ADU Pass
Redwood
ADU Pass helps homeowners in Redwood, No County, Virginia navigate the permit paperwork for building an accessory dwelling unit. This area covers 1 ZIP code.
Map
ADU details
ADU legality: allowed-with-restrictions
Franklin County allows accessory family dwellings with conditions; detached ADUs typically pass through the special-use-permit path. SB531 will preempt the SUP requirement at 2027-07-01. Many Redwood-area parcels carry Smith Mountain Lake shoreline-development restrictions managed jointly with Appalachian Power Company under the FERC license.
Cost scenarios
Permitting process
Viability (permitted uses)
- Long-term rental: with-restrictions Permitted in A-1 / R-1 subject to standard accessory-use conditions; non-family-member long-term rental of a detached unit typically routes through SUP today, with SB531 by-right relief arriving 2027-07-01.
- Short-term rental: with-restrictions Smith Mountain Lake is a regional vacation-rental market; Franklin County regulates STRs and a transient occupancy tax applies.
- Office rental: unclear Office use typically requires rezoning or SUP in residential and agricultural districts.
- Home office: with-restrictions Home occupations permitted under standard county conditions with limits on customer traffic.
- Studio / workshop: yes Personal studio use is a normal accessory use in A-1 / R-1.
- Agriculture: yes Franklin County A-1 is broadly agricultural; livestock and accessory farm structures are routine in this district.
- Relative support: yes Family-occupancy ADU is the canonical use case supported by the county's accessory-family-dwelling provision.
Contacts
Utilities
- Water: Private well (Redwood is outside the Franklin County public water service area)
- Sewer: Private septic (Virginia Department of Health regulated)
- Electric: Appalachian Power Company (AEP)
- Gas: No piped natural gas in northern Franklin County; propane only
Property values & taxes
Construction timeline
Modular pathway Virginia Industrialized Building Safety Law (IBSL)
Redwood is accessed via Smith Mountain Lake Parkway (VA-122) / US-220; modular delivery is feasible via main routes but final approach roads near the lake shoreline have steep grades.
Insurance impact
Lakefront / shoreline-adjacent parcels typically carry flood insurance and elevated dwelling-coverage premiums relative to inland Franklin County parcels.
HOA prevalence & preemption
Smith Mountain Lake-area subdivisions commonly have HOAs with shoreline-architectural-review covenants. Non-subdivided rural parcels in northern Franklin typically have no HOA.
Regulatory overlays (2)
- other
Project boundary parcels around Smith Mountain Lake are subject to AEP's FERC-approved shoreline management plan governing docks, vegetation, fill, and shoreline-adjacent construction. Confirm whether parcel is within the SML project boundary at the AEP shoreline office. - flood-zone
Stream- and lake-adjacent parcels in northern Franklin County are in FEMA AE Special Flood Hazard Areas; finished-floor elevation requirements apply within the regulated floodplain.
Technical envelope (climate & building code)
Climate & energy code
Building code
Legal history (timeline)
Current ordinance: Franklin County Zoning Ordinance
- 2026-01-01 — Virginia SB531 - grandfather date for pre-existing local ADU ordinances (state-law)
Localities with ADU ordinances adopted before January 1, 2026 are grandfathered from SB531's by-right mandate.
Effect: Franklin County's accessory-dwelling provisions, if adopted before this date, would be grandfathered. - 2026-04-14 — Virginia SB531 enacted - statewide by-right ADU mandate (state-law)
SB531 establishes a statewide by-right ADU requirement, $500 permit-fee cap, and pre-emption of restrictive local rules; effective July 1, 2027.
Effect: Will override Franklin County's SUP requirement for detached ADUs in A-1 / R-1 districts at the effective date.
Known issues (2)
- policy-review — Virginia SB531 (effective 2027-07-01) will override Franklin County's SUP requirement for detached ADUs in A-1 / R-1 districts, subject to January 1, 2026 grandfather. (source)
- other — AEP's Smith Mountain Lake shoreline management plan can prohibit accessory dwellings near the project boundary even where county zoning would allow them; verify boundary status before site planning. (source)
County: no attribution (synthetic bucket)
No county
This city sits in the state's "no county" bucket — its ADU rules derive directly from state law and city ordinance without a county intermediary. No county-level sections apply.
