Virginia Beach, VA - 2026 Building Permit Guide

Quick Start

Permit Authority

Virginia Beach is an independent city under Virginia law, so building permits are administered by the City of Virginia Beach rather than by any county. Permits & Inspections administers the Virginia Uniform Statewide Building Code locally within city limits, while separate local review layers such as zoning, floodplain, Chesapeake Bay Preservation Area review, wetlands and waterfront approvals, historic district review, and AICUZ overlay rules can affect whether and how a permit may be issued.

Department

Permits & Inspections, Planning & Community Development Department

Address

Building 3, Municipal Center, 2403 Courthouse Drive, Virginia Beach, VA 23456-9101

Phone

757-385-4211

Email

perminsp@vbgov.com

Website

https://planning.virginiabeach.gov/divisions-offices/permits-inspections

Online Permit Portal

Application Process

1. Confirm the permit path and any parallel approvals. Virginia Beach publishes separate commercial and residential building permit pages, and site-specific approvals may also be needed for floodplain work, CBPA or Resource Protection Area impacts, wetlands or waterfront work, historic districts, right of way work, or AICUZ-regulated property.
2. Prepare the permit application. The city provides current commercial and residential permit application forms and requires basic owner, applicant, mechanic's lien agent, contractor or RDP, project scope, square footage, and valuation information.
3. Assemble supporting documents based on scope. Commercial plan review requires a $200 plan review deposit, cover letter, two copies of signed and sealed plans, site plan, and detailed architectural and structural information. Residential projects use the residential application and project-specific supporting documents.
4. Submit through Accela or at the counter if the project qualifies for small plan set counter intake. Virginia Beach states that Permits & Inspections accepts counter submittals for small plan sets only.
5. Respond to review comments or revision requests. The city publishes plan review revision fees for both residential and commercial work.
6. Pay permit and related fees. Virginia Beach's current fee sheets add a 2 percent state levy to listed permit fees and assess a $10 technology fee on all permits.
7. Receive the issued permit, post and use it as required, and schedule inspections through the online permitting service as work reaches the required inspection stages.

Typical processing time: No standard citywide turnaround for ordinary building permits was located on Virginia Beach's public permit pages. Public materials describe the submission process, plan review deposits, and inspection scheduling rules, but do not publish a general permit review SLA.

Source: Permits & Inspections, Planning & Community Development Department

General Requirements

Virginia Beach requires permits for building or altering structures, including structural work, changes affecting egress, additions, many accessory structures, pools, driveways, waterfront structures, demolition, and lot line changes that affect existing structures. Under the Virginia Construction Code, permits are generally required before construction, demolition, structural alteration, system changes, regulated equipment work, changes of occupancy requiring a new certificate of occupancy, lot line moves that reduce safety, and asbestos disturbance during construction or demolition. In addition, any manmade change in a Special Flood Hazard Area requires floodplain permitting, and historic district exterior work requires a certificate of appropriateness before permit issuance.

Required Documents

• Local permit application
• Owner and applicant contact information
• Mechanic's lien agent designation or 'None Designated'
• Contractor or registered design professional information
• Project valuation and scope
• Project-specific supporting materials
• Commercial plan review: cover letter, two signed and sealed plan sets, site plan, and detailed architectural and structural information
• Asbestos certification, demolition permit application, floodplain documentation, elevation information, wetlands or JPA submittals, CBPA preliminary project request forms, or historic district COA materials as applicable

Permit validity

Under the 2021 Virginia Construction Code, an application is abandoned six months after filing unless the application is being pursued in good faith or a permit has been issued. After issuance, the building official may revoke a permit if work does not begin within six months or if work is suspended or abandoned for six months. Written extensions of up to one year each may be granted.

Building code

Virginia Beach administers the Virginia Uniform Statewide Building Code locally. DHCD states that Virginia adopted the 2021 I-Codes as referenced in the 2021 Virginia Construction Code effective January 18, 2024, along with the 2021 Statewide Fire Prevention Code and the 2020 National Electrical Code.

Owner-builder

Virginia Beach's application forms allow the applicant to apply as an owner occupant, contractor, or registered design professional. State code still requires the applicant to provide either proof of contractor licensure or a written statement that the applicant is not subject to contractor licensure. If someone other than the owner, lessee, licensed design professional, or contractor applies on the owner's behalf, the city publishes an Affidavit of Permit Authorization form.

Contractor requirements

Virginia Code section 54.1-1111 requires proof of Virginia contractor licensure or certification, or a written statement of exemption, before permit issuance. Virginia Beach's contractor update form requires the contractor's Virginia state registration number, class code, and specialty classification, and states that out-of-city contractors with gross receipts of $25,000 or greater will need a Virginia Beach business license.

