Southampton County, VA - 2026 Building Permit Guide

Permit Authority

Southampton County is a Virginia county locality. The Department of Community Development issues building permits and enforces the Virginia Uniform Statewide Building Code throughout Southampton County. Incorporated towns (Boykins, Branchville, Capron, Courtland, Ivor, and Newsoms) do not have separate building departments; county permits and inspections apply countywide. Projects in an incorporated town require a Special Zoning Approval Letter or a copy of the town zoning permit before the county building permit is issued. The City of Franklin is an independent city and is not part of Southampton County permit administration.

Department

Southampton County Department of Community Development

Address

22350 Main Street, Courtland, VA 23837

Phone

(757) 653-3015

Website

https://www.southamptoncounty.org/government/departments/community_development/index.php

Online Permit Portal

Application Process

1. Confirm the project location. If the parcel is within an incorporated town (Boykins, Branchville, Capron, Courtland, Ivor, or Newsoms), obtain the required Special Zoning Approval Letter or town zoning permit before or alongside the county building permit application.
2. Contact Southampton County Community Development at (757) 653-3015 or visit the office at 22350 Main Street, Courtland, VA 23837 to obtain the applicable permit application (building, electrical, mechanical, plumbing, or other trade permit).
3. Assemble all required supporting materials, including a site/plot plan, construction plans, contractor information, and any Health Department approvals for well or septic systems where applicable.
4. Submit the completed application package in person at the Community Development office. Fees are due at the time of submittal.
5. County staff reviews the application for compliance with the Virginia Uniform Statewide Building Code and applicable county ordinances. Residential projects typically receive a plan-review determination within a few business days; larger or more complex projects may take longer.
6. After permit issuance, post the permit card on site and request required inspections before work proceeds beyond each required inspection stage.
7. Obtain a certificate of occupancy before occupying any new structure or structure with a change of use.

Typical processing time: Residential plan review is typically a few business days. Nonresidential review time varies by project complexity. Contact Community Development for current workload estimates.

Source: Southampton County Department of Community Development

General Requirements

A building permit is required before constructing, reconstructing, enlarging, altering, or demolishing any structure, or changing the use of a structure, in Southampton County. Common examples include new dwellings, additions, garages, decks, sheds over the exempt threshold, pool installations, and trade work (electrical, plumbing, mechanical). Projects in an incorporated town also require a town zoning clearance before the county building permit is issued.

Required Documents

• Completed permit application for the applicable permit type (building, electrical, mechanical, plumbing, or other trade)
• Site plan or plot plan showing the property boundaries and proposed structure location
• Construction plans and specifications appropriate to the project type and scope
• Special Zoning Approval Letter or town zoning permit (required for projects in Boykins, Branchville, Capron, Courtland, Ivor, or Newsoms)
• Virginia DPOR contractor license documentation or written statement that licensure is not required
• Health Department approval for well or septic systems where applicable
• Mechanics' lien agent information for one- and two-family dwellings if a lien agent has been designated

Permit validity

Under the 2021 Virginia Construction Code, an application is deemed abandoned if not pursued in good faith within six months of submittal. A permit may be revoked if work does not commence within six months of issuance or if work is suspended or abandoned for six months. The building official may impose a three-year completion limit on new detached single-family dwellings, additions, and residential accessory structures.

Building code

Virginia Uniform Statewide Building Code (USBC) — 2021 Virginia codes effective January 18, 2024, including the Virginia Construction Code and Virginia Residential Code

Owner-builder

No separate county owner-builder handout has been identified on the county's public pages. Virginia owner-builder exemption rules should be confirmed directly with Community Development and DPOR for the specific project type.

Contractor requirements

Virginia contractor and trade licensing is regulated at the state level through the Department of Professional and Occupational Regulation (DPOR). Verify current license requirements at https://www.dpor.virginia.gov/Boards/Contractors before applying.

Fees

Payment note

Fees are paid in person at the Community Development office at the time of application. No online payment portal has been identified.

