Frequently Asked Questions

(Note: The terms 'Building Code" and Building Permit" include electrical, mechanical and plumbing codes and permits where appropriate)

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When is a permit required?

Application for a permit shall be made to the building official and a permit shall be obtained prior to commencing any of the following activities:

Construction, reconstruction, alteration, repair, conversion or demolition of a building or structure, including the installation or altering of any equipment regulated by the USBC.

Change of Occupancy of an existing structure when a new certificate is required by the USBC

Movement of a lot line that increases the hazard to or decreases the level of safety of an existing building or structure.

Removing or disturbing any asbestos containing materials during demolition, alteration, renovation of or additions to buildings or structures.

Examples. A permit is required for the following:

Finish an unfinished area or basement
Add or replace an existing deck
Install attic pull-down stairs
Install new sump pump (not replacement)
Replace water or sewer service lines
Replace any fuel fired (gas, oil, etc.) appliances
Install swimming pool above or below ground when more than 24 inches deep
Install new attic fan (not replacement)
Retainining walls which retain more that 2 feet of unbalanced fill.
Installing new electrical circuits
Installing gas fired heaters or fireplace logs
Building a detached garage or utility building greater than 150 sq. ft. in size
Changes to duct systems, plumbing supply, drain, waste and vent piping, appliance vent systems and gas piping, other than reconnection to replacement equipment.

When is a permit not required?

A permit is not required for:

Ordinary repairs which do not involve any violations of the building code. These include painting, roofing, most glass, most doors, floor covering and porch flooring, repairs to plaster or interior tile and other wall covering, residential cabinets, and wiring and equipment operating under 50 volts.
Detached accessory structures less than 150 sq. ft. NOTE: must be structurally sound and anchored. Zoning permit is still required.
Tents or air supported structure less than 900 sq. ft. and less than 50 persons.
Fences and privacy walls (does not include retaining walls) that do not exceed six feet above finished grade.
Swimming pools meeting all three of the following conditions: less than 150 sq. ft., less than 5,000 gallons capacity and less than 24" deep. Pools that fail to meet any one of these coinditions require a permit.
Re-roofing of 1 and 2 family dwellings (roof covering only).
Most wiring and equipment that operates at less than 50 volts. (exceptions)
Replacement of plumbing and electrical fixtures, fittings, appliances, including electric water heaters, fans, humidifiers, dehumidifiers, air cleaners, and similar mechanical equipment, doors and windows with that of similar capacity in the same location in most residential uses.

Repairs

Repairs do not include work on walls or partitions, anything that effects structural integrity, anything that effects egress or exits,removal or disturbance of asbestos, or work changing or replacing plumbing, mechanical or electrical equipment or systems.

Examples. A permit is not required for:

Replacing existing plumbing fixtures when not altering supply or drain lines
Replacing existing electrical fixtures when not adding or extending circuits
Repair water heater
Repair furnace or central air unit ( permit required for motor or compressor replacement)
Build a storage shed less than 150 sq. ft. (requires zoning permit approval for location)
Replace deck or porch flooring boards
Painting or decorating
Replacing residential cabinets
Screen in existing covered porch
Pour concrete patio on grade level

If you are unable to determine if your work requires a permit, you may contact the permit counter during regular business hours at 772-2065.

What are the Permit fees?

Building permit fees are based on the estimated cost of construction. For new structures, the county utilizes an in-house construction cost chart for the purpose of estimating inspection costs. Estimated cost of interior alterations is provided by the permit applicant. Fees are then calculated on a per-thousand basis.

A minimum fee of $30.00 is charged for all permits and this amount will cover projects valued up to $5,000.00. Permit fees for projects over $5,000.00 are as follows (rounded up to the nearest thousand):

Esitmated Cost

Fee

$0 - $5,000

$30.00

Over $5,000

$30.00 + $6/thousand

Over $20,000

$120 plus $5/thousand

Over $100,000

$520 + $2/thousand

Over $500,000

$1,320 + $1/thousand

Over $1,000,000

$1,820 + $.50/thousand

Trade Fees

Trade permit (electrical, mechanical, plumbing, etc.) fees for new construction are determined by applying a percentage factor to the total building cost as determined in the step above. The resulting estimated value is then applied to the following table. Trade permits for alterations and repair work are based on the actual contract amount which is then applied to the following table as well.

