Town of Monterey, VA - 2026 Building Permit Guide

Permit Authority

Monterey is an incorporated town in Highland County, not an independent city. Highland County's official application materials state that building and zoning permits for construction in the County of Highland or Town of Monterey are handled by the Highland County Department of Building and Zoning. No separate Monterey building department or standalone town-issued building permit process was identified. The Town of Monterey's separate role in the permit pathway is utility acceptance for hookups to public town water and sewer.

Department

Highland County Department of Building and Zoning (building and zoning permit issuer); Town of Monterey (public water and sewer utility acceptance)

Address

30 Spruce Street, Monterey, VA 24465

Phone

(540) 468-2323

Email

jsimmons@highlandcova.org

Website

https://www.highlandcovabz.org/

Online Permit Portal

Application Process

1. Confirm the project is within the Town of Monterey. Highland County Department of Building and Zoning is the building permit issuer for Monterey — not the town.
2. Contact Highland County Building and Zoning at (540) 468-2323 to confirm zoning and submittal requirements for the town parcel.
3. If the project will connect to public water or sewer, obtain the Town of Monterey letter of acceptance for utility hookup. This letter is the required alternative to private well and septic approvals from the Virginia Department of Health.
4. Obtain any other prerequisite outside approvals, including VDOT entrance approval when a new entrance onto a state highway is required.
5. Complete the Highland County building permit application and assemble the county-required site plan and plan sets.
6. Submit the package to Highland County by email to jsimmons@highlandcova.org, by mail to PO Box 188, Monterey, VA 24465, or by hand delivery to 30 Spruce Street, Monterey, VA 24465.
7. Wait for county review and fee calculation. The county does not publish a standard turnaround time for building permit review.
8. After approval, pay by cash, check payable to Highland County, or credit card. Credit card transaction fees apply.
9. Post the county-issued permit so it is visible from the street for the duration of the project.
10. Schedule all required inspections through Highland County by calling (540) 468-2323 at least 48 hours before the inspector is needed on site.

Source: Highland County Department of Building and Zoning (building and zoning permit issuer); Town of Monterey (public water and sewer utility acceptance)

General Requirements

The same Highland County permit triggers apply in the Town of Monterey because the county is the actual permit issuer. Building and/or zoning permits are required for new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and other construction improving property in the Town of Monterey.

Required Documents

• Completed Highland County building permit application form
• Site plan showing lot dimensions, existing and proposed structures, setbacks, easements, watercourses, rights-of-way, and abutting-property information
• Two sets of building plans
• Supplemental electrical, plumbing, mechanical, fire sprinkler, or other plans when required
• Sealed plans when required by occupancy or project size
• Town of Monterey utility acceptance letter when connecting to public water or sewer (in lieu of VDH well and septic approvals)
• Virginia Department of Health well and septic approval, if not connecting to town water and sewer
• VDOT entrance approval when a new entrance onto a state highway is required

Permit validity

Highland County and Virginia USBC validity rules apply. Under 13VAC5-63-100, a permit application is deemed abandoned if not pursued in good faith within six months after filing. An issued permit may be revoked if work does not commence within six months after issuance or is suspended or abandoned for six months, subject to written extensions granted by the building official.

Building code

Building permit administration in Monterey follows Highland County's enforcement of the 2021 Virginia Uniform Statewide Building Code (USBC), effective January 18, 2024 statewide.

Owner-builder

Highland County and Virginia state owner-applicant rules apply in Monterey. An owner may apply for a permit as the applicant under 13VAC5-63-80, but must satisfy the same licensure-or-exemption statement requirement under Code of Virginia Section 54.1-1111.

Contractor requirements

Highland County and Virginia DPOR contractor licensing requirements apply for work in Monterey. Contractors should also verify any local business-license obligations with the Town of Monterey, as the town's charter authorizes a local business license tax in addition to county and state requirements.

Fees

Minimum permit fee

Same county minimums apply: $10.00 for listed small trade permits on valuation from $0 to $250; $15.00 zoning permit fee (per ICC building fee sheet); $200.00 minimum for land-disturbance permits up to one acre.

Permit fee formula

Same Highland County fee formulas apply to Monterey properties. Trade permit fees are valuation-based at $2.55 per thousand (modified by 0.001 per increasing cost, not less than $1.10 per thousand; $2.00 per thousand over $5,001). Building fees per the ICC schedule are 0.004 per square foot total (0.002 Highland permit fee plus 0.002 enterprise fund fee). Land-disturbance permits are $200.00 flat up to one acre plus $10.00 per additional acre.

Trade permit fee

Valuation-based per Highland County fee schedule.

Payment note

Payment is made through Highland County for county-issued permits. The county accepts cash, check payable to Highland County, or credit card with transaction fees.

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

Work That Does NOT Require a Permit

• One-story detached tool or storage sheds and similar detached structures up to 256 square feet
• Utility-service prefabricated buildings up to 150 square feet
• Tents up to 900 square feet with occupant load of 50 or less
• Fences (unless required for pedestrian safety or as pool barriers)
• Certain walls and retaining walls
• Small shallow pools meeting USBC dimension thresholds
• Certain signs
• Replacement of same-capacity aboveground LP-gas containers by the serving supplier
• Flagpoles 30 feet or less in height
• Certain temporary ramps
• Like-for-like window and door replacements in qualifying residential occupancies
• Replacement plumbing fixtures without piping alteration
• Certain light fixtures and devices
• Certain non-gas and non-oil mechanical appliance replacements
• Qualifying roof covering or siding replacement
• Limited roof decking replacement
• Floor finishes, cabinetry or trim, and paint or wallpaper

Important: No separate Monterey exempt-work list was identified. Because Highland County is the permit issuer, the same Virginia USBC exemptions (13VAC5-63-80) and county-administered limitations apply in town. Town-specific utility work may still require separate coordination with the Town of Monterey even when a building permit is not required. Confirm with Highland County Department of Building and Zoning before proceeding.

