Grayson County, VA - 2026 Building Permit Guide

Permit Authority

Grayson County is a Virginia county locality. The Building Department issues building permits within unincorporated Grayson County and within the Towns of Independence, Fries, and Troutdale. County Planning and Community Development administers zoning only in the unincorporated county; incorporated towns administer their own zoning.

Department

Grayson County Building Department

Address

129 Davis Street, Independence, VA 24348

Phone

276-773-2322

Email

kanderson@graysoncountyva.gov

Website

https://www.graysoncountyva.gov/179/Building-Department

Online Permit Portal

Application Process

1. Confirm whether the site is in unincorporated Grayson County or inside Independence, Fries, or Troutdale, as the zoning approval path differs by location.
2. Obtain a 911 address from the Grayson County 911 Coordinator for any new residential or commercial structure.
3. Obtain zoning approval before the building permit. In unincorporated county areas, this is a Grayson County zoning permit; inside town limits, contact the applicable town office for zoning requirements.
4. Collect prerequisite approvals as applicable: VDH septic/well approval, VDOT entrance permit, erosion and sediment forms, land disturbing permit, stormwater paperwork, and a current county tax ticket showing taxes are current.
5. Submit the county permit application form with contractor license information or owner affidavit, project description, and plans where required. New construction, additions, and major renovations require 1 paper plan set and 1 PDF plan set.
6. County staff reviews the application and plans, calculates fees, and issues the permit after prerequisites are satisfied and fees are paid in full.
7. Schedule required inspections during construction and obtain final approval or certificate of occupancy when applicable.

Source: Grayson County Building Department

General Requirements

Permits are required for construction or demolition of a building or structure; removal or addition of walls or partitions; structural work; fire/smoke-rated assembly work; means of egress changes; water, sewer, vent, electrical, fire protection, mechanical, fuel supply, and other regulated systems; change of occupancy requiring a new certificate of occupancy; certain lot line movements affecting safety; and asbestos disturbance during construction or demolition.

Required Documents

• Building permit application
• Approved zoning permit
• 911 address
• VDH well/septic approval where no public service is available
• VDOT entrance permit when new access connects to a secondary highway
• Plans for new construction, additions, and major renovations (1 paper set and 1 PDF set)
• Erosion and sediment affidavit or plan
• Land disturbing permit and stormwater documents when thresholds are met
• Affidavit of permit (Form AFF-1100) if owner-builder
• Contractor names and license numbers
• Most recent county tax ticket showing taxes are current

Permit validity

An application is abandoned after 6 months if not pursued or issued. A permit may be revoked if work does not start within 6 months or is suspended or abandoned for 6 months. The building official may require a 3-year completion limit for new detached single-family dwellings, additions, and residential accessory structures.

Building code

2021 Virginia Uniform Statewide Building Code suite, including the 2021 Virginia Construction Code and 2021 Virginia Residential Code

Owner-builder

County Form AFF-1100 is required if the owner acts as their own general contractor. The owner may act as general contractor for their own project, but any hired contractor must be licensed in the trade performed.

Contractor requirements

Contractor names and license numbers are required with the permit application. Proof of DPOR licensure or a written statement of exemption from licensure is required, along with proof that required county taxes or license fees have been paid.

Fees

Minimum permit fee

$60 for most categories; $275 for new residential and new commercial construction; $125 for additions to a residence and for renovation, alteration, or change of use

Plan check fee

$60 if reviewed in-house; cost of third-party review if outsourced

Permit fee formula

New residential and apartments/townhomes/condos: $0.20 per sq ft for first 2,000 sq ft, $0.30 per sq ft above 2,000 sq ft. New commercial: $4.00 per $1,000 of estimated cost up to $50,000, $2.00 per $1,000 above $50,000. Warehouse/manufacturing: $3.00 per $1,000 up to $50,000, $2.00 per $1,000 above. Renovation/alteration/change of use: $0.20 per sq ft. Trade permits: mostly flat-plus-unit formulas with $60 minimums.

Trade permit fee

Flat-plus-unit formulas with $60 minimums per trade

Reinspection fee

$60 per reinspection

Penalty (no permit)

$60 or 20% of project permit fee (whichever is greater) for work started without a permit, in addition to permit fees

Payment note

Fees must be paid in full before permits are issued and before building-related work begins.

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

Work That Does NOT Require a Permit

• Low-voltage broadband wiring under 50 volts, with listed exceptions
• One-story detached accessory structures such as tool sheds and playhouses up to 256 sq ft, if not in a FEMA Special Flood Hazard Area and not certain occupancies
• Utility prefabricated buildings up to 150 sq ft
• Tents or air-supported structures under 900 sq ft with occupant load 50 or less
• Fences of any height unless required for pedestrian safety or as a pool barrier
• Concrete or masonry walls up to 6 feet above finished grade
• Retaining walls supporting less than 3 feet of unbalanced fill, subject to stated exceptions
• Small pools up to 150 sq ft surface area, 5,000 gallons, and less than 24 inches deep
• Certain exempt signs as listed by the county FAQ
• Replacement of above-ground LP-gas containers of the same capacity in the same location by the serving supplier
• Flagpoles 30 feet or less
• Temporary ramps serving qualifying dwelling units where the entrance served is no more than 30 inches above grade
• Ordinary repairs, including floor coverings, windows and doors in existing openings, certain switch and receptacle replacements, light fixtures or ceiling fans, roof coverings or siding in qualifying wind zones, cabinets, painting, interior finish replacement, and plaster repair
• Crypts, mausoleums, and columbaria up to 1,500 sq ft if not for occupancy and not subject to special inspections
• Agricultural structures and buildings when the county determines the exemption applies to an operating farm

Important: Exempt from building permit does not mean exempt from zoning requirements. Confirm with the Grayson County Building Department before proceeding.

