Thinking about adding a guest house or in‑law suite to your French Hill property? An accessory dwelling unit can create space for family, generate rental income, and boost long‑term value. The rules in Powhatan are clear, but they are specific, especially around size, septic, and owner occupancy. Below, you will learn what counts as an ADU, where it is allowed, which permits you need, and how to move forward with confidence. Let’s dive in.
What counts as an ADU in Powhatan
Powhatan recognizes two ADU types: accessory apartments located inside or attached to the main home, and detached ADUs such as a separate cottage or an apartment above a garage. These are permitted in several residential zoning districts when you meet county standards. For complete definitions and district details, review the county’s Accessory Dwelling Unit handout and confirm your parcel’s zoning with Planning staff. Powhatan’s ADU handout, Planning and Zoning contacts
Where ADUs are allowed in French Hill
ADU allowances depend on your lot’s zoning. Parcels in listed residential districts can add either an accessory apartment or a detached ADU as long as you meet the standards. Use the county GIS or contact Planning to verify your French Hill parcel’s zoning and any overlay constraints before you design. Planning and Zoning page with GIS viewer
Key rules that affect your design
- Owner occupancy: Either the main house or the ADU must be owner‑occupied. This prevents two fully independent rental units on one lot. ADU handout
- One ADU per lot: You can build one accessory apartment or one detached ADU per single‑family lot. ADU handout
- Size limits: Most ADUs can be up to 35% of the main home’s gross floor area. In the A‑10 district, a detached ADU may be up to 50%. ADU handout
- Parking: Provide at least one and no more than two additional off‑street spaces beyond what is required for the main home. ADU handout
- Setbacks and yards: A detached ADU cannot sit within required yards and must meet district setback rules. Plan to show this on a site plan. ADU handout
- Construction type: Detached ADUs are typically site‑built to the Virginia building code. Manufactured homes are allowed only in A‑10 with appearance standards. ADU handout
- Zoning status: Adding an ADU does not change your property type. The principal dwelling remains single‑family for intensity and dimensional standards. ADU handout
Permits and approvals
Building permit and codes
Any ADU construction or conversion requires a building permit. Powhatan enforces the 2021 Virginia Uniform Statewide Building Code, with plan review and inspections prior to a certificate of occupancy. Building Inspections
What to include with your plans
Typical submittals include a completed permit application, a site plan on your recorded plat, building and floor plans that show square footage for the home and the ADU, well and septic documentation if applicable, and an address request form. Trade permits for electrical, plumbing, mechanical, and gas are separate from the building permit. Residential Structure Permits, ADU handout
Land disturbance and inspections
If grading or driveways disturb land, the county may require an erosion and sediment control approval. Many smaller single‑family projects under one acre can use an Agreement in Lieu of a Plan, but larger disturbances need a permit. You must pass all inspections and receive a certificate of occupancy before anyone lives in the unit. Environmental Management, ADU handout
Wells, septic, and utilities
If your property is on public water or sewer, provide the needed service connection documents during permitting. For private well and septic, the local Virginia Department of Health office must certify capacity or issue permits for any upgrades before the county can issue your building permit. Many ADUs trigger a septic evaluation and, sometimes, a redesign by a licensed onsite soil evaluator. VDH onsite sewage and well program, ADU handout
Taxes, rentals, and addresses
Building an ADU usually increases assessed value. For parcel‑specific guidance on assessments and tax impacts, contact Real Estate Assessments or the Commissioner of the Revenue. If you plan short‑term rentals under 30 days, Powhatan levies a 5% transient occupancy tax and may require business registration and zoning checks. ADUs are often assigned a separate address during permitting. Real Estate Assessments, Transient Occupancy Tax overview, ADU handout
How to check your French Hill parcel
- Confirm zoning and overlays using the county GIS, then verify with Planning staff.
- Review setback requirements and any easements or floodplain that could affect placement.
- If on private well or septic, talk with the VDH local office about capacity and any needed upgrades.
- Ask Building Inspections about submittal items and timelines for your project scope.
Quick homeowner checklist
- Review the county ADU handout for size, parking, and owner‑occupancy rules.
- Verify zoning and yard setbacks on your recorded plat.
- Engage a designer or contractor to draft site and building plans.
- Gather well and septic permits or certification letters if applicable.
- Submit building and trade permits, then schedule inspections and obtain your certificate of occupancy before use.
Ready to plan your ADU?
An ADU can be a smart way to add flexibility and long‑term value to your French Hill home. If you want help weighing costs and resale value or finding the right contractor and design path, reach out for local guidance tailored to Powhatan. Connect with Susan Stynes to talk through your goals and next steps.
FAQs
Can I build a detached ADU on my French Hill lot?
- Possibly, if your zoning allows detached ADUs, you meet setback and size standards, and you follow owner‑occupancy and permit rules outlined by the county.
Do I have to live on the property if I add an ADU?
- Yes, Powhatan requires the owner to live in either the main home or the ADU, which prevents two separate absentee rentals on one lot.
How big can my ADU be in Powhatan?
- In most districts, up to 35% of the main home’s gross floor area; in A‑10, a detached ADU may be up to 50% of the main home’s size.
What permits do I need for an ADU?
- You need a building permit under the Virginia building code, separate trade permits for electrical, plumbing, mechanical, and gas, and a certificate of occupancy before use.
Will I need to upgrade my septic for an ADU?
- Possibly; the local health department must certify capacity or permit any required upgrades, and many projects need a soil evaluation and design.
How does Powhatan handle short‑term rentals in an ADU?
- Short‑term stays under 30 days are subject to a 5% transient occupancy tax and may require business and zoning checks with the county.
