Forsyth County does not run a separate county inspections department. A single joint agency — the Winston-Salem/Forsyth County Inspections Division, housed inside the city's Planning and Development Services — permits and inspects across the whole county, with three exceptions.
Those exceptions are High Point, Kernersville, and King, which run their own inspection departments. Everything else — Winston-Salem, the smaller towns, and unincorporated Forsyth — files at the same counter, which is why the boundary is the fact worth knowing here.
Applies across Forsyth County including Winston-Salem. High Point, Kernersville, and King permit their own work and are outside the joint division.
Payment fraud warning. The Inspections Division does not mail invoices for permit fees. Payments are made in the system or at the counter — an invoice arriving by post is not from the department.
What requires a permit in Forsyth County?
Forsyth runs a joint-agency model: a single Winston-Salem/Forsyth County Inspections Division, housed in the city’s Planning & Development Services department, reviews and inspects building and zoning activity throughout the county — with three carve-outs stated exactly: High Point, Kernersville, and King run their own inspections inside their limits (King even straddles into Stokes County). Everyone else — Winston-Salem, Clemmons, Lewisville, Bethania, Rural Hall, Tobaccoville, Walkertown, and the unincorporated county — files with the joint division.
Under the NC State Building Code and G.S. 160D-1110, permits are required before most construction, alteration, and system work in that territory. The 2024 NC State Building Code was originally slated for January 1, 2025, but S.L. 2024-57 and then S.L. 2025-2 (the Disaster Recovery Act of 2025, passed after Hurricane Helene) pushed its effective date to 12 months after the State Fire Marshal certifies publication and the seating of the new Residential Code Council — currently expected no earlier than 2027. Until then the 2018 code governs, though an owner may elect the 2024 code as an alternate method under § 102.5 of the Administrative Code if the plan set says so clearly.
Permit required
- New construction — site-built, modular, and manufactured homes
- Additions, alterations, and accessory buildings
- Structural/load-bearing changes and demolition
- Electrical services and most wiring alterations
- Mechanical/HVAC installations and changeouts
- New or redesigned plumbing and spec-changing water heaters
- Signs, pools, and retaining walls on their own records
- Zoning-triggering site changes — the division enforces multiple jurisdictions' ordinances
Typically exempt
- Nonstructural work costing $40,000 or less in a single-family home, farm building, or commercial building (G.S. 160D-1110(c))
- Replacement windows, doors, exterior siding, and porch/deck pickets, railings, stair treads, and decking
- Like-for-like plumbing swaps that keep size and capacity, and like-kind light fixtures, receptacles, and switches
- Same-spec water heater changeouts installed by a licensed contractor
- Painting, flooring, cabinetry, and other cosmetic work
Forsyth County building department: who handles permitting
The Inspections Division is a genuine city-county agency: one staff, one queue, one set of reviewers issuing electrical, mechanical, plumbing, and building permits across Winston-Salem, six towns, and unincorporated Forsyth — and enforcing several jurisdictions' zoning ordinances at once, which is why confirming which UDO governs your parcel is a design-stage task, not a filing-stage one.
Short on time to read all of this?
Get a free quote →Intake splits by record class: trade permits file in BuildIT, the shared portal, while building (construction) permits route through plan review rather than BuildIT. First-time filers start by emailing askinspect@cityofws.org or calling 336-727-2624 to get set up.
| Detail | Information |
|---|---|
| Agency | Winston-Salem/Forsyth County Inspections Division (Planning & Development Services) |
| Phone | 336-727-2624 · askinspect@cityofws.org · Bryce A. Stuart Municipal Building, 100 E First Street, Winston-Salem; Monday to Friday 7:45 a.m.–4:45 p.m. (walk-in Monday, Wednesday and Friday 9 a.m.–2 p.m.; closed the first Tuesday of each month 8–10 a.m.) |
| Trade portal | BuildIT — applications, payments, inspection scheduling |
| Building permits | Through plan review (not BuildIT) |
| Covers | Winston-Salem, Clemmons, Lewisville, Bethania, Rural Hall, Tobaccoville, Walkertown, unincorporated Forsyth |
| Not covered | High Point, Kernersville, King — their own departments |
Route by record class: trade contractors self-serve in BuildIT (applications, payments, and inspection scheduling), while construction permits go through the division's plan review track. Mixing the two — emailing building plans into the trade portal — is the local version of filing at the wrong counter.
High Point is the tricky one: the city sits in four counties, including a slice of Forsyth, yet its permits always belong to High Point's own department — never to this division. Same rule for Kernersville and for King's Forsyth-side parcels.