Inspections

How to Schedule

• 276-773-2322 (phone)

Inspection hours

Monday-Friday, 8:00 AM to 5:00 PM

Typical inspection sequence: Typical sequence includes plan review, footing inspections, required phase inspections during construction, blower door testing before final building inspection, and final approval or certificate of occupancy.

Additional Resources

• Building code: 2021 Virginia Uniform Statewide Building Code suite, including the 2021 Virginia Construction Code and 2021 Virginia Residential Code
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• Building Permit Application and Checklist
• Permit Application Form
• Erosion and Sediment Control Program
• Virginia Building Codes and Regulations (DHCD)
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Grayson County Building Permit FAQ

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

Permits are required for construction or demolition of a building or structure; removal or addition of walls or partitions; structural work; fire/smoke-rated assembly work; means of egress changes; water, sewer, vent, electrical, fire protection, mechanical, fuel supply, and other regulated systems; change of occupancy requiring a new certificate of occupancy; certain lot line movements affecting safety; and asbestos disturbance during construction or demolition.

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

The minimum permit fee is $60 for most categories; $275 for new residential and new commercial construction; $125 for additions to a residence and for renovation, alteration, or change of use. Fees are calculated as: New residential and apartments/townhomes/condos: $0.20 per sq ft for first 2,000 sq ft, $0.30 per sq ft above 2,000 sq ft. New commercial: $4.00 per $1,000 of estimated cost up to $50,000, $2.00 per $1,000 above $50,000. Warehouse/manufacturing: $3.00 per $1,000 up to $50,000, $2.00 per $1,000 above. Renovation/alteration/change of use: $0.20 per sq ft. Trade permits: mostly flat-plus-unit formulas with $60 minimums.. Plan check fee: $60 if reviewed in-house; cost of third-party review if outsourced.

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

1. Confirm whether the site is in unincorporated Grayson County or inside Independence, Fries, or Troutdale, as the zoning approval path differs by location. 2. Obtain a 911 address from the Grayson County 911 Coordinator for any new residential or commercial structure. 3. Obtain zoning approval before the building permit. In unincorporated county areas, this is a Grayson County zoning permit; inside town limits, contact the applicable town office for zoning requirements. 4. Collect prerequisite approvals as applicable: VDH septic/well approval, VDOT entrance permit, erosion and sediment forms, land disturbing permit, stormwater paperwork, and a current county tax ticket showing taxes are current. 5. Submit the county permit application form with contractor license information or owner affidavit, project description, and plans where required. New construction, additions, and major renovations require 1 paper plan set and 1 PDF plan set. 6. County staff reviews the application and plans, calculates fees, and issues the permit after prerequisites are satisfied and fees are paid in full. 7. Schedule required inspections during construction and obtain final approval or certificate of occupancy when applicable.

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

The following work is generally exempt: Low-voltage broadband wiring under 50 volts, with listed exceptions; One-story detached accessory structures such as tool sheds and playhouses up to 256 sq ft, if not in a FEMA Special Flood Hazard Area and not certain occupancies; Utility prefabricated buildings up to 150 sq ft; Tents or air-supported structures under 900 sq ft with occupant load 50 or less; Fences of any height unless required for pedestrian safety or as a pool barrier; Concrete or masonry walls up to 6 feet above finished grade; Retaining walls supporting less than 3 feet of unbalanced fill, subject to stated exceptions; Small pools up to 150 sq ft surface area, 5,000 gallons, and less than 24 inches deep; Certain exempt signs as listed by the county FAQ; Replacement of above-ground LP-gas containers of the same capacity in the same location by the serving supplier; Flagpoles 30 feet or less; Temporary ramps serving qualifying dwelling units where the entrance served is no more than 30 inches above grade; Ordinary repairs, including floor coverings, windows and doors in existing openings, certain switch and receptacle replacements, light fixtures or ceiling fans, roof coverings or siding in qualifying wind zones, cabinets, painting, interior finish replacement, and plaster repair; Crypts, mausoleums, and columbaria up to 1,500 sq ft if not for occupancy and not subject to special inspections; Agricultural structures and buildings when the county determines the exemption applies to an operating farm. Note: Exempt from building permit does not mean exempt from zoning requirements. Confirm with the Grayson County Building Department before proceeding.

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

Inspections can be scheduled via: 276-773-2322.