Estimated Cost

Fee

$0 - $1,000

$30.00

$1000.01 - $2000

$40.00

$2000.01 - $3000

$50.00

$3000.01 - $4,000

$60.00

$4000.01 - $5,000

$75.00

Trade permits for projects with a cost exceeding $5,000 shall be $75 plus $4.00 for each additional $1000 or fraction thereof.

Miscellaneous Fees

Reinspection on construction: $50.00 (applies on third inspection of same item)
Certificate of occupancy:
Commercial: $25.00
Temporary--single-family: $10.00
Temporary--commercial: $25.00
Existing building CO: $35.00
Elevator periodic inspection: $35.00
Cross Connection Device Inspection - $30.00

Amusement devices:

Kiddie rides: $15.00
Circular rides or flat rides that can be inspected from less than 20 feet above ground: $25.00
All other types of devices: $45.00
Amusement device fees reduced fifty (50) percent when a private inspector is used.

Please note the following from Section 7-18 of the Roanoke County Code: Any person who commences any work for which such permit is required prior to obtaining the permit shall pay a sum equal to twice the normal permit fee and payment thereof shall not relieve such person from prosecution for violating the building code by commencing work without the permit.

What model codes are adopted by Virginia?

The Virginia Uniform Statewide Building Code is developed and distributed by the Virginia Board of Housing and Community Develpoment. The USBC in turn adopts by reference model codes and standards to be used for construction in Virginia. The current version of the USBC is available for download from the DHCD website. Click here to visit the DHCD website.

The following model codes have been adopted by reference in the Virginia Uniform Statewide Building Code and are effective as of May 1, 2008:

The 2006 International Building Code
The 2006 International Fire Prevention Code
The 2006 International Property Maintenance Code
The National Electrical Code/2005
The 2006 International Mechanical Code
The 2006 International Plumbing Code
The 2006 International Residential Code
The 2006 International Fuel Gas Code
The 2006 International Energy Conservation Code
The 2006 International Existing Buliding Code

Who may apply for a permit?

Permits may be applied for by the owner or lessee of the building or the agent of either, or by the licensed professional engineer, architect, contractor or subcontractor ( or their prospective agents) employed in connection with the prospective work. Engineers, architects, contractors or subcontractors must provide evidence that they are licensed to practice in Virginia or are exempt from the requirements.

May I obtain permits by mail or phone?

Trade contractors who have pre-qualified may apply for permits by telephone. Otherwise, permits must be obtained in person or by mail. You may call or write the Permits and Inspections Office and request an application be mailed to you. Also, you may download applications directly from this web site and print them on your home printer.

May someone else obtain a permit for me?

As stated above, certain professionals employed in connection with the project may also obtain permits. The owner may also have a designated agent to obtain permits. An agent is anyone the owner has given authority to act on his or her behalf. Evidence of this authority may be provided as a notarized statement on the permit application or a check for permit fees bearing the owner's name and signature.

Should I purchase the permit or let my contractor purchase it?

It is our opinion, in almost all instances, the contractor should be required to obtain the permit as part of the project agreement. This is simply because the permit holder is the party responsible for the work and complying with the codes and regulations. A reputable contractor should have no problem obtaining a permit. It is usually those with no license or outstanding violations that will ask you to purchase the permit. If you decide to purchase permits yourself, you may wish to verify a contractor's state license and registration by calling the State Board for Contractors at (804) 367-8511. A touch tone phone will allow you to use their automated verification process any time of the day or night. You should also verify that a local business license has been obtained from the Roanoke County Commissioner of the Revenue by calling (540) 772-2046. In either case, we recommend that final payment to the contractor only be made upon final approval by the inspector.

How long is a permit valid?

A permit remains valid for as long as the work is proceeding. If the work is halted or abandoned for a period of at least six months, the permit may be suspended. Extensions may be granted for cause by the Building Commissioner. Letters are sent to permit holders advising them that the permit is about to be suspended and requesting a progress report when no inspections have been scheduled for 6 to 12 months. If the permit is suspended, you may be required to re-apply and/or pay additional fees to re-activate the permit.

May a permit be voided?

Permits may only be voided by the Building Commissioner when false or fraudulent information has been provided on the application. Otherwise, the permit may be cancelled by the applicant.

May a permit be returned for a refund?

Anytime before completion of the project, a permit may be canceled by the permit holder. If the project is incomplete, you are eligible for a refund based on the unfinished portion of the work minus an administrative cost of 25%.