Building Permits in Winston-Salem

Winston-Salem requires a building permit for most construction, alteration, and repair work affecting structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Winston-Salem Inspections Division, a division of the Department of Planning & Development Services, which administers plan review, permit issuance, and field inspections for property within the city limits.

North Carolina State Building Code — A Mandatory Statewide Standard

A key distinction for anyone building in Winston-Salem: unlike many states where cities adopt and amend their own local building codes, North Carolina mandates a single statewide building code for all jurisdictions. The NC State Building Code is adopted and maintained by the NC Building Code Council and administered by the NC Department of Insurance — Office of the State Fire Marshal. Local governments like Winston-Salem enforce the NC State Building Code but cannot adopt independent local amendments beyond what state law explicitly authorizes.

The NC State Building Code family includes volumes based on the International Building Code (IBC), International Residential Code (IRC), International Mechanical Code (IMC), International Plumbing Code (IPC), International Energy Conservation Code (IECC), and National Electrical Code (NEC) — all with North Carolina-specific modifications. Always use the officially adopted NC version, not the bare I-Code, because NC modifications are mandatory and differ from the base publications.

Winston-Salem and Forsyth County — Shared Zoning, Separate Inspections

Winston-Salem has a uniquely integrated planning structure: the City of Winston-Salem and Forsyth County share a joint City-County Planning Board (CCPB) that governs zoning, land-use review, and the Unified Development Ordinances for both jurisdictions. The CCPB makes land-use decisions — zoning approvals, rezoning petitions, variances, conditional use permits, and subdivision plats — for properties in both the city and the unincorporated county.

However, building permit issuance and inspections are handled separately by jurisdiction:

• Within Winston-Salem city limits: Permits are issued by the City of Winston-Salem Inspections Division
• In unincorporated Forsyth County (outside city limits): Permits are issued by the Forsyth County Inspections Department

Before applying for a building permit, verify which jurisdiction your property falls in and confirm that your proposed project complies with the CCPB-administered Unified Development Ordinance (UDO) for that jurisdiction. A project must comply with both the applicable UDO (zoning) and the NC State Building Code (building) before work begins.

When You Need a Permit

Under North Carolina General Statute § 160D-1110, a permit is required in Winston-Salem for:

• New construction, additions, and accessory structures (including ADUs — Accessory Dwelling Units)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC, gas) changes beyond minor repairs
• Reroofing and window or door openings in exterior walls
• Swimming pools, hot tubs, and retaining walls above applicable height thresholds
• Demolition of any habitable structure
• Change of use or occupancy classification
• Movement of a structure to a different location

Minor cosmetic work — interior painting, floor coverings, and cabinet replacements without plumbing or electrical changes — is generally exempt. When in doubt, contact the Winston-Salem Inspections Division before starting work; performing unpermitted work that required a permit can result in stop-work orders, fines, and mandatory demolition.

Note: separate trade permits are typically required for each discipline involved (building, electrical, mechanical, plumbing).

Winston-Salem Online Permit Portal — Citizen Access

The Winston-Salem Online Permit Portal (Citizen Access) on cityofws.org is the City's electronic system for permit applications, plan review submission, fee payment, and inspection scheduling. Through the portal you can:

• Create an account and submit new permit applications
• Upload construction documents for electronic plan review
• Track application status and review comments from multiple disciplines
• Respond to correction requests and resubmit revised documents
• Pay permit fees
• Request and track required inspections

In-person service is available at City Hall during normal business hours for applicants who prefer walk-in assistance or have questions about a specific project.

Permit Costs

Winston-Salem permit fees are established in the City's official Inspections Division Fee Schedule. Fees are typically based on:

• Building permit fee — scales with estimated project valuation
• Plan review fee — calculated as a percentage of the building permit fee for projects requiring plan check
• Trade permit fees — separate fees for electrical, plumbing, and mechanical work
• Impact fees — for new construction or additions that increase gross floor area (may include water, sewer, and transportation components)

Always check the current fee schedule on cityofws.org or contact the Inspections Division directly. Do not rely on third-party estimates for fee planning purposes — the official schedule is the authoritative source.

