Virginia Military Air Installation (AICUZ) Noise and Accident Zone Disclosure

The Short Answer

In localities with a military air installation, Virginia requires sellers to disclose whether the home sits in a noise zone or an accident potential zone shown on the locality's official zoning map. It's a one-page form the owner completes. In Hampton Roads, it comes up most in Virginia Beach and Chesapeake because of NAS Oceana and Naval Auxiliary Landing Field Fentress (near Fentress in southern Chesapeake), and in parts of Norfolk near Chambers Field.

This guide is part of my series on the documents you'll sign buying or selling a home in Virginia, which walks through the main forms in the order they show up.

What the Form Says

Noise zones are shown as day-night average sound levels (DNL): under 65 decibels, 65 to 70, 70 to 75, and over 75.

Accident potential zones are shown as none, APZ-2, APZ-1 or the Clear Zone. The Clear Zone is closest to the runway end; APZ-1 and APZ-2 extend farther out.

The form also notes two things buyers should take seriously: the zones are averages, so a single flyover can be much louder than the zone number suggests, and the zones can change over time.

Where It Fits

The seller completes it before or at listing, and the purchase agreement references it for Norfolk, Virginia Beach and Chesapeake. Buyers should get it with the Residential Property Disclosure Statement before writing an offer. The listing's MLS entry also includes noise and accident zone fields; see what goes into an MLS listing.

Why It Matters in Hampton Roads

Jet noise is part of daily life in large parts of Virginia Beach and southern Chesapeake. Some buyers barely notice it; others find it hard to live with. Zones can also affect what can be built or added on a lot, and some buyers and insurers ask about them. My guide to where to live near NAS Oceana walks through how the zones shape neighborhood choices.

My advice to buyers is simple: visit the house during flight operations, at different times of day, before you commit.

If the Disclosure Is Wrong or Missing

If the owner doesn't disclose or misstates the zone, the buyer may sue for actual damages, except for properties in zones under 65 dB. As a seller, check the locality's official map, not just a neighbor's memory or an old listing. I help sellers pull the right map before we list.

What People Commonly Misunderstand

"Under 65 means no noise." It means the average is below that level. You may still hear aircraft clearly.

"It's the same as the airport noise item on the state disclosure." That item covers public airports. This is a separate, military-specific disclosure.

Frequently Asked Questions

Which Hampton Roads cities does this affect? It applies to localities with military air installations, which includes Virginia Beach, Chesapeake and Norfolk.

Can zones change after I buy? Yes. The form notes that zones can be updated.

What's DNL? A 24-hour average sound level that weights nighttime noise more heavily.

Next Steps

Whether you're buying near Oceana or selling a home in a noise zone, reach out to me and I'll help you understand exactly where the property sits.

This article is general information about how these documents commonly work in Virginia, not legal advice. Forms are updated from time to time and every transaction is different, so read the version you're actually given and talk with a Virginia real estate attorney about legal questions.