Inspections

How to Schedule

• (540) 468-2323 (phone)

Scheduling deadline

Inspections must be scheduled through Highland County at least 48 hours before the inspector is needed on site.

Inspection hours

Monday through Friday, 9:00 a.m. to 4:00 p.m. The Building Inspector and Zoning Administrator is not available for inspections or permit issuance on the second Thursday of each month due to training.

Typical inspection sequence: Same county inspection sequence applies: building footers, slab, foundation, framing, insulation, drywall, chimney, firewall, fire separation wall, and final; plumbing under slab, rough-in, service lines, and final; electrical under slab, rough-in, and final; mechanical under slab, rough-in, gas lines, gas fireplaces or logs, and final. A reinspection fee may be charged if required items are incomplete at the time of inspection.

Additional Resources

• Building code: Building permit administration in Monterey follows Highland County's enforcement of the 2021 Virginia Uniform Statewide Building Code (USBC), effective January 18, 2024 statewide.
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Town of Monterey Utilities
• Town of Monterey Home
• Town of Monterey Town Council and Ordinances
• Monterey Town Charter
• Highland County Permits and Forms
• Highland County Contact Page
• Virginia USBC Permit Application and Exemption Rules
• Virginia USBC Permit Validity Rules
• DPOR Board for Contractors
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Town of Monterey Building Permit FAQ

Do I need a building permit in Town of Monterey, VA?

The same Highland County permit triggers apply in the Town of Monterey because the county is the actual permit issuer. Building and/or zoning permits are required for new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and other construction improving property in the Town of Monterey.

How much does a building permit cost in Town of Monterey, VA?

The minimum permit fee is Same county minimums apply: $10.00 for listed small trade permits on valuation from $0 to $250; $15.00 zoning permit fee (per ICC building fee sheet); $200.00 minimum for land-disturbance permits up to one acre.. Fees are calculated as: Same Highland County fee formulas apply to Monterey properties. Trade permit fees are valuation-based at $2.55 per thousand (modified by 0.001 per increasing cost, not less than $1.10 per thousand; $2.00 per thousand over $5,001). Building fees per the ICC schedule are 0.004 per square foot total (0.002 Highland permit fee plus 0.002 enterprise fund fee). Land-disturbance permits are $200.00 flat up to one acre plus $10.00 per additional acre..

How do I apply for a building permit in Town of Monterey, VA?

1. Confirm the project is within the Town of Monterey. Highland County Department of Building and Zoning is the building permit issuer for Monterey — not the town. 2. Contact Highland County Building and Zoning at (540) 468-2323 to confirm zoning and submittal requirements for the town parcel. 3. If the project will connect to public water or sewer, obtain the Town of Monterey letter of acceptance for utility hookup. This letter is the required alternative to private well and septic approvals from the Virginia Department of Health. 4. Obtain any other prerequisite outside approvals, including VDOT entrance approval when a new entrance onto a state highway is required. 5. Complete the Highland County building permit application and assemble the county-required site plan and plan sets. 6. Submit the package to Highland County by email to jsimmons@highlandcova.org, by mail to PO Box 188, Monterey, VA 24465, or by hand delivery to 30 Spruce Street, Monterey, VA 24465. 7. Wait for county review and fee calculation. The county does not publish a standard turnaround time for building permit review. 8. After approval, pay by cash, check payable to Highland County, or credit card. Credit card transaction fees apply. 9. Post the county-issued permit so it is visible from the street for the duration of the project. 10. Schedule all required inspections through Highland County by calling (540) 468-2323 at least 48 hours before the inspector is needed on site.

What work is exempt from building permits in Town of Monterey, VA?

The following work is generally exempt: One-story detached tool or storage sheds and similar detached structures up to 256 square feet; Utility-service prefabricated buildings up to 150 square feet; Tents up to 900 square feet with occupant load of 50 or less; Fences (unless required for pedestrian safety or as pool barriers); Certain walls and retaining walls; Small shallow pools meeting USBC dimension thresholds; Certain signs; Replacement of same-capacity aboveground LP-gas containers by the serving supplier; Flagpoles 30 feet or less in height; Certain temporary ramps; Like-for-like window and door replacements in qualifying residential occupancies; Replacement plumbing fixtures without piping alteration; Certain light fixtures and devices; Certain non-gas and non-oil mechanical appliance replacements; Qualifying roof covering or siding replacement; Limited roof decking replacement; Floor finishes, cabinetry or trim, and paint or wallpaper. Note: No separate Monterey exempt-work list was identified. Because Highland County is the permit issuer, the same Virginia USBC exemptions (13VAC5-63-80) and county-administered limitations apply in town. Town-specific utility work may still require separate coordination with the Town of Monterey even when a building permit is not required. Confirm with Highland County Department of Building and Zoning before proceeding.

How do I schedule a building inspection in Town of Monterey, VA?

Inspections can be scheduled via: (540) 468-2323. Inspections must be scheduled through Highland County at least 48 hours before the inspector is needed on site..