King and Queen County, VA - 2026 Building Permit Guide

Permit Authority

King and Queen County Building Inspection is the building-permit issuer and inspection authority for all county territory. Planning and Zoning administers zoning, Chesapeake Bay, floodplain, land disturbance, and wetlands review separately. The county is organized by magisterial districts; named places such as King and Queen Court House, Newtown, and St. Stephens Church are unincorporated places within the county rather than separate town governments with independent building departments.

Department

King and Queen County Building Inspection

Address

242 Allens Circle, Suite L, P.O. Box 177, King and Queen C.H., VA 23085

Phone

(804) 785-5975

Email

buildingofficial@kingandqueenco.net

Website

https://kingandqueenco.net/building-inspection/

Online Permit Portal

Application Process

1. Confirm which approvals your project requires. The county separates building permits from zoning, land disturbance, floodplain, Chesapeake Bay Resource Protection Area, and wetlands review. Contact Building Inspection and Planning and Zoning to identify all required county-level permits before submitting.
2. Choose the correct intake path. Core construction uses the county Building, Zoning, and Land Disturbance Permit Application or the EPMA trade-permit application. Qualifying trade permits may be submitted through the IWorQ portal. Floodplain development uses the Floodplain Development Application. Shoreline or tidal wetlands work routes through VMRC's Joint Permit Application.
3. Assemble the required package: recorded plat, survey, or deed; posted property sign; flagged limits of clearing and grading; health permit or SAP approval where applicable; owner affidavit or contractor information; proof of current King and Queen County business license if required; at least two sets of building plans; erosion-control features shown on plan; and VDOT driveway approval where the project accesses a state road.
4. Submit the application and fees. Permit fees are due at application and permits are not issued until payment is received.
5. Respond to county review comments and complete any site prerequisites. Incomplete information delays processing. Land-disturbance applications require site flagging and project posting before county field review. Swimming-pool permits require proper barrier plans.
6. Obtain any required outside approvals before permit issuance or before occupancy, including Health Department septic or SAP approvals, VDOT driveway approval, and any VMRC, DEQ, or Army Corps coordination triggered by the site.
7. Receive the permit, post it on site, and call for inspections at required stages. Approved plans must be present at inspection. A certificate of occupancy is issued only after final inspection and all required county and state approvals are complete.

Source: King and Queen County Building Inspection

General Requirements

Building permits are required for new construction, reconstruction or remodels, additions, pools, garages, carports, decks and porches, fences, signs, sheds and pole barns, demolition, HVAC work, manufactured or modular homes, and trade work covered by the EPMA form. Separate county review may also be required for zoning, land disturbance, floodplain development, Chesapeake Bay Resource Protection Area work, and wetlands or shoreline impacts. Land-disturbance permits are required for clearing, grading, excavating, or filling over 2,500 square feet in the Resource Management Area and over 10,000 square feet outside the RMA.

Required Documents

• Completed county permit application
• Owner and applicant contact details
• Parcel identification and site directions
• Project description, use, cost, trade values, and utility details
• Contractor license numbers and expiration dates, or owner-builder affidavit
• Mechanic's lien agent information if applicable
• Recorded plat, survey, or deed
• Health permit or SAP approval where applicable
• At least two sets of building plans
• Erosion and sediment controls shown on plans
• VDOT entrance approval where project accesses a state road
• Floodplain development materials where applicable
• RLD certification and erosion and sediment control plan for nonresidential projects and residential projects disturbing over an acre
• Any VMRC, DEQ, Army Corps, or other external approvals triggered by the site

Permit validity

A permit becomes invalid if authorized work is not commenced within 6 months from the date of the last inspection. The permit may be reinstated or extended one time within 6 months of issuance for a $30 fee; otherwise the permit is suspended. Floodplain approvals require work to commence within 180 days of approval.

Building code

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

Owner-builder

Owners claiming exemption from contractor licensure must sign an affidavit citing Virginia Code Section 54.1-1111. The permit checklist requires a signed affidavit if construction is performed by the owner.

Contractor requirements

Contractor license numbers and expiration dates are required on county applications. Copies of contractor licenses may be required if not already on file. A current King and Queen County business license may also be required. Virginia contractor licensing is administered by DPOR. Online IWorQ permit forms state contractors with expired licenses are not eligible to submit.

