McDowell County Building Inspections issues building and trade permits everywhere in the county except inside Marion’s city limits, where the City of Marion has its own inspections department. Applications, payments and inspection requests all go through the County’s SmartGov portal, which finds properties by parcel number rather than address. A new house costs $0.55 per square foot of finished area with one permit for each trade included, under the fee schedule effective July 1, 2024.
What requires a permit in McDowell County?
The County lists the work that needs a permit:
Residential
- All additions
- Remodeling that affects structural parts of the building
- Changes to electrical, plumbing and heating or cooling systems, other than regular repairs
- All new structures, including houses, garages, shops and storage buildings 12 feet or more in any dimension
Commercial
- All additions and renovations
- Any change of use of an existing building
- All new structures
- Changes to electrical, plumbing and heating or cooling systems, other than regular repairs
- A fire plan review for every commercial construction or operational permit
In the floodplain, a permit is needed for every new structure, including barns and storage sheds, and for any land-disturbing activity. Flood maps can be viewed at the Building Inspections office.
Who handles permitting in McDowell County?
Building Inspections enforces the state building codes and the County’s floodplain regulations; LaShay Penley is the Director of Building Inspections and Floodplain Administrator. The department also has a Fire Code Prevention Official who carries out the routine fire inspections the state requires for commercial buildings.
Short on time to read all of this?
Get a free quote →| Item | Detail |
|---|---|
| Building Inspections | 408 Spaulding Road (McDowell Health Department building), Marion, NC 28752; 828-203-6282 |
| buildinginspections@mcdowellnc.gov | |
| Office hours | 8:00 a.m. to 3:00 p.m., Monday to Friday; the online portal is open around the clock |
| Septic and wells | Environmental Health, 828-652-2921, ext. 300 |
| Area | Building permits |
|---|---|
| Marion (city limits) | City of Marion Building Inspections Department, 828-652-3551; the City takes applications through its own OpenGov portal |
| Old Fort | The County’s page names Marion as the only place permitted by its own department; the Town of Old Fort publishes no permit information, so ask Town Hall at 828-668-4244 about any town approvals |
| Unincorporated county | McDowell County Building Inspections |
Using the SmartGov portal
The County publishes step-by-step PDFs for signing up, finding the parcel number, applying, paying and requesting inspections. Points to know:
- Look up the parcel number in McDowell County GIS by switching the search to Address Search; then type it into the portal and pick it from the dropdown without pressing Enter
- Contractors new to McDowell County must email Building Inspections from the address used for the portal, with their licence number, to be added to the system
- Applications missing any required document are rejected and sent back
- Permits are not printed for posting, because the County does not require a paper permit at the job site
- If you receive a notice that an active permit is expiring, email the permit number to Building Inspections to ask for an extension
Not sure this scope needs a permit?
Get a free quote →Printable forms include the owner exemption affidavit, the workers’ compensation form, the conditional power form, the on-site wastewater existing-system affidavit and an affidavit for temporary housing under the emergency rule. A lien agent is appointed through the state’s LiensNC system.
McDowell County permit fees
The fee schedule effective July 1, 2024 is based on cash or check; card payments add 3%. Residential permits include one permit for each trade: electrical, plumbing, mechanical and gas.
| Project | Fee |
|---|---|
| New house or modular, finished area | $0.55 per sq ft |
| Unfinished area (basement, attached garage or carport, bonus, storage) | $0.45 per sq ft |
| Addition, renovation or interior finish | $0.45 per sq ft |
| Manufactured home, single / double / triple wide | $275 / $325 / $375, porches and decks included |
| Detached garage, workshop, storage building or boathouse | $170 minimum, plus $0.30 per sq ft over 400 |
| Carport, porch, deck or dock | $170 minimum, plus $0.10 per sq ft over 600 |
| Pool, retaining wall or sea wall | $170 plus trades |
| Camper (trades included) | $190 |
| Extra trade on an existing permit | $115 per trade |
| Residential demolition | $115, plus a $500 refundable bond |
For example, a house with 2,000 sq ft finished and a 500 sq ft attached garage costs $1,100 plus $225, or $1,325, including one permit for each trade.
