Virginia's New ADU Law: What It Means for Harrisonburg

This post is shared for informational purposes. It summarizes Virginia SB 531 (Chapter 895, Acts of Assembly 2026) and its implications for Harrisonburg. Residents are encouraged to review the source legislation and City of Harrisonburg planning documents directly.

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Virginia enacted a significant statewide accessory dwelling unit (ADU) law in 2026. SB 531 (Chapter 895) was approved by the Governor on April 13, 2026, and takes effect July 1, 2027.

An accessory dwelling unit is a smaller, secondary housing unit on the same lot as a primary residence — sometimes called a garage apartment, in-law suite, backyard cottage, or carriage house. ADUs are widely recognized as one tool for expanding housing options and affordability in established neighborhoods without large-scale redevelopment.

What the new Virginia ADU law does

Beginning July 1, 2027:

• ADUs must generally be allowed as a permitted accessory use in single-family residential zoning districts statewide.
• A locality must issue an ADU permit when an application meets the statutory requirements — localities cannot simply deny compliant applications.
• The ADU permit fee can be no more than $500, though other standard building, inspection, site, or permit fees may still apply.
• Localities generally cannot impose more restrictive setbacks, lot-size or coverage rules, height rules, or frontage requirements than the new law allows.
• Localities cannot require that ADU occupants be related to the occupants of the primary dwelling.
• An ADU generally cannot be separately subdivided or sold apart from the primary dwelling.

What localities can still regulate

The new law preserves significant local authority. Localities can still regulate:

• Building and zoning codes
• Septic, sewer, and water requirements
• Flood zones and stormwater management
• Emergency access
• Historic districts
• Parking in certain circumstances
• Owner-occupancy requirements at the time of application
• ADU size, subject to minimum allowances set by the statute

An important exception

The law includes a significant carve-out: a locality that adopted an ADU ordinance before January 1, 2026 is not subject to this statewide mandate. That means the exact rules in effect for any given property depend on whether the local jurisdiction already had an ADU ordinance in place before that date.

For Harrisonburg residents, a City of Harrisonburg legislative document has noted the new state ADU requirements and the July 1, 2027 effective date, along with the pre-2026 ordinance exemption. Residents with questions about how the new law applies to a specific property should contact the City's Planning and Zoning office directly.

Why housing policy matters for Harrisonburg

Harrisonburg is a growing city with a diverse population, a large university, and a housing market that affects residents across a wide range of incomes. Expanding housing options — including ADUs — is one strategy that can help meet demand in established neighborhoods, support multigenerational households, and create additional rental housing without requiring large new developments.

The 2045 Vision Plan, Harrisonburg's long-range community planning document, addresses housing affordability and choice as a core priority. State legislation like SB 531 shapes the tools available to the City as it works toward those goals.

Sources

• Virginia SB 531 — Virginia Legislative Information System
• City of Harrisonburg — Legislative Document on ADU Requirements
• Harrisonburg 2045 Vision Plan — City of Harrisonburg