided for guests.

Penalties2 rules

Reston: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.
Reston enforces the following penalties for STR violations: First offense: $200 fine. Second offense: $500-1000 fine. Third offense: Permit revocation. Daily fine: $200 per day. Maximum fine: 3000. Permit may be revoked for violations.

Exemptions2 rules

Reston exempts the following from STR regulations: long-term rentals (30+ days), extended stays, Hotels, Motels, Bed and Breakfasts with Special Exception approval.
Reston: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).

How to get permitted

Step-by-step guide for Reston

0/4

steps completed

Step 1

Verify Primary Residency and HOA Rules

Ensure you live in the home at least 185 days a year. If in Reston, check Reston Association or your specific cluster/condo HOA covenants as many prohibit STRs regardless of county law.

1-2 daysFree

Official resource

Step 2

Prepare Safety and Floor Plans

Create a dimensioned floor plan of the dwelling and ensure smoke detectors, CO detectors, and fire extinguishers are installed and interconnected.

1 week$50

Documents needed

Floor plan
Photos of safety equipment

Step 3

Apply for Fairfax County STL Permit

Submit the Short-Term Lodging permit application through the PLUS (Planning and Land Use System) portal.

2-4 weeks$200

Documents needed

Proof of residence
Owner consent (if tenant)
Affidavit of compliance

Official resource

Step 4

Register for Taxes and BPOL

Register with the Department of Tax Administration. If your gross receipts exceed $10,000, you must also apply for a Business, Professional and Occupational License (BPOL).

1-2 weeksFree

Documents needed

STL Permit
Estimated gross receipts

Official resource

Frequently asked questions

4 answered

Disclaimer

Regulatory information is AI-researched from public city/county codes for educational purposes. Details may be outdated or incomplete. Always verify requirements directly with your city/county planning department before operating a short-term rental.

Researched & verified by Learn STR at GoStudioM

Reston

Prohibited

VirginiaUpdated Mar 21, 2026

Gold-standard verification1% sourced

Cross-referenced against 0 official sources — municipal codes, planning-department pages, and government registries.

Verified Feb 12, 2026Sources 0

Summary

Plain-english overview

Short-term rentals (Short-Term Lodging) are permitted in Reston/Fairfax County for primary residents with a required permit and a 60-night annual limit.

Restriction level

Severity 100

Classification

Prohibited

100

Severity

Why this classification

Primary residence required
Owner-occupied required
Strict night cap: 60 nights/year
Standard permit fee: $200
Limited to 1 property per owner
Permit required
Reporting required
Safety standards required
Tenants can host

In plain English

What this means for you

At a glance

Key numbers

Permit requiredYes

Night limit60/year

Primary residenceRequired

Total tax rate0.1%

Permit fee$200

Processing time2-4 weeks

Max fine$3,000

4 things hosts often miss

Common compliance gaps

1The 60-night cap is strictly enforced and counts both hosted and unhosted stays.
2Reston Association and individual cluster HOAs have their own enforcement power and can ban STRs even if the county issues you a permit.
3Accessory Dwelling Units (basement apartments/cottages) are strictly prohibited for use as short-term lodging.
4You must provide a dedicated off-street parking space for your guests.

Regulation details

Sourced from official code

Eligibility9 rules

Reston limits hosts to a maximum of 1 STR properties per owner.
Reston: Properties with affordable housing restrictions or subsidies cannot be used for short-term rentals.
Reston requires that the property be the host's primary residence. Primary residence is defined as: The dwelling must be the operator's primary residence, defined as living there for at least 185 days per calendar year.

Requirements11 rules

Reston: Tenants CAN host STRs but must get written landlord approval first. Keep documentation.

Application process7 rules

Reston STR permit - Step 4: Register for Taxes and BPOL. Register with the Department of Tax Administration. If your gross receipts exceed $10,000, you must also apply for a Business, Professional and Occupational License (BPOL). Required documents: STL Permit, Estimated gross receipts. Time: 1-2 weeks.

