City Building Permits

Richmond, VIRGINIA Building Permit Guide

How to apply for a building permit in Richmond, Virginia. Permit authority, application steps, fees, and inspection requirements.

Virginia City of Richmond Updated March 2026

Permit Authority

Richmond is an independent city under Virginia law and administers building permits within city limits through the City, not through Henrico County, Chesterfield County, or any regional county office. Building permits are routed across other Richmond agencies as needed, including Zoning, Planning and Preservation, Land Use Administration, Commission of Architectural Review, Public Works, Public Utilities, Water Resources, Code Enforcement / Property Maintenance, and Fire.

Department
Department of Planning and Development Review, Bureau of Permits and Inspections
Address
900 E. Broad St., Room 108, Richmond, VA 23219
Phone
804-646-4169
Website
https://www.rva.gov/planning-development-review/permits-and-inspections

Online Permit Portal

Open Online Permit Portal (OPP)

Platform: EnerGov Self Service / Citizen Self Service • Account required: Yes • Submission: In-person only

Application Process

  1. Confirm project scope and related approvals before applying. Richmond notes that building permits are reviewed by multiple agencies, and zoning approval is required for most building permit applications, including interior renovations. Historic district review, Water Resources review, right-of-way permits, and other related approvals may be needed depending on site conditions and scope.
  2. Register for OPP using the same email consistently across portal activity, then start the correct application type. Richmond uses OPP for residential and commercial building permits, commercial electrical and mechanical permits, residential trade permits, Certificates of Zoning Compliance, and Plans of Development.
  3. Submit the application with the project address, work description, estimated construction value, and owner / contractor / architect / engineer contact information as applicable. Upload the required plans and supporting documents. Richmond's current residential and commercial submittal guides provide plan-set and document checklists.
  4. Provide contractor licensing information or an owner statement. Richmond requires confirmation of the appropriate Virginia DPOR contractor license classification before routing a submission to plan reviewers. If contractor work in Richmond totals $25,000 or more over the prior 12 months, confirmation of a City of Richmond business license is also required before processing. Applicants proceeding without a contractor must submit the City's Building Permit Owner Statement affidavit.
  5. Pay invoiced fees through the permit portal once the Permit Technician has reviewed and processed the submission. Richmond states permit fees are invoiced through the portal after intake review.
  6. Undergo concurrent plan review by the required city departments. Review comments are returned through the portal and by email. Revised documents must be resubmitted in full, and Richmond instructs applicants to notify the plan reviewer after uploading revised materials.
  7. After approval and final payment, Richmond uploads the issued permit and stamped documents to OPP. A copy of the permit and approved documents must be kept on site for inspectors.
  8. Schedule inspections through OPP or the City's automated inspection system. Obtain all required finals and, where applicable, a Certificate of Occupancy before occupancy or change of use.

Typical processing time: Richmond states some application types may take as long as 2-3 weeks. For commercial building review, the Building Department states initial review is typically 5-10 city business days for projects from $1 million to $1.5 million, 10-20 city business days for projects from $1.5 million to $20 million, and 30+ city business days for projects over $20 million.

Source: Department of Planning and Development Review, Bureau of Permits and Inspections

General Requirements

Richmond requires a building permit before new construction or alterations to a building. The City notes that the building permit covers the building and structural portion only, while electrical, mechanical, plumbing, and gas piping work require separate trade permits. The City and Virginia code sources also cover additions, repairs, demolition, removal, occupancy-related work, change of use or occupancy, and regulated structural or systems work.

Required Documents

  • Permit application
  • Project address and scope
  • Estimated value
  • Owner, contractor, and design-professional contacts
  • Contractor license information or owner affidavit
  • Project plans and supporting documents
Permit validity
Richmond's current residential and commercial plan-review guides state building permits are valid for 180 days from issuance. Each building inspection extends the permit for another 180 days from the last inspection date. If a permit expires, Richmond provides a permit extension application for a 180-day extension.
Building code
Richmond's current published guides state the City enforces the 2021 Virginia Construction Code package, effective January 18, 2024, including the 2021 Virginia Building Code, 2021 Virginia Residential Code, 2021 Virginia Existing Building Code, 2021 Virginia Statewide Fire Prevention Code, 2021 Virginia Energy Conservation Code, 2021 Virginia Mechanical Code, 2021 Virginia Plumbing Code, 2021 Virginia Fuel Gas Code, 2020 National Electrical Code, and 2017 ICC A117.1. Local overlay review can also affect permit issuance, including old and historic district review, floodplain review, Chesapeake Bay Preservation Area review, stormwater and erosion control review, and public right-of-way review.
Owner-builder
Richmond allows an applicant to apply without naming a contractor if the applicant submits a written statement supported by affidavit stating the applicant is not subject to contractor licensure or certification under Virginia Code Title 54.1-1111. Richmond publishes a Building Permit Owner Statement form for this purpose.
Contractor requirements
Richmond requires confirmation of a valid Virginia DPOR contractor license with the appropriate classification before a submission is invoiced and routed to plan examiners. Contractors must also confirm they hold a valid Virginia business license. If the total construction value of the contractor's work in Richmond reaches $25,000 or more during the prior 12 months, confirmation of a City of Richmond business license is required before the submission can be processed.

