Building Permits in Richmond

Richmond requires a building permit for most construction, alteration, and repair work that affects structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Richmond Department of Planning and Development Review — Permits and Inspections Bureau. Applications are managed through the Richmond Planning & Development Portal (ePermitting) at rva.gov.

As an independent city and the capital of Virginia, Richmond is not part of any county. All local government functions — including all permitting, inspections, and historic preservation review — are handled entirely by the City.

The Virginia Uniform Statewide Building Code (VUSBC)

Richmond does not adopt its own local building code. Instead, it is governed by the Virginia Uniform Statewide Building Code (VUSBC), which is:

• Mandatory statewide — every Virginia locality must enforce it
• Administered by the Virginia Department of Housing and Community Development (DHCD) and the Virginia Board of Housing and Community Development
• Based on the International Building Code (IBC) and International Residential Code (IRC) with Virginia-specific amendments
• Updated on a cycle tied to new editions of the I-Codes

Local amendments are not permitted. The same building code standards apply across all Virginia localities, including Richmond. The current edition in effect is the 2021 VUSBC; always confirm the active edition with the Permits and Inspections Bureau or the Virginia DHCD website.

Historic Preservation Districts and the Commission of Architectural Review (CAR)

Richmond has extensive historic resources, and several neighborhoods are designated Old and Historic Districts regulated by the Commission of Architectural Review (CAR). Examples include Church Hill, Carver, Jackson Ward, Monroe Ward, and portions of Monument Avenue.

If your property lies within one of these districts, exterior changes visible from a public street, alley, or way typically require a Certificate of Appropriateness (COA) from the CAR before the Permits and Inspections Bureau will issue a building permit. CAR review evaluates whether proposed work is compatible with the historic character of the district.

Work subject to CAR review may include:

• New construction, additions, and exterior alterations to existing structures
• Changes to rooflines, windows, doors, siding, and masonry
• Demolition of contributing structures
• New accessory structures visible from a public way

Check early. CAR review adds a step — and potentially additional time — to the permit process. Contact the Department of Planning and Development Review to determine whether your parcel is in a regulated historic overlay before preparing plans.

When You Need a Permit

You generally need a building permit in Richmond for:

• New construction, additions, and accessory structures (including ADUs and detached garages)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Reroofing and changes to exterior wall openings (windows, doors)
• Swimming pools and spas
• Retaining walls above a height threshold
• Demolition of habitable structures

Minor cosmetic work — interior painting, floor coverings, cabinet replacement without plumbing or electrical changes — is typically exempt. When in doubt, contact the Permits and Inspections Bureau before beginning work.

The Richmond Planning & Development Portal (ePermitting)

The Richmond Planning & Development Portal is the primary channel for permit applications. Through the portal you can:

• Create an individual or contractor account
• Submit permit applications for residential and commercial projects
• Upload construction documents for electronic plan review
• Respond to plan review correction comments
• Pay fees online
• Request and track inspections

In-person service is also available at the Department of Planning and Development Review. Contact the Permits and Inspections Bureau at (804) 646-6304 or visit rva.gov/planning-development-review/permits-inspections for current hours and location.

Permit Costs

Richmond permit fees are based on project valuation and the City's adopted fee schedule. Typical fee components include:

• Building permit fee — scales with construction valuation
• Plan review fee — a percentage of the building permit fee, charged at the time of application
• Trade permit fees — separate fees for electrical, plumbing, and mechanical permits
• Impact or connection fees — may apply for new construction or expanded square footage (water, sewer)

Do not rely on third-party estimates. Always check the current official fee schedule from the Permits and Inspections Bureau at rva.gov before submitting.

Typical Timeline

Actual timelines vary with project complexity and current Bureau workload. General expectations:

Second and subsequent correction cycles are typically faster than the initial review if all comments are fully addressed.

The Process

1. Pre-submittal: Verify your zoning district using the City's planning resources; confirm whether your parcel is in an Old and Historic District requiring CAR review; check your parcel for flood zone designation using the FEMA Flood Map Service Center
2. Historic review (if applicable): If a Certificate of Appropriateness is required, submit your COA application to the Commission of Architectural Review and obtain approval before — or in parallel with — building permit submittal
3. Plans: Prepare construction drawings; a Virginia-licensed architect or engineer stamp is required for many project types
4. Submit online: Create an account in the Richmond Planning & Development Portal, complete the application, upload documents, and pay fees
5. Plan review: Reviewers check for compliance with the VUSBC and City zoning ordinance; multiple disciplines may review (building, structural, electrical, plumbing, mechanical, fire, zoning)
6. Corrections: Respond to review comments in the portal and resubmit revised documents
7. Permit issuance: Pay any remaining fees and receive the approved permit
8. Inspections: Schedule required inspections at each construction phase through the portal
9. Final: Pass the final inspection; obtain a Certificate of Occupancy where required

Inspections

Typical inspection stages for a residential project:

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

Schedule all inspections through the Richmond Planning & Development Portal or by contacting the Permits and Inspections Bureau directly at (804) 646-6304. Have the permit number available when requesting an inspection.

Common Reasons for Corrections or Denial

• Plans do not comply with the VUSBC (current IBC/IRC edition with Virginia amendments)
• Missing structural calculations, energy compliance documentation, or Virginia-licensed-professional stamps
• Zoning conflicts — setbacks, height limits, lot coverage, or use not permitted in the district
• Certificate of Appropriateness not obtained for work in an Old and Historic District
• Incomplete submittal or missing documents in the ePermitting portal
• Site or civil review items outstanding (drainage, right-of-way, utility clearances)
• Fire code or Life Safety review not completed for applicable project types

Official Sources

Always verify current requirements with the City of Richmond Permits and Inspections Bureau and the Virginia DHCD before submitting plans or starting construction. See the sources listed in the frontmatter for direct links to the ePermitting portal, the Permits and Inspections Bureau, the Richmond municipal code on Municode, and the VUSBC.

Disclaimer: This guide summarizes publicly available information from official City of Richmond and Virginia state 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 Richmond Department of Planning and Development Review and the Virginia Department of Housing and Community Development before submitting plans or beginning construction.