Fees

Minimum permit fee

$57 for most residential accessory, alteration, demolition, and trade permits; $59 for certain commercial fixed-fee items; $119 for many commercial renovation and investigation items

Plan check fee

Erosion and Sediment Control Plan Review: $300 for Level 2 and 3 projects; $200 for plan amendments. A residential plan review fee applies to all single-family dwellings and accessory structures 500 square feet and larger; exact dollar amount not stated in publicly available fee schedule text.

Permit fee formula

Mixed. Residential work is largely flat-fee by project type plus a 2.00% state levy on the base permit fee. Commercial building permits are valuation-based at $7.40 per $1,000 of estimated construction cost, subject to stated minimums, with separate trade permit formulas. Zoning, wetlands, site-plan, subdivision, and land-disturbance fees are flat or acreage-based.

Reinspection fee

$57 for each like or same-type inspection in excess of 2; $57 for not-ready inspections; past-due penalties are the greater of 10% or $10

Penalty (no permit)

Code-investigation fee for work without a required permit: the greater of 25% of the permit fee or $57 residential / $119 commercial. After-the-fact fees for erosion and sediment permits, zoning permits, and wetlands applications are doubled.

Payment note

Permit fees are due at application. Checks payable to Treasurer, King and Queen County. American Express, Discover, MasterCard, and Visa accepted. Contact the Building Department for payment questions on IWorQ portal transactions.

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

Work That Does NOT Require a Permit

• Minor work with a construction cost under $500 when no electrical, gas, mechanical, or plumbing permit is required
• Residential sheds 256 square feet or less (note: a $25 zoning permit is still required under the Planning and Zoning fee schedule for residential and agricultural accessory structures under 256 square feet)
• Accessibility ramps to single-family dwellings when proof is provided that a resident is medically in need of the ramp (fee exemption only — zoning review may still apply)
• One-story detached tool or storage sheds and similar uses not over 256 square feet (Virginia Construction Code Section 108.2)
• Fences, unless regulated for pedestrian protection or pool barriers (Virginia Construction Code Section 108.2)
• Retaining walls not over 3 feet of unbalanced fill under usual exempt circumstances (Virginia Construction Code Section 108.2)
• Sidewalks and driveways not part of an accessible route (Virginia Construction Code Section 108.2)
• Detached decks up to 256 square feet meeting the code's height and attachment limits (Virginia Construction Code Section 108.2)

Important: Exempt from building permit does not mean exempt from zoning, land disturbance, floodplain, Chesapeake Bay, or wetlands requirements. Confirm with King and Queen County Building Inspection and Planning and Zoning before proceeding.

Inspections

How to Schedule

• (804) 785-5975 (phone)
• IWorQ Citizen Portal (online)

Scheduling deadline

Inspection requests can be made by phone seven days a week, scheduled up to five business days in advance. Requests submitted by 11:59 p.m. will be performed the next open business day. Same-day requests are accepted until 9:30 a.m. unless circumstances warrant delay.

Inspection hours

Monday through Friday, 8:00 a.m. to 4:00 p.m.

Typical inspection sequence: Minimum sequence for new dwellings: footing; projection; slab; plumbing slab; foundation; floor joist; basement waterproofing and drain tile where applicable; veneer; rough-in plumbing; rough-in mechanical; rough-in gas; prefab gas; tank gas; framing; rough-in electrical; insulation; throat; water; septic; marriage wall for manufactured homes; and final. Rough-ins must be completed and inspected before framing. All permits require a final inspection.

Additional Resources

• Building code: 2021 Virginia Uniform Statewide Building Code (2021 Virginia Construction Code), effective January 18, 2024
• Verify contractor license: Virginia DPOR Contractor License Lookup
• Zoning information: View zoning info
• Environmental Programs
• Zoning and Planning Fees
• Mandatory Building Inspections
• Site Plan Approvals
• Level Three Site Plan Applications
• County Directory
• County Code of Ordinances
• County GIS
• FEMA Flood Map Service Center
• Virginia Marine Resources Commission
• Virginia Uniform Statewide Building Code Overview
• 2021 Virginia Construction Code (PDF)
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

King and Queen County Building Permit FAQ

Do I need a building permit in unincorporated King and Queen County, VA?