Fees

Minimum permit fee
Residential permits are $63.00 for work valued from $0 to $2,000. Commercial permits are $131.00 for work valued from $0 to $2,000.
Plan check fee
Richmond does not publish a separate standard line item labeled 'plan check fee' on the fee schedule, but it does publish plan-review-related charges: minimum administrative fee for withdrawn or rejected permits is 5% of the initial permit fee with a $25.00 minimum; minimum plan review fee for withdrawn or rejected permits where review has been undertaken is 10% of the initial permit fee with a $25.00 minimum; minimum revised plan fee after permit issuance is 10% of the initial permit fee with a $30.00 minimum.
Permit fee formula
Primarily valuation-based. For residential 1- and 2-family work over $2,000, the fee is $63.00 plus $6.07 per $1,000 or fraction thereof. For commercial work over $2,000, the fee is $131.00 plus $8.50 per $1,000 or fraction thereof. Richmond states value of work equals the higher of the contractor estimate or RS Means price. Demolition has flat fees with a square-foot add-on for larger commercial demolition.
Reinspection fee
Reinspection or failure to appear for an on-site inspection during normal working hours is $32.00 residential and $63.00 commercial. After-hours inspections are $110.00 per hour.
Penalty (no permit)
Working without a permit investigation / stop-work order fee is $400.00 per permit.
Payment note
Richmond invoices permit fees through OPP after Permit Technician intake review. The City online portal supports payment after invoice issuance, and the City also states applications and payments received by mail are still accepted. A 2.0% state surcharge is added to the final calculated permit fee.

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

Work That Does NOT Require a Permit

  • Installation of wiring and equipment operating at less than 50 volts, certain broadband communications work, and certain dwelling-unit monitoring or automation systems, unless located in a plenum, penetrating rated construction, or serving listed fire or life safety systems.
  • One-story detached tool and storage sheds, playhouses, or similar structures up to 256 square feet, if not Group F-1 or H. Richmond notes this still requires a zoning permit application.
  • Detached prefabricated utility buildings up to 150 square feet for publicly regulated utility service equipment. Richmond notes a zoning permit is required.
  • Tents or air-supported structures of 900 square feet or less with occupant load 50 or less.
  • Fences of any height unless required for pedestrian safety or used as a swimming pool barrier. Zoning regulations may still apply.
  • Concrete or masonry walls not over 6 feet above finished grade. Zoning regulations may still apply.
  • Retaining walls supporting less than 3 feet of unbalanced fill and not supporting surcharge beyond ordinary unbalanced fill.
  • Swimming pools not greater than 150 square feet in surface area and less than 24 inches deep.
  • Replacement of above-ground existing LP-gas containers of the same capacity in the same location and associated regulators when installed by the serving gas supplier.
  • Flagpoles 30 feet or less in height.
  • Temporary ramps serving certain dwelling units where the entrance served is no more than 30 inches above grade.
  • Minor and ordinary construction work deemed by the building official not to adversely affect public health or general safety.
  • Ordinary repairs listed in the Virginia code and Richmond guides, including qualifying replacement windows and doors, replacement plumbing fixtures and well pumps without system alterations, certain receptacle and switch replacements, certain nongas and nonoil appliance replacements in qualifying residential occupancies, qualifying roofing and siding replacement, limited roof decking replacement, floor finishes, interior finishes, cabinetry or trim, and paint or wallpaper.

Important: The City's current guides state that permit requirements can still apply for otherwise exempt items in historic districts and in special flood hazard areas.

Inspections

How to Schedule

Scheduling deadline
Inspection requests can be made 24 hours a day. All building inspections must be scheduled before midnight on the day prior to the inspection appointment.
Inspection hours
Not published with standard AM / PM field windows for ordinary building inspections. After-hours inspections are available for a fee.

Typical inspection sequence: Richmond's current guides list the typical building sequence as footing, foundation, slab, framing, insulation, sill, veneer, fire separation where applicable, other specialty inspections as needed, partial final for large commercial projects where applicable, and final. Trade rough-ins must be approved before framing, and underslab trade inspections must be approved before slab inspection.

Additional Resources

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the Department of Planning and Development Review, Bureau of Permits and Inspections before applying.

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Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.