Roanoke County, VA - 2026 Building Permit Guide

Permit Authority

Roanoke County issues building and trade permits in unincorporated Roanoke County. The county also performs all building inspections within the Town of Vinton and issues reviewed and commercial building permits there after Vinton zoning approval. Salem and the City of Roanoke are independent cities and are not under Roanoke County permit administration.

Department

Office of Building Safety, Roanoke County Development Services

Address

5204 Bernard Drive, Second Floor, Roanoke, VA 24018

Phone

540-772-2065

Email

permit@roanokecountyva.gov

Website

https://www.roanokecountyva.gov/301/Building-Safety

Online Permit Portal

Application Process

1. Determine the permit type and download the applicable county checklist, application, plot plan, setback form, and any project-specific forms from the Building Safety page and permit guides.
2. Submit online through the Cityworks Public Access Portal for eligible permit types that do not require detailed plan review, or submit in person or by email for projects using county review checklists.
3. Building Safety staff review the submission for completeness. Zoning, setback, floodplain, and other technical reviews are completed as required by project scope.
4. For commercial plan review, submit one combined PDF digital plan set along with any required trade, asbestos, accessibility, or fire-protection checklists triggered by scope.
5. Pay the required fees. For permits of $200 or less, full payment is due at application. If fees exceed $200, the first $200 is due at application and the balance is collected at permit issuance.
6. Receive the issued permit, receipt, and inspection card. Post the inspection card on site, then request required inspections through the county portal, by phone, or via the SelecTxt system.

Typical processing time: No universal countywide turnaround is published for all permit classes. Simple residential projects submitted by email (such as decks) may receive a response in approximately 8 working hours. Reviewed commercial and larger residential permits vary by scope.

Source: Office of Building Safety, Roanoke County Development Services

General Requirements

A permit is required before construction, reconstruction, alteration, repair, conversion, or demolition of a building or structure, including installation or alteration of equipment regulated by the Virginia Uniform Statewide Building Code; for a change of occupancy when a new certificate of occupancy is required; for lot-line changes that reduce required safety distances; and for disturbing asbestos-containing material during covered work.

Required Documents

• Applicable residential, commercial, or trade permit application
• Plot plan
• Setback compliance form
• Owner affidavit (required when owner is applying without contractor)
• Subcontractor list
• Residential or commercial plan review checklist
• Accessibility form (when triggered by scope)
• Asbestos certification or affidavit (when triggered by scope)
• Floodplain permit materials (for work in a special flood hazard area)
• Trade-specific or fire-protection checklist (when triggered by scope)

Permit validity

Under the Virginia Construction Code, an application is considered abandoned six months after filing unless pursued in good faith or issued. After issuance, a permit may be revoked if work does not begin within six months or if work is suspended or abandoned for six months. Extensions may be granted on written request.

Building code

2021 Virginia Uniform Statewide Building Code (USBC), effective January 18, 2024, incorporating the 2021 IBC, IRC, IECC, IMC, IPC, ISPSC, IFC, IPMC, and the 2020 NEC.

Owner-builder

Homeowners may apply for their own permits. The county publishes an Owner Affidavit for owners performing or supervising work on their primary residence. If the owner does not appear in person to sign, the affidavit must be notarized. The permit holder bears ultimate responsibility for code compliance.

Contractor requirements

Contractors must provide their Virginia contractor license number and Roanoke County business license number unless exempted from local business license requirements by the Commissioner of the Revenue. Virginia Code section 54.1-1111 requires proof of Virginia contractor licensure or a written exemption statement before permit issuance.

Fees

Minimum permit fee

$40 for building permits; $30 for trade permits (valuations up to $1,000)

Plan check fee

No separate standalone plan-check percentage is listed on the county Building Permit Fees page. Erosion and sediment control plan review fees are listed separately in the FY2026 Fee Compendium.

Permit fee formula

Valuation-based. Building permits: $40 up to $5,000; $40 plus $6 per thousand over $5,000; $130 plus $6 per thousand over $20,000; $610 plus $2.50 per thousand over $100,000; $1,610 plus $1.50 per thousand over $500,000; $2,360 plus $0.50 per thousand over $1,000,000. Trade permits start at $30 for valuations up to $1,000.

Trade permit fee

$30 minimum for trade permits; valuation-based above $1,000

Reinspection fee

$50 reinspection fee applies on the third inspection request for the same item

Penalty (no permit)

Starting work before permit issuance is charged at twice the normal permit fee. If a permit or application is canceled, withdrawn, or revoked before issuance or project completion, 25% of the calculated permit fee is withheld.

Payment note

All collected fees are subject to a 5% technology fee and a 2% state levy fee. Permits of $200 or less are paid in full at application; permits exceeding $200 require a $200 initial payment with the balance due at issuance.

Fees change. Verify current amounts at the official fee schedule (effective FY 2026).

