Smyth County, VA - 2026 Building Permit Guide

Permit Authority

Smyth County issues building permits and conducts inspections for unincorporated county areas. Per the Virginia DHCD building-official directory, Smyth County is also the verified building-permit issuer for the Town of Saltville (listed as 'See Smyth County'). The Town of Marion administers its own zoning permits but routes building permits and certificates of occupancy through the County Building Inspector.

Department

Smyth County Building and Zoning Department

Address

121 Bagley Circle, Suite 120, Marion, VA 24354

Phone

(276) 706-8317

Email

kmarchant@smythcounty.org

Website

https://www.smythcounty.org/departments/building___zoning/index.php

Online Permit Portal

Application Process

1. Contact the Smyth County Building and Zoning office to determine whether the project requires both a zoning review and a building permit. The county's combined application form expressly states that issuance of the application does not guarantee permit issuance and is used to determine compliance with the Virginia Uniform Statewide Building Code and local ordinances.
2. Gather all required supporting materials: building plans, erosion-control plan if 10,000 sq ft or more will be disturbed, septic approval if not on public sewer, a zoning permit copy, VDOT entrance permit if needed, flood elevation certificate if in a floodplain, and asbestos report if applicable.
3. Submit the county Building and Zoning Permit application and any separate electrical-service application if required for the project.
4. Allow up to two weeks for plan review. The county states it needs two weeks to review required plans unless the applicant uses an approved certified plan reviewer.
5. Pay permit fees and the Virginia state levy once the project is approved. Online payment is available through Paymentus after fee determination.
6. Post and use the permit on site, call for required inspections at least two business days in advance, and obtain final approval before occupancy or service release.

Typical processing time: The county states it needs two weeks to review required plans. Projects not requiring plans may be processed more quickly.

Source: Smyth County Building and Zoning Department

General Requirements

Permits are required for new construction, modifications, and other building-related activities under the Virginia Uniform Statewide Building Code. The county application covers manufactured homes, modular homes, additions and remodels, new site-built homes, and trade subpermits. Virginia USBC Section 108.1 additionally requires permits before most structural, demolition, electrical, plumbing, mechanical, fuel-gas, fire-protection, change-of-occupancy, and certain asbestos-related work.

Required Documents

• Completed county building and zoning permit application
• Building plans (when required by scope)
• Zoning permit copy
• Erosion and sediment control plan (if 10,000 sq ft or more will be disturbed)
• Septic approval documentation (if not on public sewer)
• Source-of-water documentation
• VDOT entrance permit (if applicable)
• Flood elevation certificate (if project is in a floodplain)
• Asbestos report (if applicable)
• Contractor information for main permit and each trade
• Separate electrical-service application (when applicable)

Permit validity

The county application states in all caps that it expires in one year. If no inspection is requested within six months, the owner may apply for a six-month extension. After twelve months of inactivity, the owner must pay the minimum permit fee to renew. Permits inactive for more than thirty-six months are not eligible for renewal.

Building code

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

Owner-builder

No Smyth County-specific owner affidavit was found on the county's public pages. Virginia USBC still requires either proof of licensure or a written statement that the applicant is not subject to licensure before permit issuance.

Contractor requirements

Virginia USBC Section 108.4 applies statewide. The county collects contractor information on both the main permit application and each trade subpermit. Virginia contractor licensing is administered by DPOR.

Fees

Minimum permit fee

$50.00

Plan check fee

No separate general plan-check fee identified. Erosion and sediment control plan reviews are covered by the erosion fee.

Permit fee formula

Most building categories are charged at $0.20 per square foot of the entire structure, with many categories also adding $50 per trade. Flat fees include: demolition $50, electrical $50, plumbing $50, HVAC $50, roof $50, sign $50, chimney $50, foundation $50, water/sewer line installation $50, swimming pool $100, tank installation $100, tank removal $50, communication tower $250, certificate-of-occupancy request $50.

Trade permit fee

$50 per trade (flat fee for most trade subpermits)

Reinspection fee

A $50 reinspection charge has not been consistently enforced per the fee schedule; staff indicated willingness to implement it with Board approval.

Payment note

Permit fees are rounded to the nearest whole dollar before applying the 2% Virginia state levy. Online payment is available through Paymentus after fee determination. Permit fees for Hurricane Helene-related projects were waived through November 1, 2025.

