Residential: Building a New Single Family Residence
Select a link below to learn more about the permits, process and inspections needed to build a new single-family home, or adding an addition of more than 300 sq. ft. to an existing home.
- Do I need a permit?
- Who Should Apply?
- Payment and Fees
- Typical Inspections
- Certificate of Occupancy
Do I Need A Permit?
If you are doing any of the following you will need a Residential Building Permit …
(This is not an all-inclusive list. If you have a question as to whether you need a permit please call 540-772-2065)
- Single Family Residence
- Patio Home
- Modular Home
- Manufactured Home
- Additions (Additions over 300 sq. ft. will need to follow same criteria as a New SFR)
Note – Generators, Solar Panels and Retaining Walls are separate permits from the SFR Permit
Who Should Apply for the Permit?
- Applying for a permit as a homeowner is an important decision because the permit holder(s) bears the ultimate responsibility that the work will comply with the code.
- The homeowner is highly encouraged to have a licensed contractor apply for the permits, however, the homeowner may do so.
- Residential Application
- Owner Affidavit - Complete if you are an owner, building your own primary residence. This must be notarized or signed in front of a Permit Tech in the Building Department.
- Sub-Contractor List - Please include electrical, plumbing, mechanical and gas fitting contractors.
- Plot Plan Template Less than 5,000 sq, ft. - Land Disturbance under 5,000 sq ft. Shows the proposed distances from the new structure to all property lines. It is required to show compliance with the Planning Department’s setback requirements. Setbacks may be verified on GIS MAPS or by calling 540-772-2065. A survey plat with the location or a hand sketch showing the location with respect to the property lines is acceptable.
- Plot Plan Template - Land Disturbance of 5,000 to 10,000 sq. ft.
- Agreement in Lieu Of - Land Disturbance of 2,500 sq. ft. to 5,000 sq. ft.
- Certification of Setback Compliance
- Energy Compliance Statement
- Building Plans - 2 sets of building plans submitted with the document and one electronic copy (Electronic copy not required, but appreciated)
- Well and/or Septic Construction Permit - Provided by the Health Department (See application under Resources)
- Water and/or Sewer Availability Letter - Provided by the Western Virginia Water Authority (See link under Resources)
- Shrink Swell Letter - Provided by a hired Soil Scientist (See explanation and specific designated areas under Resources for Expansive Soils)
- Virginia Department of Transportation Permit - Land use - Entrance from state maintained road to the property. (See link under Resources)
- New Structures and Additions Residential CHECKLIST
- Health Department Well & Septic Application
- Western Virginia Water Authority Availability Letter
- Virginia Department of Transportation Land Use Permit
- Wall Bracing “Classic” Guide
- Wall Bracing “Simplified” Guide
- Steep Slope Information
- Expansive Soil Policy and Procedures
- Local Design Criteria
- Roanoke County GIS Maps and Apps applications - This will help in drawing your plot plan if you do not have a survey
- Fill out the documents in the document list above
- Email documents to firstname.lastname@example.org or bring to the Roanoke County Administration Building, 2nd floor.
- A Permit Tech will verify all paperwork for completeness. All required documents must be submitted at one time.
- A Permit Tech will work up the permit in the computer while you wait and take a deposit before review can begin. The deposit is $200.00.
- Review period for Residential Structures is 7 working days. If the disturbed square footage is over 10,000 sq. ft., the review period is 12 working days. Three and sometimes four departments will review the plans. That includes Building, Zoning, Engineering, and sometimes Flood.
- Notification of Approvals or Denials from the review will be by email or phone call.
- If plans are denied a re-submittal will be required. When re-submitted, review time will once again be 7 or 12 working days.
- When plans are approved a Permit Tech will notify you of remaining fees, paperwork, and any review comments.
- Fees and any remaining paperwork are collected.
- Permit, Receipt, Approved Stamped Plans and the Inspection Card to post, will be returned to the applicant.
- Post the Inspection Card at the site. This should be visible for the inspector and available for inspectors approval/denial signatures. Approved Building Plans must be on site for all inspections.
- Call for Inspections. INITIAL E&S will be needed BEFORE digging or the job starts.
- Verify Permit Inspections are complete and submit a request for a Certificate of Occupancy (See details about this request in the Certificate of Occupancy tab)
Changes to Approved Plans
- If there are any changes to an approved plan during building an Amendment Application will need to be submitted.
- These are reviewed with the same process as the initial plan.
Payment and Fees
Accepted payment methods:
- Check (made out to the County of Roanoke)
- Credit card (MasterCard, Visa)
For an estimate on your Permit cost use our FEE ESTIMATOR for New Residential Structures.
All Building Permits are also subject to a State Levy Fee of 2% and a Technology Fee of 5% also shown in the last field on the FEE ESTIMATOR.
Call 540-772-2065 when Ready for Inspections
Information needed to request for an Inspection …
- Application Number (Found on the Issued Permit)
- Address of the job
Typical Inspections for Residential Permits...
Erosion and Sediment Inspection
- Initial E&S Inspection - Will be needed BEFORE work begins. Based on amount of disturbance. Please refer to review notes
- Final E&S Inspection - To be done with a Final Building Inspection
- Footing - Initial E&S must pass before digging and calling in Footing Inspection
- Pier Footings - For decks and porches
- Slab -This is preparation before pouring
- Foundation or Draintile
- Air Barrier
- Framing - All Rough In Inspections of electrical, mechanical and plumbing must pass before requesting
- Final Building - All Final Inspections of electrical, mechanical and plumbing must pass before requesting
- Temporary Pole - Must have AEP work order number before calling)
- Underground Electrical
- Current Only - Must have AEP work order number before calling. Roof must be in place with permanent finishes
- Rough In Electrical
- Final Electrical
- Groundwork Plumbing
- New Sewerline
- Rough In Plumbing
- Final Plumbing
- Rough In Mechanical
- Final Mechanical
**Inspections may vary due to type of project
**Always call before covering work
Certificate of Occupancy
Before Occupancy of the home a Certificate of Occupancy must be issued.
Needed for Certificate of Occupancy...
- Final Building, Final Electrical, Final Plumbing, and Final Mechanical Inspections must have a passing inspections.
- Well and Septic approval from the Health Department (Operational Permit for Septic and Approval of Well) if the property is on well and/or septic.
- Final E&S Inspection must pass or the forms below must be submitted.
- Contractors Agreement for ESC Termination
- Homeowner Agreement for ESC Termination
Temporary or Final Occupancy Certificate Fee of $25.00 plus 2% Levy Fee and 5% Technology fee will be due ($26.25).