City of Manassas

Construction permits are required to enforce the Virginia Uniform Statewide Building Code. City permit pathways cover building, trade, occupancy, demolition, site and utility, and zoning permits. Fire protection system work and many hazardous operations or hazardous material activities require Fire Marshal permits. Exterior work in a Historic Overlay District may require a Certificate of Appropriateness before permit approval.

• Exempt Low-voltage wiring and equipment operating at less than 50 volts, network powered broadband communications systems, or publicly traded utility equipment (subject to listed exceptions)
• Exempt Concrete or masonry walls not exceeding 6 feet above finished grade
• Exempt Retaining walls supporting less than 3 feet of unbalanced fill, except where hazardous liquids or surcharge conditions apply
• Exempt Flagpoles 30 feet or less in height
• Exempt Crypts, mausoleums, and columbaria not exceeding 1,500 square feet if not for occupancy and not subject to special inspections
• Exempt Replacement of windows and doors with similar operation and opening dimensions where no framed-opening change is required and fire-rating exceptions are met
• Exempt Replacement of an unlimited amount of roof covering or siding in Groups R-3, R-4, or R-5 where specified wind-speed conditions are met, and replacement of 100 square feet or less of roof covering in all groups and wind zones
• Exempt Replacement of 100 square feet or less of roof decking in Groups R-3, R-4, or R-5 (subject to fire-retardant exception)
• Exempt Application of paint or wallpaper

Note: Exempt from building permit does not mean exempt from zoning requirements, Historic Overlay District approval, or fire protection permits. Confirm with the Department of Community Development, Planning and Development before proceeding.

Building code

2021 Virginia Uniform Statewide Building Code, effective January 18, 2024. Fire permits are governed by the 2021 Virginia Statewide Fire Prevention Code.

Permit validity

Permit applications are deemed abandoned 6 months after filing if not pursued in good faith or issued, and issued permits may be revoked if work is not commenced within 6 months after issuance or is suspended or abandoned for 6 months. The building official may grant extensions of up to 1 year. Single-family dwelling permits may be subject to a 3-year completion limit under the Virginia Construction Code.

Owner-builder

Owners claiming exemption from contractor licensure must submit a notarized Owner Affidavit as required by Code of Virginia sections 54.1-1111 and 54.1-1101, and accept responsibility for code compliance. The city expressly recommends that homeowners have contractors pull their own permits.

Contractor requirements

The building permit application requires the state contractor license number, expiration date, classification, and city business license number. A City of Manassas business license is required if the contractor office is in the city or if work inside the city exceeds $25,000 in a calendar year or per permit or job. The 2021 Virginia Construction Code requires proof of state licensure or a written affidavit of exemption before permit issuance.

Source: City of Manassas Department of Community Development, Planning and Development ↗

1. 01
   Confirm the permit type using the city's permits landing page and Planning and Development pages. Main pathways include building and trade permits, occupancy permits, demolition permits, zoning permits, site and utility permits, fire protection system permits, and annual fire prevention permits.
2. 02
   Prepare the application and supporting documents available from the city's Document Center. New buildings and additions require the permit application, plans and specifications, two copies of a site utility plan or house location survey, a special inspections form, a geotechnical report, and structural calculations where applicable. Alterations may require an accessibility compliance form and structural calculations for added loads.
3. 03
   Submit through Tyler EnerGov Self Service or at the permit counter. Walk Through Wednesday appointments are available for limited-scope projects such as decks, fences, sheds under 256 square feet, occupancy permits, and certain minor alterations.
4. 04
   Pay the insertion or initial review fee if applicable. The city places plans into the review queue after the insertion fee is paid.
5. 05
   Staff review the application for zoning and building code compliance. Other city department approvals may be necessary before permit issuance. If plans are deficient, staff issues written comments and the applicant resubmits corrected sheets or revised full plan sets.
6. 06
   After approval, the city notifies the applicant that plans are ready for issuance. Pay remaining fees and receive at least one stamped approved plan set for field use with the permit.
7. 07
   Trade permits are then pulled by the specific contractor based on the approved plans. Schedule required inspections during construction. Obtain a Certificate of Occupancy or Certificate of Use as applicable after final inspection.

Typical processing time: 2.5 weeks for new commercial and residential buildings, new commercial tenant layouts or change of use, and commercial alterations or additions; 1.5 weeks for new residential accessory structures and residential additions or alterations. Temporary outdoor event permits require a minimum of 3 weeks.

Source: City of Manassas Department of Community Development, Planning and Development ↗

The city directs applicants to Tyler EnerGov Self Service for online invoice payment. The Treasurer's office online payment option is also linked from the Development Applications, Forms and Fees page.

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

• EnerGov Self Service portal (online)
• 703-257-8278 (phone)
• permitstatus@manassasva.gov (virtual inspections) (email)

Inspection hours

Monday through Friday, 8:30 a.m. to 5:00 p.m. For virtual building inspections, applicants are contacted between 7:30 a.m. and 9:00 a.m. on the inspection day to confirm the specific time.

Typical sequence: Building-related inspections may include building, electrical, mechanical, plumbing, energy, and certificate of occupancy inspections, with permit-specific inspections reflected in the permit record. Virtual inspection results are processed in the permitting system by the end of the inspection day; failed-inspection comments are available the following day.

Virtual inspections are available for some interior building-related inspections. Third-party inspections are accepted for certain work from an approved list of inspectors.