ADU Rules in Richmond, Virginia

Richmond is Virginia's state capital and an independent city of approximately 230,000 residents. As an independent city, Richmond is completely separate from Henrico and Chesterfield Counties, which surround it, and manages all local government functions — including zoning, building permits, and planning — independently. The city sits on the James River, which defines much of its southern and western geography, and is characterized by a grid of 19th-century neighborhoods ranging from dense urban rowhouse blocks to post-war single-family suburbs. Richmond has been revitalizing rapidly, with a nationally recognized restaurant and arts scene, and there is strong demand for housing — including ADUs — in walkable neighborhoods.

Virginia statewide ADU law status

Virginia has no enacted statewide ADU preemption. SB 304 of 2024 would have required ADUs by-right but was deferred to the Virginia Housing Commission. Va. Code § 15.2-2292.1 governs only temporary family health-care structures, not general ADUs. ADU rules are set by local zoning ordinance — contact the local planning department.

Richmond Local Zoning for ADUs

Richmond's zoning ordinance (the Unified Development Code) divides residential land into districts including R-1 through R-7 and others, ranging from very low-density single-family to medium-density multi-family. ADUs are permitted in single-family districts with typical standards including:

• Maximum size: Generally limited to 1,200 square feet; an interior ADU (basement or accessory structure conversion) may have different standards than a new detached unit
• Unit count: One ADU per single-family or duplex lot
• Setbacks: Detached ADUs in the rear yard must generally meet the district's rear and side setbacks; Richmond has explored reduced setbacks to facilitate ADU construction
• Height: Detached ADUs are typically limited to one story or 16 feet; may be two stories if a garage conversion with existing height
• Lot coverage: Must not exceed the district maximum
• Utilities: ADUs must connect to city water and sewer where available; Richmond's older neighborhoods generally have full utility access

Contact the Richmond Department of Planning and Development Review at (804) 646-6304 or visit rva.gov/planning-development-review for the current ordinance language and any recent amendments.

Historic Districts and Architectural Review

Richmond has an unusually rich collection of historic neighborhoods. Several are locally designated historic districts, meaning any exterior modification — including adding a detached ADU — requires review by the Commission of Architectural Review (CAR):

• Fan District — One of the largest intact Victorian neighborhoods in the US
• Church Hill — Pre-Civil War neighborhood overlooking the James River
• Jackson Ward — Historic African American cultural district; National Historic Landmark District
• Oregon Hill — Dense rowhouse neighborhood adjacent to the James River
• Carver and others

For ADUs in these neighborhoods, the CAR generally evaluates mass, scale, materials, and compatibility with the historic streetscape. Detached ADUs in rear yards are typically easier to approve since they are not visible from the primary street. The review process adds time but does not prevent ADUs where they meet the historic compatibility standards.

Richmond also contains numerous National Register Historic Districts — these do not impose local design controls but may affect eligibility for federal and state historic tax credits.

James River Flood Zones

The James River creates significant flood risk for portions of Richmond. Low-lying areas including Shockoe Bottom, parts of Manchester, the Fulton corridor, and areas near Belle Isle are in FEMA Special Flood Hazard Areas. Richmond has experienced catastrophic flooding events from tropical storms (notably Hurricane Agnes in 1972 and multiple subsequent events). New construction — including ADUs — in flood zones must meet Base Flood Elevation requirements. Check your FEMA flood zone designation at msc.fema.gov.

Richmond has invested in floodwall infrastructure, but the floodwall does not protect all vulnerable areas, and its protection is limited in extreme events. Basements and below-grade spaces in flood-prone areas are particularly risky for habitable ADU use.

Permitting Process

1. Confirm zoning district — Use Richmond's online GIS portal or contact the Planning Department
2. Check historic overlay — Determine if your property is in a locally designated historic district requiring CAR review
3. Flood zone check — Verify FEMA flood zone and BFE if near the James River
4. Pre-application meeting — Richmond Department of Planning and Development Review, (804) 646-6304
5. Building permit application — Submit construction documents to the Department of Public Works, Building Permits
6. CAR review (if in historic district) — Submit separately; allow additional time
7. Inspections and Certificate of Occupancy — Required before occupancy

Contact Information

• Richmond Planning and Development Review: (804) 646-6304 | rva.gov/planning-development-review
• Building Permits: (804) 646-1000
• Commission of Architectural Review: rva.gov/commission-architectural-review
• Municipal Code: library.municode.com/va/richmond/codes/code_of_ordinances

Disclaimer: This guide provides general information only and is not legal or planning advice. Zoning regulations, historic district boundaries, and flood maps change over time. Always verify current requirements directly with the City of Richmond and review the official municipal code before making any development decisions.