Fees

Minimum permit fee

$50

Plan check fee

Residential plan review fee $100, residential counter plan review $25, residential plan review revision $25. Commercial plan review fee $200, commercial minor $100, commercial counter plan review $50, commercial plan review revision $100, and special use and occupancy review $400.

Permit fee formula

Mixed formulas. Residential heated new construction and additions are $50 plus $7 per 100 square feet; non-heated residential work is $50 plus $4 per 100 square feet; commercial new construction and additions are $50 plus $8 per 100 square feet; non-heated commercial storage is $50 plus $4 per 100 square feet; and both residential and commercial alterations are $50 plus $5 per $1,000 of construction value or fraction thereof. The city also adds a 2 percent state levy and a $10 technology fee to permits.

Reinspection fee

$75

Penalty (no permit)

Administrative fee for beginning work without a permit is $250.

Payment note

The city's April 10, 2025 relocation notice states that Planning now accepts e-check payments online in addition to checks or credit card payments at the Planning counter. The refund policy states that no refunds are issued for plan review fees, the $10 technology fee, or the 2 percent state levy.

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

Work That Does NOT Require a Permit

• Low-voltage wiring and equipment under the Virginia Construction Code exemption, including certain systems operating at less than 50 volts
• Detached one-story tool and storage sheds, playhouses, and similar structures not exceeding 256 square feet
• Detached prefabricated utility buildings not exceeding 150 square feet
• Tents or air-supported structures of 900 square feet or less with occupant load of 50 or less
• Fences, unless required for pedestrian safety or used as a swimming pool barrier
• Concrete or masonry walls not exceeding 6 feet above finished grade
• Retaining walls supporting less than 3 feet of unbalanced fill and not carrying surcharge other than ordinary unbalanced fill
• Swimming pools with surface area not greater than 150 square feet and depth less than 24 inches
• Replacement of above-ground LP-gas containers of the same capacity in the same location 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
• Same-size residential window and door replacements that do not alter the framed opening and are not required to be fire rated in the covered occupancy groups
• Plumbing fixture and well pump replacement without changes to supply, drainage, or vent systems
• Replacement of general-use switches, receptacles, lighting fixtures, and ceiling fans in covered dwelling occupancies
• Replacement of non-gas and non-oil mechanical appliances in covered dwelling occupancies
• Installation or replacement of floor finishes
• Installation or replacement of cabinetry or trim
• Painting or wallpapering

Inspections

How to Schedule

• Permits & Inspections Online Portal (web)

Scheduling deadline

Inspections may be scheduled up to five working days in advance, but must be scheduled before 8 a.m. for the day desired. Schedule no later than 7 a.m. to assure the information is recorded in time.

Inspection hours

Portal is available 24 hours a day, 7 days a week. Inspectors may be contacted between 8 a.m. and 9 a.m. on the day of inspection.

Typical inspection sequence: Commercial sequence includes setback or footing, slab or foundation, above-ceiling, framing or insulation, and final, with scope-specific variants for alterations, sheds over 256 square feet, trailers, and pools. Residential sequence includes setback or footing, slab or foundation, framing or insulation, and final depending on project type, with separate sequences for additions, interior alterations, siding or roofing or fences, sheds over 256 square feet, decks, pools, and mobile homes.

Same-day inspections are not available for requests entered after 8 a.m. The permit holder is responsible for scheduling at the proper stage and providing a ladder or other access if attic or roof access is needed.

Additional Resources

• Building code: Virginia Beach administers the Virginia Uniform Statewide Building Code locally. DHCD states that Virginia adopted the 2021 I-Codes as referenced in the 2021 Virginia Construction Code effective January 18, 2024, along with the 2021 Statewide Fire Prevention Code and the 2020 National Electrical Code.
• Zoning information: View zoning info
• Land Development Hub
• Site Plans
• Floodplain Management
• Elevation Certificates
• Wetlands Board and Waterfront Permitting
• Historical Review Board
• AICUZ Overlay
• Virginia Beach Zoning Ordinance
• Virginia Construction Code PDF
• Virginia Code Adoption Page
• Virginia Contractor Licensing Statute
• License lookup guide: Virginia Contractor License Requirements
• Contract template: Virginia Homeowner-Contractor Agreement
• Virginia hub: Virginia Contractor License & Permit Hub

Frequently Asked Questions

Virginia Beach Building Permit FAQ

Do I need a building permit in Virginia Beach, VA?

