Clarke County, VA - 2026 Building Permit Guide

Permit Authority

Clarke County is a Virginia county locality. The Building Department reviews and approves work requiring permits throughout Clarke County, including the incorporated towns of Berryville and Boyce. Separate town-side zoning, historic, sign, or development approvals may still be required before or alongside County permit issuance.

Department

Clarke County Building Department

Address

Berryville-Clarke County Government Center, 101 Chalmers Ct., Suite B, Berryville, VA 22611

Phone

540-955-5112

Email

permits@clarkecounty.gov

Website

https://www.clarkecounty.gov/government/building-department

Application Process

1. Determine whether the project requires a building permit, zoning permit, land disturbance permit, Health Department approval, or other prerequisite review. Zoning approval is generally a prerequisite to building permit approval, though zoning and building review may occur at the same time.
2. Download the correct application package from the County's Applications and Permits page. Publicly posted forms include building, demolition, electrical, gas, mechanical, plumbing, asbestos, erosion-control, soils, and VDOT entrance materials.
3. Obtain any required zoning approval from Clarke County Planning, or from the Town of Berryville or Town of Boyce if the parcel is inside those towns and the town has a zoning or land-use role for the project.
4. Submit the permit package to the Building Department by email to permits@clarkecounty.gov or in person at the Government Center.
5. Wait for plans review and respond to comments if requested. Allow 20 to 30 business days for plans review and permit processing.
6. Pay the applicable County fees. Permit fees must include the 2 percent Virginia Building Code Academy levy where applicable.
7. After issuance, post the permit on site and request inspections as work reaches required stages. Provide 3 to 5 business days notice and include the permit number, owner name, job site address, inspection type, desired date, and a daytime phone number.

Typical processing time: 20 to 30 business days for plans review and permit processing.

Source: Clarke County Building Department

General Requirements

Permits are required for work regulated by the Virginia Uniform Statewide Building Code, including construction or demolition of a building or structure; structural, egress, plumbing, electrical, fire protection, mechanical, and fuel-supply installations or alterations; change of occupancy when a new certificate of occupancy is required; and asbestos disturbance during covered construction or demolition work. Zoning permits are separately required for new residential construction such as houses, additions, decks, porches, garages, sheds, pools, signs, and certain temporary structures.

Required Documents

• Completed permit application
• Owner and contractor information
• Zoning permit or zoning approval
• Site sketch or recorded plat
• Construction plans
• Asbestos release form (for renovations and demolitions)
• Soils or soils-waiver documents where applicable
• VDOT private entrance worksheet where applicable
• Health Department well/septic approvals where applicable
• Trade permit applications tied to the project scope

Permit validity

Under the 2021 VCC, an application is abandoned after 6 months if not pursued in good faith. A permit may be revoked if work does not begin within 6 months or is suspended or abandoned for 6 months. The building official may impose a 3-year completion limit for new detached single-family dwellings, additions to detached single-family dwellings, and residential accessory structures.

Building code

Virginia Uniform Statewide Building Code — 2021 Virginia code set, effective January 18, 2024

Owner-builder

If the applicant is acting as their own general contractor, a signed contractor exemption affidavit must be completed.

Contractor requirements

General contractors must submit a copy of their Virginia contractor license and the appropriate County or Town business license. State licensure is regulated by the Virginia Department of Professional and Occupational Regulation (DPOR). The 2021 VCC also requires proof of licensure or a written exemption statement before permit issuance.

Fees

Minimum permit fee

$50 residential building; $75 commercial building; $125 remodeling

Plan check fee

No separate standalone plan-check fee; plan review appears baked into permit fees.

Permit fee formula

Core building fees are based on ICC Building Valuation Data: square footage x construction cost per $1,000 x permit fee multiplier of $4.50, plus the 2 percent state levy. Many items are flat-fee.

Reinspection fee

$75 after 2 site visits

Penalty (no permit)

Stop Work Order fee: $250 residential, $500 commercial. Renewal permit: $50.

Payment note

No dedicated online payment portal identified. Confirm payment method with the Building Department when submitting to permits@clarkecounty.gov.

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

Work That Does NOT Require a Permit

• Qualifying low-voltage wiring and equipment described in VCC Section 108.2
• One-story detached tool and storage sheds, playhouses, or similar uses not exceeding 256 square feet
• Fences of any height unless used for pedestrian safety under VCC Section 3306 or as a swimming-pool barrier
• Concrete or masonry walls not exceeding 6 feet above finished grade
• Retaining walls supporting less than 3 feet of unbalanced fill and not carrying disallowed surcharge or impounded liquids
• Small swimming pools not greater than 150 square feet and less than 24 inches deep
• Flagpoles 30 feet or less in height
• Temporary ramps serving certain dwelling units where the rise served is no more than 30 inches
• Ordinary repairs listed in VCC Section 108.2, including same-opening window and door replacement in covered residential occupancies, replacement of fixtures and certain switches or receptacles without system alteration, certain non-gas or non-oil appliance replacements, qualifying roof-covering replacement, limited roof-deck replacement, floor finishes, cabinetry and trim, and paint or wallpaper

Important: Exempt from building permit does not mean exempt from zoning and planning requirements. The 2021 VCC allows localities to require permits for otherwise exempt items in local historic districts or special flood hazard areas. Clarke County has local historic overlay and environmental review layers that can affect permitting. Confirm with Clarke County Building Department before proceeding.

