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, VA Short-Term Rental Regulations & Permit Requireme…

Baseline Verification

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Verified: Feb 12, 2026

Summary

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

🚫

Prohibited

Score: 100 (lenient)

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

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

Permit Required

Yes

Night Limit

60/year

Primary Residence

Required

Total Tax Rate

0.1%

Permit Fee

$200

Processing Time

2-4 weeks

Max Fine

$3,000

4 Things Hosts Often Miss

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

Regulation Details

Eligibility(9)

•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.

Requirements(11)

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

Application Process(7)

•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 & Costs(1)

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

Taxes(2)

•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 & Restrictions(7)

•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 Requirements(1)

•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.

Penalties(2)

•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.

Exemptions(2)

•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).

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Disclaimer

Regulatory information is AI-researched 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.

Other Virginia Markets

Arlington

Virginia

Strict

Short-term rentals in Arlington, known as 'Accessory Homestays,' are permitted for primary residents who obtain an annual permit and business license.

Permit requiredPrimary residence

0.1% total tax

Harrisonburg

Virginia

Moderate

Harrisonburg requires a business license, zoning approval (sometimes requiring a Special Use Permit), and registration for the 7% transient occupancy tax.

Permit required

0.1% total tax

Cape Charles

Virginia

Moderate

Cape Charles requires all short-term rental operators to obtain both a town business license and a specific STR permit, subject to an annual $100 fee. The town enforces strict occupancy limits (2 per bedroom + 2) and requires a $1M liability insurance policy. Hosts must remit 4.7% in local Transient Occupancy Tax in addition to state sales taxes.

Permit required

0.1% total tax

Richmond

Virginia

Strict

The City of Richmond requires all short-term rental operators to reside in the property for at least 185 days a year and obtain a biennial permit. A 300 dollar fee is required every two years, and hosts must collect and remit an 8% Transient Lodging Tax.

Permit requiredPrimary residence

0.1% total tax

Reston

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Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

4 Things Hosts Often Miss

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Regulation Details

Eligibility(9)

Requirements(11)

Application Process(7)

Fees & Costs(1)

Taxes(2)

Limits & Restrictions(7)

Safety Requirements(1)

Penalties(2)

Exemptions(2)

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Step-by-Step Application Guide

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Frequently Asked Questions

Related Content

Other Virginia Markets

Arlington

Harrisonburg

Cape Charles

Richmond

Reston

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

4 Things Hosts Often Miss

Step-by-Step Application Guide

Upgrade to Pro

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?

Related Content

Other Virginia Markets

Arlington

Harrisonburg

Cape Charles

Richmond