Virginia state — ADU law and programs
State ADU law
Virginia has NOT enacted a statewide ADU preemption law. Virginia is a Dillon Rule state — localities possess only those powers expressly granted by the General Assembly — and the statutes granting zoning authority (Va. Code § 15.2-2280 et seq.) leave ADU regulation to local ordinances. ADU permission, setbacks, parking, size, and owner-occupancy rules therefore vary by county, independent city, and town. Virginia is unique in that it has 38 independent cities that function as counties (neither in nor subordinate to the surrounding county), meaning 'the county' for any given Virginia property may be an independent city rather than a true county. Several ADU preemption bills have been introduced in recent General Assembly sessions (2022 through 2025) without enactment; none have advanced past committee as of the Assembly's 2026 regular session adjournment.
State financing programs
Virginia does not operate an ADU-specific statewide loan, grant, or forgivable-loan program. Virginia Housing (formerly the Virginia Housing Development Authority, VHDA — rebranded 2020) administers general first-time-homebuyer, down-payment-assistance (DPA), mortgage-credit-certificate, and rehabilitation products that can be applied to ADU-adjacent purchases or improvements when eligibility criteria are met, but none target ADU construction as a distinct product. The Virginia Department of Housing and Community Development (DHCD) administers federal HOME and CDBG pass-through funds that local jurisdictions can direct toward ADU-adjacent rehab, but there is no state-level ADU-dedicated line item. Federally available products (FHA 203(k), Fannie Mae HomeReady and HomeStyle Renovation, Freddie Mac CHOICERenovation) remain the primary ADU financing path for Virginia homeowners.
State housing programs
Virginia does not run a state-level pre-approved-ADU-plan catalog, statewide impact-fee-waiver statute for ADUs, or streamlined-review mandate. State-level programs that touch ADU-adjacent policy are coordinated primarily through the Department of Housing and Community Development (DHCD) and Virginia Housing, and act by funding or assisting local jurisdictions rather than by preemption. Local ADU activity — Arlington County's Accessory Dwellings program (detached ADUs permitted since 2008, liberalized 2020), Alexandria's accessory-dwelling ordinance, Fairfax County's accessory-living-unit program, and Charlottesville's 2021 zoning-code changes — is authorized under the localities' Va. Code § 15.2-2280 zoning authority, not by state mandate.
- DHCD Community Development Block Grant (CDBG) Program — Federal CDBG funds administered by DHCD to eligible non-entitlement Virginia localities for community-revitalization, housing-rehab, and infrastructure projects. Not ADU-specific. Participating localities can direct CDBG funds toward housing-rehab projects where local policy supports ADUs.
- DHCD HOME Investment Partnerships Program — Federal HOME funds administered by DHCD to Virginia participating jurisdictions and non-profits for affordable-housing acquisition, rehab, and new construction. Not ADU-specific; can be directed to ADU-adjacent rehab at local discretion.
- Virginia Housing Commission — Permanent advisory commission of the General Assembly that studies housing-policy questions and recommends legislation. Has periodically studied ADU preemption and missing-middle housing without recommending statewide enactment as of 2026-04-21.
- Local ADU ordinances under Va. Code § 15.2-2280 authority — Not a state program — listed here because Virginia ADU policy is executed entirely at the locality level under the § 15.2-2280 zoning grant. A homeowner seeking to build an ADU consults the zoning ordinance of the specific county, city, or town where the parcel is located.
Federal (United States) — ADU-relevant rules and programs
Federal ADU law
The United States has no federal statute that directly regulates accessory dwelling unit entitlement or design. Land-use authority over ADUs resides with states and local governments under the traditional police power. Federal engagement is limited to financing (Fannie/Freddie/FHA/VA/USDA), flood insurance (FEMA/NFIP), and discretionary housing programs (HUD), which are recorded in sibling sections of this file.
Federal financing programs
Federal housing-finance agencies and GSEs set nationwide underwriting rules that govern whether an ADU can be financed, appraised, and counted toward mortgage qualifying income. The relevant actors are Fannie Mae, Freddie Mac, FHA (HUD), VA, and USDA Rural Development.
Federal tax credits
There is no ADU-specific federal tax credit. ADUs may incidentally qualify for existing federal energy-efficiency and clean-energy tax credits when the ADU construction includes qualifying measures.
Federal housing programs
HUD administers several discretionary programs that can fund ADU-related activity at the grantee's election, but none is an ADU-specific program.
ZIP Code
- 24146
Post Office
- 3450 Old Franklin Tpke, 24146