Richmond Code Refresh Explained

What’s Actually Changing... and What’s Still Just a Draft?

If you’ve spent any time on Richmond neighborhood Facebook groups lately, you’ve probably seen the words Code Refresh, rezoning, density, ADUs, or even “they’re ruining single-family neighborhoods.”

So let’s clear something up first.

As of May 4, 2026, Richmond’s Code Refresh is not law yet.

The City of Richmond is in the middle of a citywide zoning rewrite called Code Refresh, and while the proposed changes are significant, the city is still publicly presenting the current version as Draft Two. Additional sections are still expected in Draft Three, and while officials have said a final version could reach City Council later in 2026, no final adopted ordinance appears in the public record we reviewed as of today.

That matters.

Because right now, there’s a lot of speculation...and not nearly enough clarity.

And if you own property in Richmond, or hope to someday, this could affect you.

Why Richmond Homeowners Should Care

Richmond’s zoning ordinance has not had a major citywide rewrite since 1976. That means much of the code shaping what can be built today was written before most Richmonders had ever heard of remote work, tiny homes, accessory apartments, or walkable mixed-use neighborhoods.

The new Code Refresh is part of Mayor Danny Avula’s broader housing strategy, designed to help Richmond create more housing options, support neighborhood growth, and modernize development standards.

If adopted, this rewrite could eventually affect:

• Detached-home lots
• Accessory dwellings and backyard cottages
• Neighborhood retail possibilities
• Redevelopment opportunities along major corridors
• Lot splits and infill construction
• Parking requirements for new projects

In other words...this isn’t just builder talk.

This could affect regular homeowners too.

What’s Already Law vs. What’s Still Proposed

Here’s where a lot of confusion starts.

Some changes people are talking about are already adopted, while others are still part of the draft process.

What Draft Two Seems to Be Doing

One of the biggest surprises in Draft Two?

It’s not simply “more density everywhere.”

In fact, the city appears to have responded to public feedback by making several changes focused on neighborhood compatibility, including:

• Lower lot coverage for new homes
• More contextual setbacks and building heights
• Stronger transition rules where mixed-use buildings meet residential blocks
• Upper-floor step-backs on taller buildings
• Limited opportunities for small neighborhood-serving businesses like markets or cafés in certain locations and intersections.

So yes, there’s more flexibility being proposed.

But there’s also more emphasis on preserving neighborhood scale and character.

What Could This Mean in Different Parts of Richmond?

Rather than promise “your neighborhood is changing,” here’s the safer way to think about it:

1. Older Detached-Home Neighborhoods

Areas with narrow lots or older subdivision patterns may see the biggest questions around lot width, setbacks, and whether additional units could eventually fit.

Think places where lot dimensions vary block by block.

Not every lot will suddenly become a development opportunity.

Lot size still matters.

2. Old and Historic Districts

If your property falls in one of Richmond’s Old and Historic districts, architectural review through the Commission of Architectural Review still matters.

Even if zoning becomes more flexible, design approvals may still be required before exterior changes or new structures move forward.

3. Major Corridors and Neighborhood Nodes

Places along larger commercial corridors, transit streets, or neighborhood nodes may see the biggest potential for mixed-use redevelopment.

That’s where walkability, small-scale retail, apartments over shops, and redevelopment conversations are likely to matter most, not necessarily on quiet interior residential streets.

Will Richmond Suddenly Be Full of Duplexes and Tiny Homes?

Probably not.

A lot of the public debate has centered on:

• Density
• Neighborhood character
• Parking
• Affordability
• Traffic

But the city’s own economic and development scenario analysis suggests that change in detached-home neighborhoods would likely be gradual, not instant or dramatic.

Translation?

Even if zoning changes, not every homeowner suddenly becomes a developer.

And not every block suddenly changes overnight.

Real estate tends to move slower than social media.

What Should Homeowners Do Right Now?

Before assuming your property suddenly gained new rights...or lost them...

Do these three things:

1. Check your current zoning

Look at what your property is zoned for today.

2. Compare it to Draft Two

See how the city might map your parcel if the draft moves forward.

3. Check historic overlays

If your property is in an Old and Historic district, design restrictions may still apply regardless of zoning changes.

Final Thought

Richmond’s Code Refresh could create some fascinating opportunities over the next few years:

A backyard cottage for aging parents.
A rental unit for extra income.
A detached office or studio space.
A builder buying oversized lots.
A homeowner splitting off part of a parcel for cash.

But we’re not there yet.

And in real estate, making decisions based on rumors is expensive.

Curious what this could mean for your property?

Send us your address, and we’ll help you compare your current zoning, Draft Two zoning, and the most likely next questions to ask before you make a renovation, selling, or buying decision.