Amherst, VA vacation rental requirements

Know who pays the tax

When a platform like Airbnb books the stay, it collects and pays the state sales tax and the local lodging tax for you. If guests pay you directly, register with Virginia Tax for sales tax and with your county or city for the transient occupancy tax.Source

Register a business with Virginia Tax →

Register with your locality if it has a registry

Many counties and cities require short-term rental hosts to register every year. Registration is a simple filing (your name, each address, and the owner’s permission if you lease the home), but listing an unregistered rental can cost up to $500 per violation.Source

Check your zoning

Counties and cities keep their power to decide where short-term rentals are allowed and whether you need a zoning or use permit. HOA and condo rules still apply on top. Pick your area for the local rules.Source

Check whether you need a special exception

In A-1, R-1, and V-1, a rental is allowed by right only if the home has a single driveway onto a state-maintained road and is at least 500 feet from the nearest dwelling (and, in R-1 and V-1, the adjoining owners are notified). Otherwise, and in R-2 and R-3, apply for a special exception; the notice is posted on the property before the hearing.Source

Get a site plan approved

Before the county issues the building and zoning permit, submit a site plan with a maintenance schedule for approval by the Planning Commission or the zoning administrator. Mark the property boundaries or guest areas clearly.Source

Meet the operating rules

Keep guests to two adults per bedroom, park all guest cars in the driveway or a parking area (never along the road) and boats and trailers on the lot, and have the septic pumped or inspected every three years.Source

Taxes on each stay

Stays under 90 days owe 5.3% sales tax, and stays under 30 days also owe the local transient occupancy tax. Airbnb collects both on its bookings. If guests pay you directly, file sales tax with Virginia Tax. Amherst County’s lodging tax is 5%. For direct bookings, ask the Commissioner of the Revenue how to register and file.Source

Taxes on each stay

Stays under 90 days owe 5.3% sales tax, and stays under 30 days also owe the local transient occupancy tax. Airbnb collects both on its bookings. If guests pay you directly, file sales tax with Virginia Tax. The Town of Amherst reports a 5% transient occupancy tax. For direct bookings, ask the town how to file it and whether the county’s 5% also applies inside town limits.Source

Ask about zoning

Ask the Town of Amherst whether zoning allows a short-term rental at your address, and whether you need to register or get a business license. Check your HOA rules too.