Charlotte County, VA - 2026 Building Permit Guide

Permit Authority

Charlotte County building permits and inspections for the unincorporated county and all incorporated towns of Charlotte Court House, Drakes Branch, Keysville, and Phenix. Property owners inside incorporated towns must obtain a town zoning permit before applying for a county building permit.

Department

Charlotte County Building Inspection / Building Official

Address

250 LeGrande Avenue, Suite A, Charlotte Court House, VA 23923

Phone

(434) 542-5404

Email

jhess@charlottecountyva.gov

Website

https://www.charlottecountyva.gov/departments/building_inspection.php

Application Process

1. Confirm zoning first. The county requires a zoning permit for most new construction, additions, pools, mobile/modular homes, telecom towers, and changes in use. If the property is inside an incorporated town (Charlotte Court House, Drakes Branch, Keysville, or Phenix), contact that town office first to obtain the required town zoning permit.
2. Gather supporting documents: an approved zoning permit if applicable, septic and/or well permit from the Health Department if a new septic system or well will be installed, building plans, contractor name/phone/license number, estimated job cost, and a plot plan showing lot dimensions, building location, and building dimensions.
3. Submit the building permit application to the county by email (jhess@charlottecountyva.gov) or in person at the county administration/building office at 250 LeGrande Avenue, Suite A, Charlotte Court House.
4. Pay applicable fees. The county publishes a building permit fee schedule; a 2 percent state surcharge applies to all building permit fees.
5. County review is conducted under the Virginia Uniform Statewide Building Code and local land-use requirements. If compliant, the permit is issued as soon as practicable; if not, the applicant is notified of the reasons for denial.
6. Post the permit on site and call for required inspections as work reaches required milestones.
7. Obtain final inspection approval and certificate of occupancy before occupying the structure.

Source: Charlotte County Building Inspection / Building Official

General Requirements

A building permit is required before constructing, enlarging, setting, altering, renovating, converting, or demolishing a structure; for structural repairs; for electrical, plumbing, HVAC, generator, or mechanical upgrades, installations, or modifications; and to restore power after a disconnect longer than 30 days.

Required Documents

• Completed building permit application
• Approved zoning permit (if applicable)
• Septic and/or well permit from the Health Department (if applicable)
• Building plans
• Contractor name, phone number, and license number
• Estimated job cost
• Plot plan showing lot dimensions, building location, and building dimensions
• Health Department permits (if applicable)
• Mechanics lien agent information for one-family and two-family dwellings (if designated)

Permit validity

The permit becomes null and void if work is not started within 6 months of issuance. The Virginia USBC allows revocation if work does not commence within 6 months or is suspended or abandoned for 6 months; written extensions are available. Detached single-family dwelling permits may also be subject to a 3-year completion limit.

Building code

Virginia Uniform Statewide Building Code (2021 Virginia Construction Code, effective January 18, 2024)

Owner-builder

Virginia law exempts a person who performs or supervises construction, removal, repair, or improvement of no more than one primary residence owned by that person for their own use during any 24-month period, but the owner must still comply with the Virginia USBC.

Contractor requirements

Before permit issuance, the applicant must provide proof of DPOR licensure/certification or a written statement that licensure is not required. The applicant must also demonstrate that local taxes or license fees required by the county, city, or town have been paid.

Fees

Minimum permit fee

$100 for residential/modular new construction; $150 for commercial or industrial new construction; $35 for renovations; $50 flat fee for mobile homes (singlewides)

Permit fee formula

Residential construction and modular homes: $0.15 per sq ft; Residential additions: $0.15 per sq ft; Church construction/additions: $0.12 per sq ft; Commercial or industrial construction/additions: $0.12 per sq ft; Renovations: $6.00 per $1,000 of cost; Demolition: $30 per building; Electric/plumbing/mechanical: $30 each; Private pools: $25; Public pools: $75; Underground storage tank removal: $35 per tank; Cell towers: 3% of cost including labor. A 2% state surcharge applies to all building permit fees.

Trade permit fee

$30 each for electric, plumbing, or mechanical permits

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

• Low-voltage work in limited cases as specified by the Virginia USBC
• One-story detached sheds, playhouses, and similar structures up to 256 square feet
• Certain small utility buildings
• Small tents
• Fences not used as pool barriers
• Concrete or masonry walls up to 6 feet in height
• Retaining walls supporting less than 3 feet of unbalanced fill
• Small pools not over 150 square feet and under 24 inches deep
• Flagpoles up to 30 feet in height
• Certain temporary ramps
• Ordinary repairs such as same-size window/door replacement, fixture replacement without system alteration, certain lighting/switch/receptacle replacements, certain non-gas/non-oil appliance replacement, certain roof/siding/decking replacement, floor finishes, cabinetry/trim, and paint/wallpaper

Important: Historic districts and special flood hazard areas can narrow these exemptions. Exempt from building permit does not mean exempt from zoning requirements. Confirm with Charlotte County Building Inspection before proceeding.