Building permits are required for new construction, reconstruction or remodels, additions, pools, garages, carports, decks and porches, fences, signs, sheds and pole barns, demolition, HVAC work, manufactured or modular homes, and trade work covered by the EPMA form. Separate county review may also be required for zoning, land disturbance, floodplain development, Chesapeake Bay Resource Protection Area work, and wetlands or shoreline impacts. Land-disturbance permits are required for clearing, grading, excavating, or filling over 2,500 square feet in the Resource Management Area and over 10,000 square feet outside the RMA.

How much does a building permit cost in unincorporated King and Queen County, VA?

The minimum permit fee is $57 for most residential accessory, alteration, demolition, and trade permits; $59 for certain commercial fixed-fee items; $119 for many commercial renovation and investigation items. Fees are calculated as: Mixed. Residential work is largely flat-fee by project type plus a 2.00% state levy on the base permit fee. Commercial building permits are valuation-based at $7.40 per $1,000 of estimated construction cost, subject to stated minimums, with separate trade permit formulas. Zoning, wetlands, site-plan, subdivision, and land-disturbance fees are flat or acreage-based.. Plan check fee: Erosion and Sediment Control Plan Review: $300 for Level 2 and 3 projects; $200 for plan amendments. A residential plan review fee applies to all single-family dwellings and accessory structures 500 square feet and larger; exact dollar amount not stated in publicly available fee schedule text..

How do I apply for a building permit in unincorporated King and Queen County, VA?

1. Confirm which approvals your project requires. The county separates building permits from zoning, land disturbance, floodplain, Chesapeake Bay Resource Protection Area, and wetlands review. Contact Building Inspection and Planning and Zoning to identify all required county-level permits before submitting. 2. Choose the correct intake path. Core construction uses the county Building, Zoning, and Land Disturbance Permit Application or the EPMA trade-permit application. Qualifying trade permits may be submitted through the IWorQ portal. Floodplain development uses the Floodplain Development Application. Shoreline or tidal wetlands work routes through VMRC's Joint Permit Application. 3. Assemble the required package: recorded plat, survey, or deed; posted property sign; flagged limits of clearing and grading; health permit or SAP approval where applicable; owner affidavit or contractor information; proof of current King and Queen County business license if required; at least two sets of building plans; erosion-control features shown on plan; and VDOT driveway approval where the project accesses a state road. 4. Submit the application and fees. Permit fees are due at application and permits are not issued until payment is received. 5. Respond to county review comments and complete any site prerequisites. Incomplete information delays processing. Land-disturbance applications require site flagging and project posting before county field review. Swimming-pool permits require proper barrier plans. 6. Obtain any required outside approvals before permit issuance or before occupancy, including Health Department septic or SAP approvals, VDOT driveway approval, and any VMRC, DEQ, or Army Corps coordination triggered by the site. 7. Receive the permit, post it on site, and call for inspections at required stages. Approved plans must be present at inspection. A certificate of occupancy is issued only after final inspection and all required county and state approvals are complete.

What work is exempt from building permits in unincorporated King and Queen County, VA?

The following work is generally exempt: Minor work with a construction cost under $500 when no electrical, gas, mechanical, or plumbing permit is required; Residential sheds 256 square feet or less (note: a $25 zoning permit is still required under the Planning and Zoning fee schedule for residential and agricultural accessory structures under 256 square feet); Accessibility ramps to single-family dwellings when proof is provided that a resident is medically in need of the ramp (fee exemption only — zoning review may still apply); One-story detached tool or storage sheds and similar uses not over 256 square feet (Virginia Construction Code Section 108.2); Fences, unless regulated for pedestrian protection or pool barriers (Virginia Construction Code Section 108.2); Retaining walls not over 3 feet of unbalanced fill under usual exempt circumstances (Virginia Construction Code Section 108.2); Sidewalks and driveways not part of an accessible route (Virginia Construction Code Section 108.2); Detached decks up to 256 square feet meeting the code's height and attachment limits (Virginia Construction Code Section 108.2). Note: Exempt from building permit does not mean exempt from zoning, land disturbance, floodplain, Chesapeake Bay, or wetlands requirements. Confirm with King and Queen County Building Inspection and Planning and Zoning before proceeding.

How do I schedule a building inspection in unincorporated King and Queen County, VA?

Inspections can be scheduled via: (804) 785-5975, IWorQ Citizen Portal. Inspection requests can be made by phone seven days a week, scheduled up to five business days in advance. Requests submitted by 11:59 p.m. will be performed the next open business day. Same-day requests are accepted until 9:30 a.m. unless circumstances warrant delay..