Salem, VIRGINIA Building Permit Guide

Permit Authority

Salem is an independent city under Virginia law, separate from Roanoke County for permit-administration purposes. Permits are administered by the City of Salem, not by Roanoke County.

Department

Community Development Department, City of Salem; Building Inspections within Community Development

Address

21 South Bruffey Street, Salem, VA 24153

Phone

540-375-3032 for Community Development; 540-375-3036 for Building Inspections

Email

communitydev@salemva.gov

Website

https://www.salemva.gov/825/Permits

Online Permit Portal

Application Process

1. Create an account in the Salem permit portal. The City provides a dedicated Create an Account guide and the portal sign-in page offers account creation.
2. Start a new permit in the portal. Salem's Apply for a New Permit guide instructs users to log in, select the permit category, search for or create the address, and complete the application screens.
3. Upload required plans and supporting files through the portal. Salem's permit page states applicants can view submitted documents in the portal and upload files to existing applications.
4. Submit the application for City review. Salem states all permit applications are now submitted through the portal and applicants can view real-time application status there.
5. Pay fees through the portal once invoiced. The permit page and fee guide state all permit payments must be paid through the application portal.
6. If comments are issued, respond and upload revised files through the portal until approvals are complete.
7. Once approved and fees are paid, print permit documents from the portal and schedule inspections through the same system.

Typical processing time: Salem posts next-business-day inspection scheduling for requests submitted before 4:00 p.m., but no general published permit issuance turnaround was located for all permit classes on the permit page or portal guides reviewed.

Source: Community Development Department, City of Salem; Building Inspections within Community Development

General Requirements

Salem administers permits under the Virginia Uniform Statewide Building Code. Permits are required before regulated construction, alteration, repair, demolition, occupancy changes, and electrical, plumbing, mechanical, gas, and related systems work subject to the Virginia Construction Code. Salem's inspection and permit pages are framed around those code-administered permit types.

Required Documents

• Online permit application
• Uploaded plans and files
• Project-specific materials
• Third-party inspection requirements where applicable
• Sign, planning, and site-plan documents through Community Development

Permit validity

No Salem-specific webpage on the permit page reviewed stated a different local expiration rule. Virginia Construction Code default timing applies unless the City states otherwise: permit applications are abandoned after six months if not pursued, and issued permits may be revoked when work does not start within six months or is suspended or abandoned for six months, subject to extensions.

Building code

Salem enforces the Virginia Uniform Statewide Building Code. The City states that effective January 18, 2024 applicants may choose to work in either the 2018 or 2021 codes for building, mechanical, plumbing, fuel gas, fire, and maintenance codes, and in either the 2017 or 2020 National Electrical Code.

Owner-builder

Salem's public permit pages reviewed did not post a separate owner-builder handout. Virginia law still allows permit issuance on proof of Virginia contractor licensure or a written exemption statement when the applicant is exempt, and owner-applicants remain responsible for compliance.

Contractor requirements

Contractor licensing is regulated at the state level through DPOR. Salem's permit system is directed at applicants and contractors through the portal, and Virginia Code section 54.1-1111 applies to permit issuance. Salem also operates local business-license administration through the Commissioner of the Revenue.

Fees

Minimum permit fee

$35.00 for building permits at valuations up to $1,000. Miscellaneous fees include a $25.00 zoning permit and $30.00 certificate of occupancy and service inspection permit.

Plan check fee

New residential plan review is 10% of permit fee or $30.00, whichever is greater. All commercial plan review is also listed on the fee schedule.

Permit fee formula

Mixed valuation-based and flat fees. Building permits are valuation based, with the schedule stepping from $35.00 up to $490.00 at $100,000 valuation, then adding $3.50 per additional $1,000 over $100,000. Trade permits for electrical, plumbing, mechanical, sign, LP gas, and cross connection are listed separately.

Reinspection fee

Reinspection fee is listed as applying on the third visit. The fee schedule also states that if a permit is obtained after work has started, fees will be double the amount shown.

Payment note

Salem states all permit payments must be processed through the portal. The City says it does not charge transaction fees for online payment, but applicants should check whether their financial institution charges fees for card or eCheck transactions or insufficient funds.

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

Work That Does NOT Require a Permit

• Salem does not publish a separate city-specific exemption list on the permit page reviewed, so the Virginia Construction Code exemption list applies, including qualifying ordinary repairs and listed permit exemptions in 13VAC5-63.
• Examples under the Virginia code include certain small detached accessory structures up to 256 square feet, qualifying fences, qualifying retaining walls, certain small or shallow pools, qualifying signs, flagpoles 30 feet or less, certain utility buildings, certain temporary ramps, and qualifying low-voltage electrical work.
• Ordinary repairs exempted by the Virginia code, including qualifying like-for-like replacements and finish work, where the specific exemption criteria are met.

Inspections

How to Schedule

• Salem permit portal (online)
• 540-375-3037 (phone)

Scheduling deadline

Requests placed before 4:00 p.m. are scheduled for the following business day; requests after 4:00 p.m. are scheduled for the second working day.

Inspection hours

Monday through Friday, 7:00 a.m. to 4:00 p.m.

Time windows

Inspections can be scheduled for the following workday up to 4:00 p.m. and users can select all-day, morning, or afternoon inspection slots.

Typical inspection sequence: Salem publishes a typical order including temporary electric, footing, foundation, plumbing groundwork, electrical groundwork, slab, electrical rough-in, mechanical rough-in, plumbing rough-in, electrical above-ceiling, framing above-ceiling, water line, sewer line, framing, insulation, backflow device, air barrier, electrical final, mechanical final, plumbing final, and building final.

Third-party inspection policy states third-party inspections may be approved only in limited circumstances, including when City inspectors cannot make a requested inspection within two working days, and only with written advance approval by the Building Official.

Additional Resources

• Building code: Salem enforces the Virginia Uniform Statewide Building Code. The City states that effective January 18, 2024 applicants may choose to work in either the 2018 or 2021 codes for building, mechanical, plumbing, fuel gas, fire, and maintenance codes, and in either the 2017 or 2020 National Electrical Code.
• Verify contractor license: Virginia contractor licensing board
• Zoning information: View zoning info
• Community Development Directory and Contacts
• Building Inspections
• Inspection Types and Sequence
• Third-Party Inspection Requirements
• Commissioner of the Revenue
• Virginia Construction Code permit and exemption provisions
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

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