Forsyth County permits: record types and what each covers
The division's catalog splits along the intake seam — construction records through plan review, trade records through BuildIT — with zoning records layered per jurisdiction:
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures above the local size threshold | Full plan review against the 2018 NC Residential Code, plus zoning | Valuation-based |
| Renovation / alteration | Load-bearing changes, work over $40,000, or added or redesigned plumbing, HVAC, or electrical | Plan review scaled to scope; 15-business-day residential clock applies | Valuation-based |
| Reroof | Roof covering replacement costing over $40,000, and any work that adds rather than replaces roofing | Inspections set by the local department; plan review rarely required | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount PV, with or without battery storage | Electrical review led, with structural review of the attachment | Flat or system-size based |
| Battery energy storage | Wall or floor-mounted ESS added to a dwelling | Electrical review plus fire separation and location check | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, EV chargers, most rewiring | Trade review by the electrical inspector; filed as its own record | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, fixtures, gas piping, and non-identical water heater swaps | Trade review; like-for-like same-capacity swaps are statutorily exempt | Per-permit minimum or per-fixture |
| Mechanical / HVAC | All HVAC equipment installs and changeouts, including like-for-like swaps, plus ductwork and refrigeration | Trade review by the mechanical inspector | Per-permit minimum or per-unit |
| Deck and porch | New decks and structural rebuilds; pickets, rails, treads, and decking are exempt replacements | Footing and framing review against the residential code | Flat or valuation-based |
| Pool and spa | In-ground and above-ground pools, spas, barriers, and bonding | Structural, barrier, and electrical bonding review | Valuation-based |
| Accessory structure | Sheds, detached garages, and carports above the local size threshold | Zoning first, then structural review where applicable | Flat or valuation-based |
| Demolition | Full or partial demolition of a structure | Utility disconnect verification and asbestos notification | Flat |
| Manufactured home | Placement, replacement, or relocation of a manufactured home | Setup, anchoring, and utility connection review | Flat |
| Zoning permit | Confirms use and setbacks ahead of the construction record | Reviewed by the city or the county depending on the parcel | Flat |
Not sure this scope needs a permit?
Get a free quote →Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | Ground-up commercial, industrial, and multifamily buildings | Full multi-discipline review; sealed plans required | Valuation-based |
| Upfit / tenant improvement | Interior build-outs and suite fit-ups in an existing shell | Concurrent building, trade, and fire review | Valuation-based |
| Renovation / alteration | Structural, envelope, or system changes to an existing building | Plan review scaled to scope; accessibility triggers attach | Valuation-based |
| Change of occupancy | Converting a building from one occupancy classification to another | Life-safety, accessibility, and zoning review | Valuation or flat |
| Shell building | A building permitted without a known tenant or use | Shell review only; no certificate of occupancy until an upfit closes | Valuation-based |
| Reroof | Commercial roof covering replacement or recover | Structural check on added dead load; fire review where applicable | Valuation or squares |
| Solar photovoltaic | Commercial rooftop, carport, and ground-mount arrays | Structural, electrical, and fire access review | Valuation or system-size based |
| Electrical | Service, distribution, and branch circuit work | Trade review; separate record from the building permit | Valuation or per-device |
| Plumbing | Supply, waste, vent, grease, and gas systems | Trade review; backflow and grease interceptor sign-offs attach | Valuation or per-fixture |
| Mechanical / HVAC | Rooftop units, ductwork, exhaust, and refrigeration | Trade review; energy compliance documentation required | Valuation or per-unit |
| Fire protection | Sprinkler, standpipe, alarm, hood, and suppression systems | Fire prevention review, often a separate submittal | Valuation or per-device |
| Sign | Wall, monument, and illuminated signage | Zoning review plus electrical where illuminated | Flat or per-sign |
| Retaining wall | Engineered walls above the height threshold | Structural review of the sealed design | Valuation-based |
| Construction permit (plan review track) | Building work that does not route through BuildIT | Submitted to plan review directly rather than the trade portal | Valuation-based |
Rather talk it over?