Virginia Beach requires permits for building or altering structures, including structural work, changes affecting egress, additions, many accessory structures, pools, driveways, waterfront structures, demolition, and lot line changes that affect existing structures. Under the Virginia Construction Code, permits are generally required before construction, demolition, structural alteration, system changes, regulated equipment work, changes of occupancy requiring a new certificate of occupancy, lot line moves that reduce safety, and asbestos disturbance during construction or demolition. In addition, any manmade change in a Special Flood Hazard Area requires floodplain permitting, and historic district exterior work requires a certificate of appropriateness before permit issuance.

How much does a building permit cost in Virginia Beach, VA?

Building permit fees in Virginia Beach, VA are set by the local building department and vary by project type and valuation. The minimum permit fee is $50. Fees are calculated as: Mixed formulas. Residential heated new construction and additions are $50 plus $7 per 100 square feet; non-heated residential work is $50 plus $4 per 100 square feet; commercial new construction and additions are $50 plus $8 per 100 square feet; non-heated commercial storage is $50 plus $4 per 100 square feet; and both residential and commercial alterations are $50 plus $5 per $1,000 of construction value or fraction thereof. The city also adds a 2 percent state levy and a $10 technology fee to permits.. Plan check fee: Residential plan review fee $100, residential counter plan review $25, residential plan review revision $25. Commercial plan review fee $200, commercial minor $100, commercial counter plan review $50, commercial plan review revision $100, and special use and occupancy review $400..

How do I apply for a building permit in Virginia Beach, VA?

To apply for a building permit in Virginia Beach, VA, follow these steps: 1. Confirm the permit path and any parallel approvals. Virginia Beach publishes separate commercial and residential building permit pages, and site-specific approvals may also be needed for floodplain work, CBPA or Resource Protection Area impacts, wetlands or waterfront work, historic districts, right of way work, or AICUZ-regulated property. 2. Prepare the permit application. The city provides current commercial and residential permit application forms and requires basic owner, applicant, mechanic's lien agent, contractor or RDP, project scope, square footage, and valuation information. 3. Assemble supporting documents based on scope. Commercial plan review requires a $200 plan review deposit, cover letter, two copies of signed and sealed plans, site plan, and detailed architectural and structural information. Residential projects use the residential application and project-specific supporting documents. 4. Submit through Accela or at the counter if the project qualifies for small plan set counter intake. Virginia Beach states that Permits & Inspections accepts counter submittals for small plan sets only. 5. Respond to review comments or revision requests. The city publishes plan review revision fees for both residential and commercial work. 6. Pay permit and related fees. Virginia Beach's current fee sheets add a 2 percent state levy to listed permit fees and assess a $10 technology fee on all permits. 7. Receive the issued permit, post and use it as required, and schedule inspections through the online permitting service as work reaches the required inspection stages.

How long does it take to get a building permit in Virginia Beach, VA?

Building permit processing times in Virginia Beach, VA typically run No standard citywide turnaround for ordinary building permits was located on Virginia Beach's public permit pages. Public materials describe the submission process, plan review deposits, and inspection scheduling rules, but do not publish a general permit review SLA.. Timelines can vary based on project complexity and current department workload.

What work is exempt from building permits in Virginia Beach, VA?

Not all construction work requires a permit in Virginia Beach, VA. The following work is generally exempt: Low-voltage wiring and equipment under the Virginia Construction Code exemption, including certain systems operating at less than 50 volts; Detached one-story tool and storage sheds, playhouses, and similar structures not exceeding 256 square feet; Detached prefabricated utility buildings not exceeding 150 square feet; Tents or air-supported structures of 900 square feet or less with occupant load of 50 or less; Fences, unless required for pedestrian safety or used as a swimming pool barrier; Concrete or masonry walls not exceeding 6 feet above finished grade; Retaining walls supporting less than 3 feet of unbalanced fill and not carrying surcharge other than ordinary unbalanced fill; Swimming pools with surface area not greater than 150 square feet and depth less than 24 inches; Replacement of above-ground LP-gas containers of the same capacity in the same location 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; Same-size residential window and door replacements that do not alter the framed opening and are not required to be fire rated in the covered occupancy groups; Plumbing fixture and well pump replacement without changes to supply, drainage, or vent systems; Replacement of general-use switches, receptacles, lighting fixtures, and ceiling fans in covered dwelling occupancies; Replacement of non-gas and non-oil mechanical appliances in covered dwelling occupancies; Installation or replacement of floor finishes; Installation or replacement of cabinetry or trim; Painting or wallpapering. When in doubt, confirm with the local building department before starting work.

How do I schedule a building inspection in Virginia Beach, VA?

Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Virginia Beach, VA via: Permits & Inspections Online Portal. Inspections may be scheduled up to five working days in advance, but must be scheduled before 8 a.m. for the day desired. Schedule no later than 7 a.m. to assure the information is recorded in time..