Typical Timeline

Timelines vary with application volume, project complexity, and the number of review disciplines required.

Each correction cycle generally requires a resubmittal through the portal. Addressing all review comments fully and accurately in the first resubmittal reduces the number of cycles required.

The Process

1. Zoning verification: Confirm your property's zoning district and that the proposed use is permitted under the applicable Unified Development Ordinance (UDO), which is administered by the City-County Planning Board. Contact Winston-Salem Planning at (336) 747-7057 if you need assistance.
2. Special approvals: Determine whether your project requires a conditional use permit, variance, or other land-use approval from the CCPB before a building permit can be issued.
3. Plans: Prepare construction documents. Projects above certain thresholds require drawings stamped by a licensed North Carolina architect or engineer.
4. Apply via portal: Create or log into your account on the Winston-Salem Online Permit Portal, start a new permit application, and upload all required documents and plan sets.
5. Plan review: City Inspections Division reviewers — building, zoning, electrical, plumbing, mechanical, fire, and others as applicable — check the plans for compliance with the NC State Building Code and the UDO.
6. Corrections: Review comments are issued through the portal. Respond to all comments, revise plans, and resubmit until all disciplines approve.
7. Pay fees and receive permit: Once all reviews are approved, pay remaining fees and download or pick up your issued permit.
8. Post permit on site: The approved permit and plans must be kept at the construction site and available for inspector review during all inspection visits.
9. Inspections: Request required inspections at each construction phase through the portal or by calling the Inspections Division.
10. Final: Pass final inspection and, where required, obtain a Certificate of Occupancy (CO) before occupying the building.

Inspections

All permitted work must be inspected by Winston-Salem Inspections Division field staff at each required phase. Typical inspection stages for a residential project include:

• Footing and foundation
• Underground plumbing and electrical
• Framing
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall / sheathing
• Final building and trade inspections

Inspections are requested through the Winston-Salem Online Permit Portal or by contacting the Inspections Division directly. Requests must generally be submitted by the daily cutoff to be scheduled for the following business day.

Important: permits that have had no inspection activity within a set period are subject to expiration under NC General Statute § 160D-1110. Schedule inspections proactively as each construction phase is completed. A re-inspection fee may be charged if work is not ready at the time of a scheduled inspection.

Common Reasons for Denial or Correction Comments

• Plans do not comply with the current NC State Building Code or NC-specific amendments
• Missing structural calculations, energy code compliance documentation (NC Energy Conservation Code), or required professional seals from a licensed NC architect or engineer
• Zoning conflicts under the applicable UDO (setbacks, height limits, lot coverage, permitted uses)
• Required CCPB approval (rezoning, variance, conditional use permit) not yet obtained
• Missing civil or site review items: stormwater management, grading, right-of-way, or utility clearances
• Fire review items not addressed: fire separation, sprinkler requirements, egress
• Historic district or overlay zone review not completed
• Incomplete submittal — missing documents, trade applications, or site plan components
• Work already started without a permit (stop-work order must be resolved and addressed before permit issuance)

Official Sources

The authoritative source for Winston-Salem building permits is the City of Winston-Salem Inspections Division at cityofws.org. For zoning compliance and UDO questions, contact Winston-Salem Planning at (336) 747-7057 or through the Department of Planning & Development Services. For NC State Building Code questions, contact the NC Department of Insurance — Office of the State Fire Marshal. See the sources listed in the frontmatter for direct links to the permit portal, municipal code, NC Building Code, and governing state statute.

Disclaimer: This guide summarizes publicly available information from official City of Winston-Salem and State of North Carolina sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code and permitting requirements change — always confirm current rules with the City of Winston-Salem Inspections Division and consult the NC State Building Code before submitting plans or starting construction.