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

Work That Does NOT Require a Permit

• One-story detached sheds, playhouses, or similar structures up to 256 square feet (Virginia Construction Code Section 108.2)
• Fences, unless used for pedestrian safety or as a pool barrier
• Retaining walls supporting less than 3 feet of unbalanced fill, subject to code conditions
• Small pools not over 150 square feet and less than 24 inches deep
• Flagpoles 30 feet or less
• Ordinary repairs such as certain same-size residential window and door replacements, fixture replacement without piping changes, certain wiring-device replacements, limited roofing or siding replacement, cabinetry, trim, paint, and floor finishes

Important: No Smyth County-specific exempt-work list was published on the county site; these exemptions follow Virginia Construction Code Section 108.2. Virginia code allows the building official to require permits for otherwise exempt items in a special flood hazard area or designated historic district. Confirm with the Smyth County Building and Zoning Department before proceeding.

Inspections

How to Schedule

• (276) 706-8317 — call at least two business days before the requested date (phone)

Scheduling deadline

Call at least two business days before the requested inspection date.

Inspection hours

The county's stated goal is to respond to inspection requests within two business days.

Typical inspection sequence: The county does not publish a local inspection sequence. Virginia USBC minimum progression applies: footing and foundation, preparatory work before concrete placement, framing and structural work before concealment, MEP rough-in before concealment, energy-conservation items before concealment, and final inspection.

Additional Resources

• Building code: Virginia Uniform Statewide Building Code (2021 USBC), effective January 18, 2024
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• Owner-builder rules: View rules
• County Building and Zoning Forms
• Virginia USBC Permit Rules (Section 108)
• Virginia USBC Permit Validity Rules (Section 110)
• Virginia DHCD Codes Page
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Smyth County Building Permit FAQ

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

Permits are required for new construction, modifications, and other building-related activities under the Virginia Uniform Statewide Building Code. The county application covers manufactured homes, modular homes, additions and remodels, new site-built homes, and trade subpermits. Virginia USBC Section 108.1 additionally requires permits before most structural, demolition, electrical, plumbing, mechanical, fuel-gas, fire-protection, change-of-occupancy, and certain asbestos-related work.

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

The minimum permit fee is $50.00. Fees are calculated as: Most building categories are charged at $0.20 per square foot of the entire structure, with many categories also adding $50 per trade. Flat fees include: demolition $50, electrical $50, plumbing $50, HVAC $50, roof $50, sign $50, chimney $50, foundation $50, water/sewer line installation $50, swimming pool $100, tank installation $100, tank removal $50, communication tower $250, certificate-of-occupancy request $50.. Plan check fee: No separate general plan-check fee identified. Erosion and sediment control plan reviews are covered by the erosion fee..

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

1. Contact the Smyth County Building and Zoning office to determine whether the project requires both a zoning review and a building permit. The county's combined application form expressly states that issuance of the application does not guarantee permit issuance and is used to determine compliance with the Virginia Uniform Statewide Building Code and local ordinances. 2. Gather all required supporting materials: building plans, erosion-control plan if 10,000 sq ft or more will be disturbed, septic approval if not on public sewer, a zoning permit copy, VDOT entrance permit if needed, flood elevation certificate if in a floodplain, and asbestos report if applicable. 3. Submit the county Building and Zoning Permit application and any separate electrical-service application if required for the project. 4. Allow up to two weeks for plan review. The county states it needs two weeks to review required plans unless the applicant uses an approved certified plan reviewer. 5. Pay permit fees and the Virginia state levy once the project is approved. Online payment is available through Paymentus after fee determination. 6. Post and use the permit on site, call for required inspections at least two business days in advance, and obtain final approval before occupancy or service release.

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

Typical processing time is The county states it needs two weeks to review required plans. Projects not requiring plans may be processed more quickly..

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

The following work is generally exempt: One-story detached sheds, playhouses, or similar structures up to 256 square feet (Virginia Construction Code Section 108.2); Fences, unless used for pedestrian safety or as a pool barrier; Retaining walls supporting less than 3 feet of unbalanced fill, subject to code conditions; Small pools not over 150 square feet and less than 24 inches deep; Flagpoles 30 feet or less; Ordinary repairs such as certain same-size residential window and door replacements, fixture replacement without piping changes, certain wiring-device replacements, limited roofing or siding replacement, cabinetry, trim, paint, and floor finishes. Note: No Smyth County-specific exempt-work list was published on the county site; these exemptions follow Virginia Construction Code Section 108.2. Virginia code allows the building official to require permits for otherwise exempt items in a special flood hazard area or designated historic district. Confirm with the Smyth County Building and Zoning Department before proceeding.

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

Inspections can be scheduled via: (276) 706-8317 — call at least two business days before the requested date. Call at least two business days before the requested inspection date..