Inspections

How to Schedule

• (434) 542-5404 (phone)
• jhess@charlottecountyva.gov (email)

Scheduling deadline

The county asks for 24-hour notice when possible.

Typical inspection sequence: State minimum inspections include: footing, foundation, preparatory work before concrete placement, framing and structural members before concealment, MEP before concealment, energy conservation before concealment, and final inspection.

Third-party inspections are allowed under county policy if the county cannot perform the required inspection within 2 business days of request, or for unusual or special projects where timeliness is critical. Third-party inspection reports must be submitted within 2 business days.

Additional Resources

• Building code: Virginia Uniform Statewide Building Code (2021 Virginia Construction Code, effective January 18, 2024)
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• County Zoning Permit Application (PDF)
• County Zoning Ordinance (PDF)
• VDH Charlotte County (Septic/Well Permits)
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Charlotte County Building Permit FAQ

Do I need a building permit in unincorporated Charlotte County, VA?

A building permit is required before constructing, enlarging, setting, altering, renovating, converting, or demolishing a structure; for structural repairs; for electrical, plumbing, HVAC, generator, or mechanical upgrades, installations, or modifications; and to restore power after a disconnect longer than 30 days.

How much does a building permit cost in unincorporated Charlotte County, VA?

The minimum permit fee is $100 for residential/modular new construction; $150 for commercial or industrial new construction; $35 for renovations; $50 flat fee for mobile homes (singlewides). Fees are calculated as: Residential construction and modular homes: $0.15 per sq ft; Residential additions: $0.15 per sq ft; Church construction/additions: $0.12 per sq ft; Commercial or industrial construction/additions: $0.12 per sq ft; Renovations: $6.00 per $1,000 of cost; Demolition: $30 per building; Electric/plumbing/mechanical: $30 each; Private pools: $25; Public pools: $75; Underground storage tank removal: $35 per tank; Cell towers: 3% of cost including labor. A 2% state surcharge applies to all building permit fees..

How do I apply for a building permit in unincorporated Charlotte County, VA?

1. Confirm zoning first. The county requires a zoning permit for most new construction, additions, pools, mobile/modular homes, telecom towers, and changes in use. If the property is inside an incorporated town (Charlotte Court House, Drakes Branch, Keysville, or Phenix), contact that town office first to obtain the required town zoning permit. 2. Gather supporting documents: an approved zoning permit if applicable, septic and/or well permit from the Health Department if a new septic system or well will be installed, building plans, contractor name/phone/license number, estimated job cost, and a plot plan showing lot dimensions, building location, and building dimensions. 3. Submit the building permit application to the county by email (jhess@charlottecountyva.gov) or in person at the county administration/building office at 250 LeGrande Avenue, Suite A, Charlotte Court House. 4. Pay applicable fees. The county publishes a building permit fee schedule; a 2 percent state surcharge applies to all building permit fees. 5. County review is conducted under the Virginia Uniform Statewide Building Code and local land-use requirements. If compliant, the permit is issued as soon as practicable; if not, the applicant is notified of the reasons for denial. 6. Post the permit on site and call for required inspections as work reaches required milestones. 7. Obtain final inspection approval and certificate of occupancy before occupying the structure.

What work is exempt from building permits in unincorporated Charlotte County, VA?

The following work is generally exempt: Low-voltage work in limited cases as specified by the Virginia USBC; One-story detached sheds, playhouses, and similar structures up to 256 square feet; Certain small utility buildings; Small tents; Fences not used as pool barriers; Concrete or masonry walls up to 6 feet in height; Retaining walls supporting less than 3 feet of unbalanced fill; Small pools not over 150 square feet and under 24 inches deep; Flagpoles up to 30 feet in height; Certain temporary ramps; Ordinary repairs such as same-size window/door replacement, fixture replacement without system alteration, certain lighting/switch/receptacle replacements, certain non-gas/non-oil appliance replacement, certain roof/siding/decking replacement, floor finishes, cabinetry/trim, and paint/wallpaper. Note: Historic districts and special flood hazard areas can narrow these exemptions. Exempt from building permit does not mean exempt from zoning requirements. Confirm with Charlotte County Building Inspection before proceeding.

How do I schedule a building inspection in unincorporated Charlotte County, VA?

Inspections can be scheduled via: (434) 542-5404, jhess@charlottecountyva.gov. The county asks for 24-hour notice when possible..