Building permits in Augusta County are issued by the county’s Building Inspection Department at the Government Center, 18 Government Center Lane, Suite 1106, in Verona. Two independent cities, Staunton and Waynesboro, lie within the county’s boundaries and neither is part of it. A new house costs $0.18 per square foot of heated living space plus a 2% state levy, and inspections must be requested by 4 p.m. on the working day before.
This guide covers the department and how to reach it, the local conditions that survive state preemption, what permits cost and who may pull them, and how inspections are booked. Rules that apply everywhere in Virginia are summarized in each section, with a link to the full statewide explanation.
This guide covers work inside Augusta County.
Staunton and Waynesboro sit inside Augusta County’s outline but are not part of the county. Both are independent cities in no county, each with its own building department and fee schedule. The county’s own offices are at Verona, which has also been the county seat since June 2026. Take jurisdiction from the parcel record or the state’s online directory of building officials.
What requires a permit in Augusta County?
The Augusta County Building Inspection Department issues building permits for work inside Augusta County, including the Town of Craigsville.
Permit required
- New residential and commercial construction, additions and remodels
- Structural alterations, relocation and demolition
- Electrical service changes, panel work and new circuits
- Plumbing, gas piping, water heaters and fixture work
- Mechanical installations and equipment replacements
- Solar photovoltaic systems and battery storage
- Re-roofing and re-siding, except on houses and townhouses where the design wind speed is 100 mph or less
- Renovation or demolition of a pre-1985 building, with asbestos certification first
Typically exempt
- Purely cosmetic finish work that alters no regulated system
- Ordinary repairs the USBC lists: same-size window and door replacement, replacing plumbing fixtures without altering the piping, and replacing switches, receptacles, light fixtures and ceiling fans in homes
- One-story sheds and playhouses of 256 square feet or less, fences other than pool barriers, and retaining walls holding back less than 3 feet of fill
- Farm buildings and structures, which § 36-99 exempts from the code
- Other work the building official deems minor and ordinary that does not affect public health or safety
Augusta’s local conditions that survive state preemption under § 36-98 include proffered conditions on rezoned land and the county’s floodplain regulations. Zoning also applies, including the General Agriculture (GA) districts.
The department’s own wording is that a permit is needed to construct, enlarge, alter, repair, convert or demolish any building in the county, and for installing or changing electrical, plumbing or mechanical systems; it counts interior remodels and finishing previously unfinished space. Under the county code, moving a building 12 feet wide or less needs no building permit when it is not connected to public utilities or will not be connected to them at its new location. A farm building still needs the county’s $10 Agriculture Structures permit and a signed affidavit that it meets the state definition.
Augusta County enforces Virginia’s Uniform Statewide Building Code, 2021 edition, in effect since 18 January 2024. No Virginia locality can adopt its own building code or amendments, so what varies locally is zoning conditions, historic districts and flood plain rules. How Virginia’s statewide code works
Who handles permitting in Augusta County?
Two independent cities, Staunton and Waynesboro, lie within Augusta County’s boundaries, and neither is part of the county; each borders only Augusta. Each runs its own building department, sets its own fees and operates its own process, and none of the three can act on another’s parcels. Inside the county, the Town of Craigsville is part of Augusta and the county enforces the building code there; Grottoes, which lies partly in Augusta, is listed under Rockingham County in the state’s directory of building officials. Craigsville’s town office is at 18 Hidy Street (540-997-5935).
Short on time to read all of this?
Get a free quote →Staunton was Augusta’s county seat from the county’s beginning until 15 June 2026, when the new Augusta County Courthouse opened in Verona and the county seat moved there. Staunton is an independent city that does not permit county work.
Once jurisdiction is settled, the technical code is not in question — § 36-98 makes the statewide code supersede local building codes, so the code applied in Augusta is the same code applied in Staunton and Waynesboro. What differs is zoning, proffers, floodplain rules, fee schedules and process.
Augusta is also heavily agricultural: the 2022 Census of Agriculture counted 1,460 farms on about 244,000 acres. Section 36-99 exempts farm buildings, which § 36-97 defines by use as non-residential buildings on a farm used for storage, handling, production, display, sampling or sale of farm products; sheltering, raising, handling, processing or sale of agricultural animals; farm business and office use; machinery and supplies; and best management practices. The exemption does not extend to a farm building operated as a licensed restaurant, nor does it lift flood-proofing obligations in a flood plain.
