Arlington County Zoning Ordinance: A Practical Guide for Residential Landlords (2025)

By Brad Winkelmann
Owner, Arlington Abodes Realty & Property Management,  RE/MAX Allegiance

If you own a rental property in Arlington, Virginia, zoning law directly affects how you lease, how many tenants you can house, and what your property can become over time. Yet the Arlington County Zoning Ordinance (ACZO) remains one of the most misunderstood aspects of local property ownership.

This guide is written specifically for residential landlords and investors who want clear, current, and practical information—without planning jargon or speculation.

What is the Arlington County Zoning Ordinance?

 The Arlington County Zoning Ordinance regulates how property may be used, occupied, developed, and rented. It determines allowable residential uses, occupancy limits, accessory dwelling units (ADUs), parking requirements, and whether short-term rentals are permitted.

Why Zoning Matters for Arlington Landlords

Zoning affects far more than construction. For rental property owners, it determines:

• Whether your rental use is legal
• How many people may live in the home
• Whether a basement or ADU can be rented
• Whether short-term rentals are allowed
• Long-term redevelopment or investment potential

Most zoning violations in Arlington involve otherwise well-maintained single-family homes being rented in ways that do not comply with use or occupancy rules.

Understanding Arlington’s Residential Zoning Categories

Single-Family Zoning Districts (R-5, R-6, R-8, R-10, R-20)

Common in neighborhoods such as:

• Lyon Village
• Westover
• Arlington Forest
• Aurora Highlands
• Country Club Hills

Key characteristics:

• One principal dwelling unit
• Strict occupancy and use standards
• ADUs allowed only with permits and conditions
• Group or room-by-room rentals are heavily regulated

These are the zones where landlords most often assume something is allowed when it is not.

Multi-Family & Mixed Residential Zoning (RA, R-C, R-M)

Common in:

• Ballston
• Clarendon
• Rosslyn
• Crystal City
• Pentagon City

These districts allow higher density and multiple units but are still governed by:

• Density limits
• Parking ratios
• Site plan conditions
• Certificate of Occupancy requirements

Even in multi-family zones, use must match the zoning approval—not just the building layout.

Occupancy Limits: One of the Biggest Compliance Risks

A frequent landlord question is:

How many people can legally live in my Arlington rental?

In most single-family zoning districts:

• A family, or
• Up to four unrelated individuals

Exceeding occupancy limits—even unintentionally—can trigger enforcement, especially in neighborhoods near Metro corridors where shared housing is common.

Accessory Dwelling Units (ADUs) and Basement Apartments

ADUs are allowed in Arlington only if zoning and building code requirements are met. This includes:

• Proper zoning eligibility
• Permits and inspections
• Size and configuration limits
• Parking requirements
• Owner-occupancy conditions in many cases

Unpermitted basement apartments remain one of the most common zoning violations we see, particularly in North Arlington neighborhoods with older housing stock.

Short-Term Rentals and “Accessory Homestays”

Arlington zoning treats short-term rentals as a regulated accessory use, not a standard investment strategy.

Key points:

• Typically requires owner occupancy
• Registration and approval are mandatory
• Whole-home short-term rentals are generally not allowed for investment properties

For most landlords, traditional long-term leasing remains the only compliant option.

Missing Middle / Expanded Housing Options (EHO): What Landlords Need to Know

Arlington’s Expanded Housing Options (often called “Missing Middle”) policy has been one of the most discussed zoning topics in recent years.

• The County Board adopted EHO to allow more housing types in traditionally single-family zones
• The ordinance has been subject to litigation
• As of December 23, 2025, the legal status remains complex and subject to ongoing court proceedings

Important: Landlords should not assume they may add units or change use based on EHO without confirmed county approvals. Zoning rights are property-specific, not theoretical.

How Zoning Impacts Property Value and ROI

Zoning affects:

• Rental income potential
• Future redevelopment options
• Buyer demand
• Appraisal outcomes
• Financing considerations

Experienced Arlington investors evaluate zoning before acquisition, not after tenants are in place.

Best Practices for Arlington Landlords

• Confirm zoning classification before leasing
• Structure leases to comply with occupancy rules
• Avoid informal or unpermitted conversions
• Keep permits and Certificates of Occupancy current
• Monitor zoning and policy updates annually

These steps reduce risk and protect long-term value.

How Arlington Abodes Helps

At Arlington Abodes Property Management, zoning awareness is built into our process:

• Pre-leasing zoning review
• Occupancy-compliant tenant placement
• ADU and use-case guidance
• Risk mitigation before issues arise

Our goal is to protect your investment—not react after a violation occurs.

Legal Disclaimer

This article is provided for general informational purposes only and does not constitute legal advice. Zoning interpretations and enforcement may vary based on property-specific conditions and ongoing ordinance amendments. Landlords should consult Arlington County zoning officials, licensed professionals, or legal counsel before making decisions related to zoning compliance or property use.

Frequently Asked Questions (FAQ)

Is Arlington zoning enforced?
Yes. Enforcement is active and often complaint-driven.

Can I rent my single-family home to more than four unrelated tenants?
Generally no, unless specific zoning approvals apply.

Are basement apartments legal in Arlington?
Only if permitted, inspected, and compliant with zoning and building codes.

Can landlords use Airbnb in Arlington?
Most investment properties do not qualify for short-term rental use.

Does Missing Middle zoning automatically apply to my property?
No. Applicability depends on final legal outcomes and property-specific approvals.

Final Thoughts

Zoning is not just a planning issue—it’s a core risk-management and investment issue for Arlington landlords. Understanding the Arlington County Zoning Ordinance helps you lease confidently, avoid violations, and make smarter long-term decisions.

If you own a rental property in Arlington and want zoning-aware guidance, Arlington Abodes Property Management is here to help.

Your property. Our priority.

Click To Paste