Rather talk it over?
Call 1-855-478-4290 →| Project | Fee |
|---|---|
| Commercial building | $5.80 per $1,000 of project cost for the first $1 million, 0.15% of the remainder |
| Commercial minimum | $900 with three trades; $400 building only |
| Commercial plan review | $85 non-engineered; $160 up to 5,000 sq ft; $210 to 20,000 sq ft; $265 above |
| Floodplain (SFHA) permit | $115 |
| ABC permit or sign | $170 each |
| Third-trip re-inspection or inspection not ready | $115 |
| Working without a permit | $200 plus the permit fee |
A temporary Certificate of Occupancy costs $420 for the first 30 days on a home ($525 commercial), and conditional or temporary utilities $265 per 90 days ($365 commercial). These fees double if they are not renewed before they expire, and utilities are disconnected within 48 hours of expiry.
Trade permits
On a new house, addition or manufactured home, one permit for each trade is already in the building fee. A trade added to an existing permit, or a residential subcontractor permit, is $115. Commercial trade permits are $5.80 per $1,000 of project cost for the first $1 million, with a $170 minimum per trade.
Rather not deal with the McDowell County building department?
Get a free quote →Temporary utility service can be approved for up to 90 days with the County’s Conditional Power Form, signed by the general contractor and listing the plumbing, electrical and mechanical contractors and, for Duke Energy, the work order number. Power is cut off the day after it expires unless a Certificate of Occupancy has been issued or an extension approved, and the building may not be occupied in the meantime.
How to get a building permit in McDowell County
Inside them, apply to the City of Marion instead.
Contact Environmental Health at 828-652-2921, ext. 300.
Use McDowell County GIS; the portal does not take street addresses.
New contractors email their licence number so the County can add them.
Incomplete applications are rejected; commercial jobs need a fire protection plan.
Choose an AM or PM window for each inspection.
Inspections in McDowell County
Every inspection must be requested online in the portal. You choose the date and an AM window (8:00 a.m. to noon) or PM window (noon to 4:00 p.m.); inspectors plan their routes each day across a large area, so for an exact time, contact the assigned inspector. Put lockbox or gate codes in the comment box.
The County publishes guidance on live remote inspections by video. An inspection that is not ready costs $115, as does a third trip for the same inspection.
The state-required fire inspections of commercial buildings are made once a year for hazardous, high-rise, assembly, institutional and multi-family residential occupancies, every two years for industrial and educational buildings (other than public schools), and every three years for mercantile, business, storage and church buildings.
Want this handled start to finish?
Get a free quote →North Carolina building code
The 2018 North Carolina State Building Code family applies statewide, with the 2020 North Carolina Electrical Code; one- and two-family homes and townhouses still use the 2017 edition. The 2024 code has been delayed and cannot take effect before late 2027. The NC State Building Code and the delayed 2024 edition
McDowell County permit search and official resources
- McDowell County SmartGov permit portal
- McDowell County Building Inspections
- 2024 Updated Fee Schedule
- How to apply for your permit
- How to request your inspections
- Conditional Power Form
- McDowell County GIS (parcel numbers)
- City of Marion
McDowell County permit FAQ
Inspections are where schedules slip.
Get a free quote →How much is a building permit for a new house in McDowell County?
$0.55 per sq ft of finished area and $0.45 per sq ft of unfinished area, with one permit for each trade included. A 2,000 sq ft house with a 500 sq ft garage is $1,325.
Who issues permits in Marion?
The City of Marion Building Inspections Department (828-652-3551) for property inside the city limits. The County handles everything outside them.
Why can’t the portal find my address?
The County portal works by parcel number. Look it up in McDowell County GIS using Address Search.
Do I need a permit for a storage building?
Yes if it is 12 feet or more in any dimension. Detached garages, workshops and storage buildings start at $170.
How do I schedule an inspection?
Online only, in SmartGov, choosing an AM or PM window.
Can I pay by card?
Yes, with a 3% surcharge; the published fees assume cash or check.
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More North Carolina permitting guides
This guide is provided by Alliance Permitting for general information about McDowell County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.