| Detail | Information |
|---|---|
| Authority | Augusta County Building Inspection Department |
| Phone | 540-245-5717 or 540-245-5700 |
| bi@co.augusta.va.us | |
| Offices | 18 Government Center Lane, Suite 1106, Verona, Virginia 24482 |
| Published hours | Monday–Friday 8 a.m.–5 p.m. |
| Surrounded independent cities | Staunton and Waynesboro, separate authorities |
| Governing code | 2021 Virginia Uniform Statewide Building Code |
| Town inside the county | Craigsville, enforced by the county |
| Zoning, site plans and erosion control | Community Development, at the Government Center |
| Private wells and septic systems | Augusta-Staunton Health Department, 1426 North Augusta Street, Staunton, 540-332-7830 ext. 4 |
| Public water and sewer | Augusta Water, 540-245-5681 |
| Highway entrance permits | VDOT, 540-434-2587 |
| Appeals | Local Board of Building Code Appeals, then the state Review Board |
In 2025, building permits issued by Augusta County authorized 495 new privately owned housing units, 248 of them single-family homes, according to the U.S. Census Bureau Building Permits Survey.
State-owned buildings, and buildings on state-owned property, are permitted by the Virginia Department of General Services rather than Augusta County (§ 36-98.1). State-owned projects in Virginia
Permit types
Residential permits
| Work | Permit |
|---|---|
| New single-family dwelling | Building permit, plus trade permits for each system |
| Addition or structural alteration | Building permit; existing building code provisions apply |
| Interior remodel touching a system | Building permit plus the relevant trade permits |
| Deck, porch or accessory structure | Building permit, except one-story sheds and playhouses of 256 square feet or less; zoning setbacks checked separately |
| Re-roofing and re-siding | No permit on houses and townhouses where the design wind speed is 100 mph or less; otherwise a building permit (in a historic district the building official may require one) |
| Solar photovoltaic and battery storage | Building and electrical permits |
| Demolition | Demolition permit; asbestos certification first on pre-1985 buildings |
The permit is a lien document in Virginia
On a one- or two-family dwelling, Augusta County’s building department prints the mechanics’ lien agent on the permit itself. Virginia Code § 36-98.01 requires that a building permit issued for any one- or two-family residential dwelling unit contain, at the time of issuance and at the applicant’s request, the name, mailing address and telephone number of the mechanics’ lien agent as defined in § 43-1. If the applicant does not request a designation, the permit must state, in those words, “None Designated.”
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Get a free quote →Commercial permits
| Work | Permit |
|---|---|
| New commercial construction | Building permit with full plan review |
| Tenant fit-out or change of use | Building permit; occupancy classification drives scope |
| Structural or facade alteration | Building permit under the existing building code |
| Fire protection and sprinkler systems | Permit required |
| Mechanical, electrical and plumbing | Trade permits by classification-licensed firms |
| Elevators and conveyances | Inspected and enforced by the locality (§ 36-105) |
| Signage | Building permit unless exempt under Appendix H of the construction code; zoning approval is separate |
Pre-1985 buildings: a hard permit prerequisite
Statewide rules also shape every Augusta County filing: the permit records the mechanics’ lien agent designation on one- and two-family dwellings, buildings first permitted before 1985 need asbestos certification before renovation or demolition, annual permits and code modifications are available, and single-family construction drawings are exempt from FOIA disclosure. Virginia rules that shape a submittal
Augusta County permit costs and fees
The county posts its whole schedule on the Building Inspection page under Permit Costs, and the same figures sit in Chapter 19 of the Augusta County Code. Fees are due when the application is filed.
| Permit | Fee |
|---|---|
| New house, including a modular | $0.18 per square foot of heated living space |
| Residential addition, alteration or repair | $0.18 per square foot, $75 minimum |
| Garage, storage building, deck or other residential accessory structure | $0.18 per square foot, $75 minimum |
| Residential swimming pool, hot tub or spa | $75 each |
| Manufactured home, single or double wide | $150 |
| New commercial building or addition, other than Use Group A-5 | $0.18 per square foot for the first 5,000 square feet and $0.10 for each square foot above that, $100 minimum |
| Commercial shell only | $0.09 per square foot, $100 minimum; the interior build-out is then permitted at another $0.09 per square foot, $100 minimum |
| Commercial alteration or repair | $0.18 per square foot for the first 5,000 square feet and $0.10 above that, $100 minimum |
| Farm building (new, addition, remodel or repair) | $10 per permit; several structures on one property can share a permit |
| Demolition | $75 each |
| Sign, or tank installation or removal | $100 per permit |
| Sprinkler system | $0.50 per head, $100 minimum |
| Electrical, plumbing or mechanical permit on a single-family house | $75 each |
| Re-inspection | $75 |
| Temporary certificate of occupancy | Residential: $50 for the first 45 days, rising $50 for each further 45 days, capped at $200. Non-residential: $100, rising $100, capped at $400 |
| State levy | 2% added to each permit fee |
Rather talk it over?
