Houseguests

 Rooms for Rent

A recent story on Richmondbizsense.com about Goochland’s own Dover Hall adding room rental by the night (richmondbizsense.com/2018/07/25/castle-goochland-makes-room-bb-venture/) highlights the need for lodging venues in the county.

The “castle” charges regal rates, ranging from $295 to $695 per night, to stay in one of its ten sumptuous rooms. Less expensive options—the venerable Alley’s Motel on Broad Street Road seems to be out of business—are lacking. If it ever stops raining, a new hotel will sprout opposite Wawa, offering more short term lodging options for Goochland.

Some folks question why Goochland needs a hotel at all. It would be nice if we could capture some of the revenue, and transient occupancy tax, that now goes to Henrico. Visitors to the county attending soccer tournaments at Striker Park that draw crowds from all over the Commonwealth and horse shows now probably stay at hotels in Short Pump. The planned hotel will also complement the rehabilitation hospital under construction nearby.

In May, as part of  the total overhaul of county zoning ordinances, the Board of Supervisors removed “rental of rooms to tourists” from the list of approved home occupations and charged staff with taking a comprehensive look at short term rentals known as “transient occupancy uses” in county laws.

As services like Vacation Rental by Owner (VRBO) and Airbnb bring the “sharing economy” close to home, Goochland needs updated rules in place for renting rooms to overnight visitors to our county. The revised ordinance expands the ability to do this to all zoning districts. In the past, it was permitted only in areas zoned A-1 and A-2.

A few property owners have already completed the conditional use process to qualify as bed and breakfast sites. Another received  approval of a CUP for property on Sheppardtown Road just after the new ordinance was approved approved by the supervisors at their July 3 meeting. The Department of Community Development enforces zoning violations, which are complaint driven.

The new ordinance looks at short term rentals—for 30 days or less— by type of use and zoning district. Hotels, defined as providing short term lodging for more than eleven people, are subject to much higher development standards.

For property zoned A-1 and A-2, hosted short term rentals— renting a room in your home while you are there—and bed-and breakfast lodging, essentially the same thing, are permitted by right. Unhosted short term rentals, where the property owner is not present, or hotels, require a conditional use permit.

The new ordinance makes all other zoning categories eligible for short term rental, but with a CUP. Homeowners association covenants regarding short term rentals take precedence over the ordinance. The CUP process provides a mechanism to alert neighbors about the potential of short term rentals in their area and let them weigh in with concerns.

The county’s transient occupancy tax—two percent of the lodging fee—applies to these uses. A business license is also required. Three ordinance violations  disqualify a property from operating as a short term rental operation.

All of these activities require adherence to certain development standards, including adequate sewage capacity, functional smoke and carbon monoxide detectors, and retention of a residential appearance of the dwelling. In no circumstance may the total number of people in the subject dwelling exceed ten, including permanent residents.  There shall be no outdoor music after 11 p.m. Renters shall not hunt or discharge firearms on the property. Hunting preserves, which offer lodging may apply for a CUP to allow this.

The dwelling must be the primary residence of the owner and the site must be registered annually with the county Department of Community Development. Salespersons an brokers licensed by the Real Estate Board, properties registered under the Virginia Real Estate Time Share Act, and tourist establishments regulated by the Virginia Department of Health for Lodging and  are exempt from the registration requirement. There is no registration fee and the county anticipates that it may be done online by the January 1 deadline.

Renting rooms to visitors is a good way for people to supplement their income and help showcase the county.