Madison County Building Permit Guide (Unincorporated Area)

Permit Authority

Madison County issues building permits and inspections for all unincorporated areas of the county. This section applies to areas outside the incorporated towns of Marshall, Hot Springs, and Mars Hill.

Department

Madison County Inspection Department (building permits and inspections); Madison County Planning and Zoning (county zoning and land use approvals where applicable)

Address

Madison County Inspection Department, 5707 US 25-70 Hwy, Suite 5, Room 19, Marshall, NC 28753; Planning and Zoning shares the county administrative complex at 5707 Highway 25/70, Marshall, NC 28753

Phone

Inspections (828) 649-3766; Planning and Zoning (828) 649-0750

Email

Inspections [email protected] , Planning and Zoning [email protected]

Website

https://www.madisoncountync.gov/inspections-and-zoning.html

Online Permit Portal

Application Process

1. Determine whether county zoning or land use approvals are needed in addition to the building permit. Madison County's planning and zoning ordinance covers zoning, subdivisions, watershed, communication towers, and related land-use controls in unincorporated county areas.
2. Complete the Madison County Property Improvement Checklist. The checklist routes applicants through county planning, environmental health, mapping, solid waste, and building inspections before construction.
3. Complete the permit forms and gather plans. Madison County requires the property improvement checklist filled out and signed, permit forms filled out completely, and plans of the structure to be built.
4. Email completed forms to [email protected] or deliver in person to the Madison County Inspection Department at 5707 US 25-70 Hwy, Marshall, NC 28753.
5. Pay applicable fees. Madison County posts the FY 2024-25 inspection fee schedule and provides a separate Municipay link for standalone permit payments.
6. Schedule inspections during construction. Madison County says inspections must be called in the day before by 3:00 PM. Certain remote route areas including Spring Creek, Hot Springs, Big Laurel, and Shelton Laurel are inspected on Tuesdays and Thursdays.
7. Complete final inspection. Madison County Building Inspections schedules and performs required inspections during construction and issues the certificate of occupancy upon project completion.

Source: Madison County Inspection Department (building permits and inspections); Madison County Planning and Zoning (county zoning and land use approvals where applicable)

General Requirements

Madison County requires a permit for all new building construction, alteration, or renovation. General repairs are excluded unless you are adding, changing, or altering what already exists. For a single dwelling, one permit covers all trades; for anything else, separate permits are issued for building, plumbing, electrical, and mechanical.

Required Documents

• Signed Madison County Property Improvement Checklist
• Completed permit forms
• Plans of the structure to be built
• Planning review documentation (if applicable)
• Environmental health documentation (if applicable)
• Mapping and addressing documentation (if applicable)
• Solid waste documentation (if applicable)

Permit validity

Madison County permit expires if work does not commence and receive an inspection within 6 months. After the first inspection there can be no more than 1 year before the next inspection. Permit renewal fees are 50 percent of the original permit for residential and commercial permits.

Building code

North Carolina Building Code (2018 code set currently in effect pending 2024 rollout)

Owner-builder

Madison County uses the statewide NC Owner Exemption Affidavit. The owner must personally manage the work, be regularly on site, be present for inspections unless sealed plans are used, and occupy the completed building for 12 months without renting, leasing, or selling it during that period.

Contractor requirements

North Carolina requires a licensed general contractor for projects costing $40,000 or more. Electrical contractors must be licensed through the NC State Board of Examiners of Electrical Contractors, and other trade licensing rules apply as required by state law.

Fees

Minimum permit fee

$410 (residential new construction, 0-999 sq ft); $88 (individual residential trade permits)

Permit fee formula

Fees are primarily square-footage based by permit class, with flat-fee trade permits and flat miscellaneous permit categories. Residential new construction: $410 (0-999 sq ft), $550 (1000-1999 sq ft), $690 (2000-2999 sq ft), and so on.

Trade permit fee

$88 minimum for residential trade permits; Structural repair $95; Retaining wall $63; RV/travel trailer $95

Reinspection fee

$76 residential; $189 commercial

Penalty (no permit)

Residential: $379 plus permit fee (first offense), $757 plus permit fee (second offense). Commercial: $631 (first offense), $1,262 (second offense). Temporary certificate of occupancy: $50 residential, $100 commercial

Payment note

Madison County provides a separate Municipay page for standalone permit payments. Completed forms may be emailed to [email protected] with payment processing to follow.

Fees change. Verify current amounts at the official fee schedule (effective FY 2024-2025).

Work That Does NOT Require a Permit

• General repairs (excluded unless adding, changing, or altering what already exists)
• Qualifying one-story detached accessory structures under 144 square feet (per NC G.S. 160D-1110)
• Qualifying nonstructural residential repairs and replacements under $20,000 (per NC G.S. 160D-1110) that do not affect load-bearing elements, fire safety, or plumbing, gas, or electrical systems
• Qualifying replacement water heaters in one- and two-family dwellings (per NC G.S. 160D-1110)
• Certain farm buildings outside municipal jurisdiction (per NC G.S. 160D-1110), subject to statutory limitations

Important: Verify specific exemptions with Madison County Inspections before relying on statutory exemptions, as local conditions or site-specific requirements may apply.

Inspections

How to Schedule

• Madison County Inspections (828) 649-3766 (call day before by 3:00 PM) (phone)

Scheduling deadline

Inspection requests must be called in the day before by 3:00 PM.

Inspection hours

Monday through Friday, 7:00 AM to 4:00 PM. Certain remote routes (Spring Creek, Hot Springs, Big Laurel, Shelton Laurel) are inspected Tuesdays and Thursdays.

Typical inspection sequence: Planning and zoning review (if applicable), environmental health and addressing steps (if applicable), county permit issuance, staged building and trade inspections during construction, then final inspection and certificate of occupancy issuance.

Additional Resources

• Building code: North Carolina Building Code (2018 code set currently in effect pending 2024 rollout)
• Verify contractor license: NC Licensing Board for General Contractors
• Zoning information: View zoning info
• Madison County Land Use Ordinance (amended April 2024)
• Madison County Inspections and Zoning
• Madison County Planning and Zoning
• Madison County Planning Forms
• Madison County FAQ
• License lookup guide: North Carolina Contractor License Requirements
• Contract template: North Carolina Homeowner-Contractor Agreement
• North Carolina hub: North Carolina Contractor License & Permit Hub