Call 1-855-478-4290 →Worked example: a new house with 2,000 square feet of heated living space pays $360 for the building permit (2,000 × $0.18) and $75 each for the electrical, plumbing and mechanical permits, $585 in all; the 2% levy adds $11.70, for $596.70. The $10 zoning review of the site sketch, the $250 erosion agreement fee and any gas-line permit ($75) are charged on top where they apply.
Visa, Mastercard and Discover are accepted online or at the counter with a 2.7% convenience fee; the office does not take payments by phone. If an application is withdrawn or voided after processing, 75% of the permit fee is refunded, and the levy and card fee are not. An extra set of plans costs $50 to review, as does a plan amendment that needs a complete new review.
Permit fees in Augusta County are set locally and may fund only the building department (§ 36-105). A 2.0 percent state levy is collected on local permit fees (USBC Section 107.2), and inspection may be waived on work costing under $2,500. Take plan review charges from the current adopted fee schedule for Augusta County. How Virginia permit fees work
Trade permits and who may pull them
Trade permit required
- Electrical work, by a firm holding the electrical classification
- Plumbing and gas piping, by a firm holding the plumbing classification
- Mechanical and HVAC work, including equipment changeouts
- Fire protection and sprinkler work
Usually no trade permit
- Replacing plumbing fixtures without altering the supply, drainage or vent piping
- Replacing a mechanical appliance that does not burn gas or oil, in a home
- Wiring under 50 volts, such as thermostats, unless it is part of a fire alarm or other life-safety system
- Replacing switches, receptacles, light fixtures and ceiling fans in homes
In Augusta County the electrical, plumbing and mechanical “sub permits” are taken out separately by the person or company doing that work, each on its own form (Electrical, Alarms, Mechanical, Gas/Oil Lines, Range Hood/Hood Suppression and Plumbing). On a single-family house each trade permit is a flat $75. On commercial jobs electrical and mechanical permits are $0.02 per square foot and plumbing is $5 per fixture, each with a $75 minimum; a gas or oil line, a temporary electric service, a permanent service change and an alarm system are $75 each, and a pool needs $75 for equipment wiring plus $75 for bonding.
Virginia’s contractor licence is held by the business: the Board for Contractors issues Class A, B or C licences with trade classifications, individual tradesmen hold separate tradesman licences, and a permit cannot issue without the required state licence or a written statement of exemption (§ 54.1-1111), plus proof that the locality’s license taxes are paid. Virginia contractor licensing
Rather not deal with the Augusta County building department?
Get a free quote →How to apply for an Augusta County building permit
Both cities are independent and lie within the county’s boundaries without being part of it.
The county operates from Verona, its county seat since June 2026; Staunton is a separate independent city.
The online directory lists every locality and town alongside its building official.
Section 36-97 defines farm buildings by use, and licensed restaurants fall outside the exemption.
Proffers and floodplain rules survive state preemption under § 36-98 and are administered locally.
Applications go to the Building Inspection office with the plans and the fee. Once every approval is in, the permit and an approved plan set are mailed to the applicant; keep the permit card and those plans on site.
What the Building Inspection office asks for
For a new house the county’s residential checklist calls for:
- The Affirmation of Zoning Responsibility form, after checking the use, building size and setbacks with Community Development
- A copy of the septic and well permits from the Augusta-Staunton Health Department, or confirmation that public water and sewer are available; an existing septic system needs the “Safe, Adequate & Proper” form instead
- A sketch plan showing property lines, roads, structures, easements and the distance from the new structure to the road and each line. A county GIS printout is accepted with a signed disclaimer, and a survey may still be required
- A VDOT highway entrance permit, or VDOT’s written approval where the driveway already exists or is on a private drive
- Two sets of structural plans: foundation or basement plan, floor plans, a wall section for each type of construction, and four elevations
- The building permit application, signed by the licensed contractor unless the owner is doing the work
- The mechanics’ lien agent designation or non-designation form
- The Erosion Agreement in Lieu of a Plan, signed by a certified Responsible Land Disturber unless the owner is the general contractor (a landowner may sign only one agreement a year)
Additions and remodels need the zoning form, sketch, two plan sets and application, plus Health Department approval when bedrooms are added on a septic system. Non-residential projects must have complete site plan approval before the building application is accepted, show plumbing, electrical, mechanical and accessibility details on the plans, and add the Asbestos Release Form for an interior remodel. Disturbing 10,000 square feet or more of land needs a Land Disturbance Permit first, and 1 acre or more a Construction General Permit; the county puts normal erosion plan review at about two weeks.
If Augusta County denies an application it must explain the reasons in writing (§ 36-105), and a full re-review of the resubmission is lawful. Appeals go to the local Board of Building Code Appeals before the State Building Code Technical Review Board. Denials, corrections and appeals in Virginia
Inspections in Augusta County
The Building Inspection Department schedules building and trade inspections across the county from the Verona Government Center. Work inside Staunton or Waynesboro is inspected by that city, so confirming jurisdiction protects the inspection sequence as well as the application.