Fees & costs1 rule

Reston charges a registration fee of $200 (biennial).

Taxes2 rules

Reston charges a Transient Occupancy Tax of 0.07%. This applies to stays under 30 days. Platforms like Airbnb collect and remit this tax. Note: Airbnb and VRBO generally collect and remit the 7% TOT and state sales tax, but operators must still file monthly zero-tax returns if platforms don't cover everything.
Virginia has a state sales tax of 0.06% that applies to STR rentals.

Limits & restrictions7 rules

Reston limits STRs to a maximum of 6 guests. Formula: Maximum of 6 adults per night
Reston limits stays to a maximum of 29 nights.
Reston enforces quiet hours: 10pm-7am.
Reston limits STRs to 60 nights per year. This applies to all rentals.
Reston occupancy calculation: Maximum of 6 adults per night. Count your bedrooms to determine your max guest limit.

Safety requirements1 rule

Reston requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Interconnected smoke detectors, Exit plan posted in each sleeping room, At least one off-street parking space provided for guests.

Penalties2 rules

Reston: Repeated violations can result in permanent permit revocation. You would lose the ability to operate any STR.
Reston enforces the following penalties for STR violations: First offense: $200 fine. Second offense: $500-1000 fine. Third offense: Permit revocation. Daily fine: $200 per day. Maximum fine: 3000. Permit may be revoked for violations.

Exemptions2 rules

Reston exempts the following from STR regulations: long-term rentals (30+ days), extended stays, Hotels, Motels, Bed and Breakfasts with Special Exception approval.
Reston: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).

How to get permitted

Step-by-step guide for Reston

0/4

steps completed

Step 1

Verify Primary Residency and HOA Rules

Ensure you live in the home at least 185 days a year. If in Reston, check Reston Association or your specific cluster/condo HOA covenants as many prohibit STRs regardless of county law.

1-2 daysFree

Official resource

Step 2

Prepare Safety and Floor Plans

Create a dimensioned floor plan of the dwelling and ensure smoke detectors, CO detectors, and fire extinguishers are installed and interconnected.

1 week$50

Documents needed

Floor plan
Photos of safety equipment

Step 3

Apply for Fairfax County STL Permit

Submit the Short-Term Lodging permit application through the PLUS (Planning and Land Use System) portal.

2-4 weeks$200

Documents needed

Proof of residence
Owner consent (if tenant)
Affidavit of compliance

Official resource

Step 4

Register for Taxes and BPOL

Register with the Department of Tax Administration. If your gross receipts exceed $10,000, you must also apply for a Business, Professional and Occupational License (BPOL).

1-2 weeksFree

Documents needed

STL Permit
Estimated gross receipts

Official resource

Frequently asked questions

4 answered

Disclaimer

Researched & verified by Learn STR at GoStudioM

Summary

Restriction level

Why this classification

In plain English

At a glance

4 things hosts often miss

Regulation details

How to get permitted

Verify Primary Residency and HOA Rules

Prepare Safety and Floor Plans

Apply for Fairfax County STL Permit

Register for Taxes and BPOL

Frequently asked questions

1Do I need a permit for short-term rentals in Reston?

2What is the TOT tax rate in Reston?

3Are there rental night limits in Reston?

4What are the penalties for non-compliance in Reston?

Disclaimer

Summary

Restriction level

Why this classification

In plain English

At a glance

4 things hosts often miss

Regulation details

How to get permitted

Verify Primary Residency and HOA Rules

Prepare Safety and Floor Plans

Apply for Fairfax County STL Permit

Register for Taxes and BPOL

Frequently asked questions

1Do I need a permit for short-term rentals in Reston?

2What is the TOT tax rate in Reston?

3Are there rental night limits in Reston?

4What are the penalties for non-compliance in Reston?

Disclaimer