Call 1-855-478-4290 →Residential
- Single-discipline review in most cases
- One permit covers simultaneous same-address residential projects (G.S. 160D-1110(d))
- Initial review due within 15 business days; after 20, 10% of the fee is refunded for each business day late (up to 10 days)
- No engineer's or architect's seal may be demanded unless the code itself requires it
Commercial — multi-discipline
- Concurrent review across building, trades, fire, and zoning
- Signed and sealed plans where state law requires them; small commercial buildings can be exempt (G.S. 83A-13)
- Third-party plan review available under G.S. 160D-1110.1 when review stalls
- Accessibility and life-safety review attach to any change of occupancy
Records you will actually see in Forsyth
| Record | What it covers |
|---|---|
| Building (construction) permit | New buildings, additions, and alterations, filed through the plan-review track |
| Electrical trade permit | Services and wiring work, filed and scheduled in BuildIT by licensed contractors |
| Plumbing trade permit | System work and spec-changing water heaters in BuildIT |
| Mechanical (HVAC) trade permit | Installations and changeouts in BuildIT |
| Zoning permits | Per-jurisdiction approvals under the applicable Unified Development Ordinances |
| Sign / Pool / Retaining wall | Specialty structures permitted separately |
| Demolition | Structure removal with utility verification |
| Manufactured home | Setup permits in the division's territory |
Rather not deal with the Forsyth County building department?
Get a free quote →Solar permits in Forsyth
Solar in Forsyth files through the joint division like any other electrical-led record. If the property is in High Point, Kernersville, or King, none of that applies — those cities take their own solar permits.
Roofing permits in Forsyth
Reroofs across Winston-Salem and unincorporated Forsyth are handled by the joint division. The three carve-out municipalities are the exception, and a roofer working county-wide will file at four different counters in a single week.
Solar covenants and the roofing permit exemption are set by state law, and utilities run interconnection on their own timeline. North Carolina rules
Forsyth County permit cost
Fees follow the division's adopted schedules for building and each trade, paid inside the system against your record — which is precisely why the fraud alert matters: legitimate charges appear in BuildIT or the plan-review workflow, never as a mailed or emailed invoice.
Lien-agent designation applies at the statutory $40,000 mark, and the division's guidance keeps step with the state carve-outs, so owner-occupied single-family remodels frequently escape it even at real budgets.
| Fee component | How it works |
|---|---|
| Building permit fee | Per the division's schedule, tied to project type and valuation |
| Trade permit fees | Separate electrical, plumbing, mechanical lines in BuildIT |
| Plan review | Runs inside the construction-permit track |
| Zoning fees | Per the applicable jurisdiction's schedule |
| Re-inspection | Billed on failed inspections before finals can proceed |
| Payment channel | In-system only — treat any invoice as fraudulent until verified |
Want a precise number for a specific Forsyth project? Send us the scope and we will price the permit path before you file.
Forsyth County trade permits
Trades are where BuildIT shines: licensed contractors file, pay, and self-schedule inspections in one place — the division's territory functions as a single market across eight jurisdictions.
Electrical permits
Services, panels, solar PV, and most wiring by an NC-licensed electrical contractor, self-managed in BuildIT.
Plumbing permits
New or redesigned plumbing, gas piping, and spec-changing water heaters by a licensed plumbing contractor.
Mechanical (HVAC) permits
Installations, changeouts, and duct alterations by a licensed heating contractor.
Environmental coordination
Septic and well work routes through the county health authority, and land-disturbing projects need an approved erosion and sedimentation plan before permits issue.
Want this handled start to finish?
Get a free quote →Forsyth County permit application: how to apply step by step
Here is how to get a building permit in Forsyth County, from confirming the requirement through to close-out. Each step below corresponds to a real decision point where projects commonly stall.
Rule out High Point, Kernersville, and King addresses first; then identify which jurisdiction's zoning ordinance governs your parcel — the division enforces several.
First-timers email askinspect@cityofws.org or call 336-727-2624 to establish access; trade contractors register in BuildIT.
Plans, energy documentation, and — for projects at the statutory threshold — a LiensNC lien-agent designation, since owner-occupied single-family work is the main exemption.
Construction permits through plan review; trade permits directly in BuildIT. Resolve review comments and resubmit until cleared.
Pay inside BuildIT or the plan-review workflow — never against a mailed invoice — then post the permit on site.
Schedule (trades can self-schedule in BuildIT), pass footing-to-final checkpoints, and close out to your Certificate of Occupancy.
Inspections in Forsyth County
Inspections run county-wide by the joint staff: footing/foundation, rough trades, framing, insulation, and finals, with trade contractors self-scheduling in BuildIT.
State-law protections apply on every visit — all requested inspections must be performed, failures itemized, and no affidavits in place of required residential inspections — and re-inspection fees make first-pass readiness the cheap path.
Post the permit and stamped plans at the site for every visit. A North Carolina building permit expires six months after issuance if work has not begun (local ordinance can set less), and immediately if work stops for 12 months (G.S. 160D-1111); changes from approved plans need written approval from the inspection department first, unless the code clearly allows the change (G.S. 160D-1112).