Want this handled start to finish?
Get a free quote →Inspections must be requested no later than 4 p.m. on the working day before, and the office does not give time blocks. The permit card and the stamped plans have to be posted on site. The county’s residential sequence is footing (grade stakes in place), foundation before backfill, slab, framing, insulation and final, with plumbing, electrical and mechanical stages in between; every rough-in must be finished before framing is inspected, and foundation walls, decks included, must sit 10 feet from a septic tank. A $75 re-inspection fee may be charged when work is not ready, fails twice for the same violation, or the inspector cannot get access.
A certificate of occupancy is required before any building is occupied. It is issued only after every final inspection is approved and the Health Department has issued its operation permit for sewage and water, and the office needs two working days to process it.
In Augusta County the Statewide Fire Prevention Code is enforced by the State Fire Marshal’s Office, which takes responsibility for fire safety once construction is complete (§ 36-105.1).
Statewide rules also apply: the permit must be posted and the approved plans kept on site, a stop work order must state the violations and the conditions for resuming work (§ 36-97), and code violations carry penalties under § 36-106. Inspections and enforcement in Virginia
Augusta County permit search and official resources
These are the primary sources behind this guide. Codes, fee schedules and portal procedures change, so confirm the position for your filing date.
- Augusta County Building Inspection Department
- Augusta County permit costs
- Augusta County residential permit process and required inspections
- Augusta County non-residential permit process
- Augusta County printable permit applications
- Augusta County check list for plans
- Augusta County stormwater, erosion and sediment control
- Virginia Uniform Statewide Building Code (DHCD)
- Virginia DHCD building codes and regulations
- Code of Virginia § 36-98, statewide code supersedes local codes
- Code of Virginia § 36-98.01, mechanics’ lien agent on the permit
- Code of Virginia § 36-105, enforcement, appeals and permits
- Code of Virginia § 36-99.7, asbestos inspection before renovation or demolition
- Virginia DPOR Board for Contractors
- Virginia DHCD building officials directory, every locality and town
Inspections are where schedules slip.
Get a free quote →Frequently asked questions
Are Staunton and Waynesboro part of Augusta County?
No. Both are independent cities and sit in no county, even though they lie within Augusta County’s boundaries. Each runs its own building department with its own fees and process, and neither can act on county parcels.
Where is the Augusta County building office?
At the Government Center in Verona, not in Staunton. Staunton was the county seat until June 2026, when it moved to Verona, but Staunton is a separate independent city and does not permit county work.
Is the building code different in the county and the two cities?
No. Under § 36-98 the statewide code supersedes local building codes, so the technical code is identical in all three. What differs is zoning, proffers, floodplain rules, fee schedules and process.
What does the farm building exemption cover?
Section 36-99 exempts farm buildings, which § 36-97 defines as non-residential buildings on a farm used for storing, handling, producing, displaying, sampling or selling farm products; sheltering, raising, handling, processing or selling agricultural animals; farm business and office use; machinery and supplies; and best management practices. A farm building operated as a licensed restaurant is not exempt.
How much is a building permit in Augusta County?
A new house is $0.18 per square foot of heated living space, and additions, remodels, garages and decks are $0.18 per square foot with a $75 minimum. Each trade permit on a single-family house is $75, and a 2% state levy is added to every fee.
How do I schedule an inspection in Augusta County?
Ask the Building Inspection office (540-245-5717) by 4 p.m. on the working day before you need it. Inspectors are not booked for set times, and the permit card and approved plans must be on site.
Do I need a permit for a shed, a deck or a farm building in Augusta County?
A one-story storage shed of 256 square feet or less is on the county’s exemption list. A deck is permitted as a residential accessory structure at $0.18 per square foot, $75 minimum. A farm building is filed on the Agriculture Structures application with a signed farm-building affidavit, for $10.
How long is an Augusta County permit valid?
Work has to start within six months and continue during each six-month period after that. The department keeps permit records for only three years after completion, so keep your own copies of the permit, plans and inspection reports.
Which building code applies in Augusta County?
The 2021 Virginia Uniform Statewide Building Code, effective since 18 January 2024 and required for every application submitted from 18 January 2025. The county does not adopt its own edition.
How do I confirm who the building official is?
The Department of Housing and Community Development publishes an online directory of building officials covering every locality and town; it lists Craigsville under Augusta County.
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Alliance Permitting is a permit documentation and expediting service in Virginia. We are not a law firm and do not provide legal advice, and we are not the permitting authority.
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More Virginia permitting guides
This guide is provided by Alliance Permitting for general information about Augusta County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.