Inspections

How to Schedule

• Clarke County Building Department: 540-955-5112 (phone)
• permits@clarkecounty.gov (email)

Scheduling deadline

Provide 3 to 5 business days notice. Include permit number, owner name, job site address, inspection type, desired date, and a daytime phone number.

Inspection hours

Monday through Friday, 8:30 a.m. to 4:30 p.m. (closed noon to 1:00 p.m.)

Typical inspection sequence: Varies by permit type. Project-specific sequences are assigned by the Building Department. Example for ground-mounted solar arrays: footing, ditch electric, final electric, final building. Roof-mounted arrays: final electric and final building. Other projects include scope-specific footing, framing, trade, and final inspections.

Additional Resources

• Building code: Virginia Uniform Statewide Building Code — 2021 Virginia code set, effective January 18, 2024
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• General Information — Residential and Commercial
• User Fees
• Virginia DHCD Code Training
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Clarke County Building Permit FAQ

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

Permits are required for work regulated by the Virginia Uniform Statewide Building Code, including construction or demolition of a building or structure; structural, egress, plumbing, electrical, fire protection, mechanical, and fuel-supply installations or alterations; change of occupancy when a new certificate of occupancy is required; and asbestos disturbance during covered construction or demolition work. Zoning permits are separately required for new residential construction such as houses, additions, decks, porches, garages, sheds, pools, signs, and certain temporary structures.

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

The minimum permit fee is $50 residential building; $75 commercial building; $125 remodeling. Fees are calculated as: Core building fees are based on ICC Building Valuation Data: square footage x construction cost per $1,000 x permit fee multiplier of $4.50, plus the 2 percent state levy. Many items are flat-fee.. Plan check fee: No separate standalone plan-check fee; plan review appears baked into permit fees..

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

1. Determine whether the project requires a building permit, zoning permit, land disturbance permit, Health Department approval, or other prerequisite review. Zoning approval is generally a prerequisite to building permit approval, though zoning and building review may occur at the same time. 2. Download the correct application package from the County's Applications and Permits page. Publicly posted forms include building, demolition, electrical, gas, mechanical, plumbing, asbestos, erosion-control, soils, and VDOT entrance materials. 3. Obtain any required zoning approval from Clarke County Planning, or from the Town of Berryville or Town of Boyce if the parcel is inside those towns and the town has a zoning or land-use role for the project. 4. Submit the permit package to the Building Department by email to permits@clarkecounty.gov or in person at the Government Center. 5. Wait for plans review and respond to comments if requested. Allow 20 to 30 business days for plans review and permit processing. 6. Pay the applicable County fees. Permit fees must include the 2 percent Virginia Building Code Academy levy where applicable. 7. After issuance, post the permit on site and request inspections as work reaches required stages. Provide 3 to 5 business days notice and include the permit number, owner name, job site address, inspection type, desired date, and a daytime phone number.

How long does it take to get a building permit in unincorporated Clarke County, VA?

Typical processing time is 20 to 30 business days for plans review and permit processing..

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

The following work is generally exempt: Qualifying low-voltage wiring and equipment described in VCC Section 108.2; One-story detached tool and storage sheds, playhouses, or similar uses not exceeding 256 square feet; Fences of any height unless used for pedestrian safety under VCC Section 3306 or as a swimming-pool barrier; Concrete or masonry walls not exceeding 6 feet above finished grade; Retaining walls supporting less than 3 feet of unbalanced fill and not carrying disallowed surcharge or impounded liquids; Small swimming pools not greater than 150 square feet and less than 24 inches deep; Flagpoles 30 feet or less in height; Temporary ramps serving certain dwelling units where the rise served is no more than 30 inches; Ordinary repairs listed in VCC Section 108.2, including same-opening window and door replacement in covered residential occupancies, replacement of fixtures and certain switches or receptacles without system alteration, certain non-gas or non-oil appliance replacements, qualifying roof-covering replacement, limited roof-deck replacement, floor finishes, cabinetry and trim, and paint or wallpaper. Note: Exempt from building permit does not mean exempt from zoning and planning requirements. The 2021 VCC allows localities to require permits for otherwise exempt items in local historic districts or special flood hazard areas. Clarke County has local historic overlay and environmental review layers that can affect permitting. Confirm with Clarke County Building Department before proceeding.

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

Inspections can be scheduled via: Clarke County Building Department: 540-955-5112, permits@clarkecounty.gov. Provide 3 to 5 business days notice. Include permit number, owner name, job site address, inspection type, desired date, and a daytime phone number..