Forsyth County permit search and official resources
One division, one portal, three carve-out cities to remember. The official stack:
- Winston-Salem/Forsyth County Inspections Division
- BuildIT portal
- City of Winston-Salem Planning & Development
- Forsyth County government
- NC Licensing Board for General Contractors
- LiensNC — designate a lien agent (jobs of $40,000 or more)
Frequently asked questions
Who issues building permits in Forsyth County?
The Winston-Salem/Forsyth County Inspections Division — a joint city-county agency — for Winston-Salem, Clemmons, Lewisville, Bethania, Rural Hall, Tobaccoville, Walkertown, and unincorporated Forsyth. High Point, Kernersville, and King issue their own inside their limits.
Inspections are where schedules slip.
Get a free quote →How do I run a Forsyth County permit search?
Through the division's systems — BuildIT exposes trade-record status and inspections, and the division can pull construction-record history; start at cityofws.org/343 or call 336-727-2624. Kernersville, King, and High Point records live with those cities.
What files in BuildIT versus plan review?
BuildIT is for trade permits — electrical, plumbing, mechanical — where licensed contractors apply, pay, and self-schedule inspections. Building (construction) permits route through the division's plan-review track instead.
Is that permit invoice I received real?
Almost certainly not. The division has a standing fraud alert: no invoices are sent from Cityworks or BuildIT, and payments happen only inside the system. Verify anything suspicious at 336-727-2624 before paying a cent.
My property is in Kernersville or King — where do I go?
To that town's own inspections department — the joint division's authority stops at their limits, even for King's Forsyth-side parcels. High Point works the same way for its Forsyth slice.
How long does a Forsyth County building permit take?
Trade records in BuildIT move fast; construction permits ride the plan-review cycle. The statewide clock applies: initial residential review within 15 business days, automatic 10%-per-day refunds past 20.
How much does a building permit cost here?
Per the division's building and trade fee schedules, tied to project type and valuation, paid in-system against the record. Confirm current numbers in BuildIT or with the division before budgeting.
Which zoning ordinance applies to my parcel?
It depends on the jurisdiction — the division enforces several UDOs across its territory, so a Clemmons parcel and an unincorporated parcel answer to different rules even though one agency reviews both. Confirm before design, not at intake.
When do I need a licensed general contractor?
North Carolina requires a licensed General Contractor for any project of $40,000 or more (NC Licensing Board for General Contractors, nclbgc.org). The license tiers cap single-project value: Limited to $750,000, Intermediate to $1,500,000, Unlimited without cap — excluding land cost — across Building, Residential, Highway, Public Utilities, and Specialty classifications.
What is the lien agent requirement?
For work costing $40,000 or more, no permit may issue until the owner has designated a lien agent through LiensNC and the agent's details appear on the permit (G.S. 160D-1110(g)). Improvements to an owner-occupied existing single-family residence, and incidental accessory structures, are exempt — and a manufactured home's purchase price doesn't count toward the trigger. (The threshold was raised from $30,000.)
Can my HOA block solar panels in Forsyth County?
G.S. 22B-20 voids covenants that prohibit, or have the effect of prohibiting, solar panels on a home. An HOA may still set rules on where panels go and how they are screened, but only if owners keep reasonable use of them, and it may ban panels visible from the ground on a front or roof slope facing a street or common area only if the covenant bans them in so many words. In Belmont Association v. Farwig (2022), the NC Supreme Court held that a review committee's general power over appearance is not such a ban. The statute does not cover condominiums in multi-storey buildings with units stacked one above another.
How long is my permit valid?
Six months to commence work, immediate expiration after 12 months idle (G.S. 160D-1111), and plan deviations need written approval from the division before you build them.
Simplify Forsyth County permitting with Alliance Permitting
Forsyth's joint division rewards filers who route correctly — right jurisdiction, right track, right portal — and punishes everyone else with resets. Alliance Permitting is a permit expediter for Forsyth County — we sort the carve-out cities, split trades from construction, and keep BuildIT records moving.
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Contractors and builders choose Alliance for Forsyth because the work is done by people who have stood at the counter:
- Territory triage — division vs. High Point vs. Kernersville vs. King resolved before drafting.
- Track routing — construction to plan review, trades to BuildIT, zoning to the right UDO, first time.
- Fraud-proof payments — every fee paid in-system against the record, never to an invoice.
Alliance Permitting is a permit documentation and expediting service. We are not a law firm and do not provide legal advice, and we are not the permitting authority.
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More North Carolina permitting guides
This guide is provided by Alliance Permitting for general information about Forsyth County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.