Work That Does NOT Require a Permit

• Ordinary repairs that do not involve building-code violations, including painting, roofing (one- and two-family dwellings when only roof covering is replaced), most glass, most door and window replacements in similar capacity at the same location, floor covering, porch flooring, repairs to plaster or interior tile and other wall covering, and residential cabinets
• Detached accessory structures less than 256 square feet (must still be structurally sound and anchored; zoning approval is still required)
• Tents or air-supported structures less than 900 square feet with fewer than 50 occupants
• Fences and privacy walls not exceeding six feet above finished grade (excluding retaining walls)
• Swimming pools less than 200 square feet in surface area, less than 5,000 gallons, and less than 24 inches deep (all three conditions must be met)
• Most wiring and equipment operating at less than 50 volts, subject to the county's stated exceptions
• Replacement of plumbing and electrical fixtures, fittings, appliances, electric water heaters, fans, humidifiers, dehumidifiers, air cleaners, and similar mechanical equipment, doors, and windows with similar capacity in the same location in most residential uses

Important: Exempt from building permit does not mean exempt from zoning and planning requirements. Confirm edge cases with the Office of Building Safety before proceeding.

Inspections

How to Schedule

• Cityworks Public Access Portal (online)
• 540-772-2065 (phone)
• SelecTxt inspection system (sms)

Scheduling deadline

Online inspection requests may be scheduled up to 3 days out.

Time windows

Fixed daily inspection windows are not published on the county pages. Contact Building Safety for current scheduling availability.

Typical inspection sequence: Sequence varies by project type. Standard stages typically include footing, foundation, framing, rough-in trade inspections (electrical, mechanical, plumbing), insulation where applicable, and final inspections. Rough-in trades must pass before framing where required, and trade finals must pass before the building final.

Additional Resources

• Building code: 2021 Virginia Uniform Statewide Building Code (USBC), effective January 18, 2024, incorporating the 2021 IBC, IRC, IECC, IMC, IPC, ISPSC, IFC, IPMC, and the 2020 NEC.
• Verify contractor license: Virginia DPOR Contractor Licensing Board
• Zoning information: View zoning info
• Residential Building Permit Guides
• Commercial Building Permit Guides
• FY2026 Fee Compendium
• Floodplain Development Permit Application
• Finished Floor Elevation Requirement
• Virginia Construction Code (2021)
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Roanoke County Building Permit FAQ

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

A permit is required before construction, reconstruction, alteration, repair, conversion, or demolition of a building or structure, including installation or alteration of equipment regulated by the Virginia Uniform Statewide Building Code; for a change of occupancy when a new certificate of occupancy is required; for lot-line changes that reduce required safety distances; and for disturbing asbestos-containing material during covered work.

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

The minimum permit fee is $40 for building permits; $30 for trade permits (valuations up to $1,000). Fees are calculated as: Valuation-based. Building permits: $40 up to $5,000; $40 plus $6 per thousand over $5,000; $130 plus $6 per thousand over $20,000; $610 plus $2.50 per thousand over $100,000; $1,610 plus $1.50 per thousand over $500,000; $2,360 plus $0.50 per thousand over $1,000,000. Trade permits start at $30 for valuations up to $1,000.. Plan check fee: No separate standalone plan-check percentage is listed on the county Building Permit Fees page. Erosion and sediment control plan review fees are listed separately in the FY2026 Fee Compendium..

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

1. Determine the permit type and download the applicable county checklist, application, plot plan, setback form, and any project-specific forms from the Building Safety page and permit guides. 2. Submit online through the Cityworks Public Access Portal for eligible permit types that do not require detailed plan review, or submit in person or by email for projects using county review checklists. 3. Building Safety staff review the submission for completeness. Zoning, setback, floodplain, and other technical reviews are completed as required by project scope. 4. For commercial plan review, submit one combined PDF digital plan set along with any required trade, asbestos, accessibility, or fire-protection checklists triggered by scope. 5. Pay the required fees. For permits of $200 or less, full payment is due at application. If fees exceed $200, the first $200 is due at application and the balance is collected at permit issuance. 6. Receive the issued permit, receipt, and inspection card. Post the inspection card on site, then request required inspections through the county portal, by phone, or via the SelecTxt system.

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

Typical processing time is No universal countywide turnaround is published for all permit classes. Simple residential projects submitted by email (such as decks) may receive a response in approximately 8 working hours. Reviewed commercial and larger residential permits vary by scope..

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

The following work is generally exempt: Ordinary repairs that do not involve building-code violations, including painting, roofing (one- and two-family dwellings when only roof covering is replaced), most glass, most door and window replacements in similar capacity at the same location, floor covering, porch flooring, repairs to plaster or interior tile and other wall covering, and residential cabinets; Detached accessory structures less than 256 square feet (must still be structurally sound and anchored; zoning approval is still required); Tents or air-supported structures less than 900 square feet with fewer than 50 occupants; Fences and privacy walls not exceeding six feet above finished grade (excluding retaining walls); Swimming pools less than 200 square feet in surface area, less than 5,000 gallons, and less than 24 inches deep (all three conditions must be met); Most wiring and equipment operating at less than 50 volts, subject to the county's stated exceptions; Replacement of plumbing and electrical fixtures, fittings, appliances, electric water heaters, fans, humidifiers, dehumidifiers, air cleaners, and similar mechanical equipment, doors, and windows with similar capacity in the same location in most residential uses. Note: Exempt from building permit does not mean exempt from zoning and planning requirements. Confirm edge cases with the Office of Building Safety before proceeding.

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

Inspections can be scheduled via: Cityworks Public Access Portal, 540-772-2065, SelecTxt inspection system. Online inspection requests may be scheduled up to 3 days out..