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

Work That Does NOT Require a Permit

• One-story detached sheds, playhouses, and similar accessory structures up to 256 square feet (2021 Virginia Construction Code)
• Fences of any height unless required for pedestrian safety or used as a swimming-pool barrier
• Retaining walls supporting less than 3 feet of unbalanced fill
• Concrete or masonry walls up to 6 feet in height
• Reroofing and residential exterior siding replacement
• Floor-covering replacement
• Painting and similar wall-covering work
• Same-kind residential window and door replacement (no structural change)
• Ordinary repairs and maintenance that do not affect structural, fire-protection, plumbing, mechanical, or electrical systems
• Nonresidential farm buildings exempt under Virginia law
• Wiring or equipment operating at less than 50 volts

Important: Exempt from building permit does not mean exempt from zoning and planning requirements. Projects in incorporated towns still require town zoning clearance. Confirm any exemption with Southampton County Community Development before starting work.

Inspections

How to Schedule

• (757) 653-3015 (Community Development) (phone)

Scheduling deadline

Contact the Community Development office at least one business day in advance to schedule an inspection.

Inspection hours

Monday through Friday, 8:00 a.m. to 5:00 p.m.

Typical inspection sequence: Inspections are required at each mandatory stage before work proceeds. Typical sequence for new construction: footing and foundation, framing, rough-in trades (electrical, plumbing, mechanical), insulation, and final inspections for each trade and the overall structure. The building official may require additional inspections depending on project type and complexity.

Additional Resources

• Building code: Virginia Uniform Statewide Building Code (USBC) — 2021 Virginia codes effective January 18, 2024, including the Virginia Construction Code and Virginia Residential Code
• Verify contractor license: Virginia DPOR License Lookup
• Zoning information: View zoning info
• Virginia DHCD Building Officials Directory (PDF)
• Virginia Building Codes Overview — DHCD
• Virginia 2021 Building Codes — Effective Date
• Virginia Department of Health (well and septic)
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Southampton County Building Permit FAQ

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

A building permit is required before constructing, reconstructing, enlarging, altering, or demolishing any structure, or changing the use of a structure, in Southampton County. Common examples include new dwellings, additions, garages, decks, sheds over the exempt threshold, pool installations, and trade work (electrical, plumbing, mechanical). Projects in an incorporated town also require a town zoning clearance before the county building permit is issued.

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

1. Confirm the project location. If the parcel is within an incorporated town (Boykins, Branchville, Capron, Courtland, Ivor, or Newsoms), obtain the required Special Zoning Approval Letter or town zoning permit before or alongside the county building permit application. 2. Contact Southampton County Community Development at (757) 653-3015 or visit the office at 22350 Main Street, Courtland, VA 23837 to obtain the applicable permit application (building, electrical, mechanical, plumbing, or other trade permit). 3. Assemble all required supporting materials, including a site/plot plan, construction plans, contractor information, and any Health Department approvals for well or septic systems where applicable. 4. Submit the completed application package in person at the Community Development office. Fees are due at the time of submittal. 5. County staff reviews the application for compliance with the Virginia Uniform Statewide Building Code and applicable county ordinances. Residential projects typically receive a plan-review determination within a few business days; larger or more complex projects may take longer. 6. After permit issuance, post the permit card on site and request required inspections before work proceeds beyond each required inspection stage. 7. Obtain a certificate of occupancy before occupying any new structure or structure with a change of use.

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

Typical processing time is Residential plan review is typically a few business days. Nonresidential review time varies by project complexity. Contact Community Development for current workload estimates..

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

The following work is generally exempt: One-story detached sheds, playhouses, and similar accessory structures up to 256 square feet (2021 Virginia Construction Code); Fences of any height unless required for pedestrian safety or used as a swimming-pool barrier; Retaining walls supporting less than 3 feet of unbalanced fill; Concrete or masonry walls up to 6 feet in height; Reroofing and residential exterior siding replacement; Floor-covering replacement; Painting and similar wall-covering work; Same-kind residential window and door replacement (no structural change); Ordinary repairs and maintenance that do not affect structural, fire-protection, plumbing, mechanical, or electrical systems; Nonresidential farm buildings exempt under Virginia law; Wiring or equipment operating at less than 50 volts. Note: Exempt from building permit does not mean exempt from zoning and planning requirements. Projects in incorporated towns still require town zoning clearance. Confirm any exemption with Southampton County Community Development before starting work.

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

Inspections can be scheduled via: (757) 653-3015 (Community Development). Contact the Community Development office at least one business day in advance to schedule an inspection..