Building permits in Bedford County are issued by the county’s Division of Building Inspections at 122 East Main Street, Suite G-03, in Bedford. Inside the Town of Bedford, which was an independent city until 2013, the town’s own Office of Building Inspections issues permits. County applications are filed in the Citizen Self-Service portal or on paper, and a new house is charged $0.18 per square foot of gross floor area, trade work included.
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 Bedford County outside the Town of Bedford.
Bedford is a town, not a city — it reverted from independent city status in 2013. Virginia cities are independent of counties; towns remain part of them. So Bedford is now within Bedford County, but the Town of Bedford runs its own Office of Building Inspections, which issues permits and inspects inside the town limits.
What requires a permit in Bedford County?
The Bedford County Division of Building Inspections issues building permits for work in Bedford County outside the Town of Bedford.
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
Bedford County’s local conditions that survive state preemption under § 36-98 include proffered conditions on rezoned land and the county’s floodplain ordinance (Chapter 9 of the county code).
The county’s permit FAQ adds local detail. Every new or rebuilt deck needs a building permit. An accessory building needs a zoning permit at any size and a building permit once it is over 256 square feet. A tiny house has to meet the building and zoning rules that apply to any single-family dwelling, and the county does not permit mobile tiny homes built on a trailer bed. A recreational vehicle or camper can be lived in only in an approved campground.
Bedford 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 Bedford County?
Bedford was an independent city until 2013, when it reverted to town status; the transition took effect on 1 July 2013. Virginia’s cities are independent of counties; its towns remain part of them, so the reversion moved Bedford into Bedford County.
Short on time to read all of this?
Get a free quote →Bedford is now a town within Bedford County, with 7,911 residents in the Census Bureau’s 2025 estimate. The 2012 settlement agreement for the transition had the county enforce the building code within the town, with an option for the town to take the function back. Today the Town of Bedford’s Office of Building Inspections issues building permits and performs inspections inside the town (building official Jeremy Marquis, 540-587-6024, temporarily at 700 Orange Street), and the county handles properties outside the town.
The state’s online directory of building officials lists the town’s own building official, although it still labels the town “Bedford City”.
Beyond that, Bedford County includes Smith Mountain Lake frontage, subject to the county’s floodplain ordinance where it applies, and farmland: the 2022 Census of Agriculture counted 1,183 farms on 183,200 acres, which brings the § 36-99 farm building exemption and its limits into play.
| Detail | Information |
|---|---|
| Authority | Bedford County Division of Building Inspections |
| Phone | 540-586-7616 |
| Inspection requests | Voicemail 540-586-7611 or the Citizen Self-Service portal |
| Offices | 122 East Main Street, Suite G-03, Bedford, Virginia 24523 |
| Published hours | Monday–Friday 8 a.m.–4:30 p.m.; no new applications after 4 p.m. |
| Online applications | Citizen Self-Service (CSS) portal |
| Town of Bedford | Issues its own permits: Office of Building Inspections, 540-587-6024 |
| Wells and septic systems | Bedford County Health Department, 600 Bedford Avenue, Bedford, 540-586-7952 |
| Land disturbance permits | County Division of Natural Resources, reached on 540-586-7616, for the town as well as the county |
| Governing code | 2021 Virginia Uniform Statewide Building Code |
| Appeals | Local Board of Building Code Appeals, then the state Review Board |
In 2025, building permits issued by Bedford County authorized 355 new privately owned housing units, 337 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 Bedford 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, Bedford 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.”
Not sure this scope needs a permit?
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 Bedford 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
Bedford County permit costs and fees
Bedford County prices building work by gross floor area. The schedule’s own note says its flat per-square-foot fees cover the structural, electrical, plumbing and mechanical work together, but not an upgrade of the electrical service, plumbing or mechanical equipment in an existing structure.
| Work | Fee |
|---|---|
| One- or two-family house (Use Group R-5), new | $0.18 per square foot of gross floor area, counting every level, attached decks and covered areas; $25 minimum |
| Other residential buildings (Use Groups R-1 to R-4), new | $0.20 per square foot of gross floor area; $100 minimum |
| Non-residential building, new | $0.20 per square foot up to 10,000 square feet and $0.15 per square foot beyond that; $100 minimum |
| Addition, any use group | The new-construction rate for that use group, never less than its minimum |
| Alteration, renovation or repair | $0.15 per square foot of the floor area being worked on; the use group’s minimum applies |
| Manufactured home | $125 singlewide; $200 multi-sectional |
| Swimming pool | $50 flat |
| Dock | Residential $0.12 per square foot, $50 minimum; non-residential $0.20 per square foot, $100 minimum (the schedule measures the “gross dock perimeter”) |
| Sign | $25 up to 100 square feet; $50 from 100 to 200 square feet; $100 at 201 square feet and over |
| Electrical service, new or upgraded | $50 under 400 amps; from 400 amps, $75 plus $10 for each additional 100 amps or part |
| Electrical or plumbing repair that is not a general alteration | $25 |
| New mechanical equipment | $50 on equipment costing up to $15,000; above that, $50 plus $5 for each additional $1,000 or part |
| Plan review | $25 for single-family housing; non-residential $50 up to 50,000 square feet, $100 from 50,000 to 150,000 and $200 above |
| Certificate of occupancy processing | $25 |
| Re-inspection | Residential: $0 or $25 for a first offense, $50 for a second, $100 for a third and $150 after that. Non-residential: $0 or $25, then $100, $200 and $300 |
| Starting work without a permit | Twice the permit fee, capped at $2,500 on residential and $10,000 on non-residential work |
| Building code appeal | $50 filing fee |
Rather talk it over?
Call 1-855-478-4290 →Worked example: a new house with 2,400 square feet of gross floor area, attached deck and covered porch included, is charged 2,400 × $0.18 = $432, plus the $25 residential plan review fee and the $25 certificate of occupancy processing fee; the state levy is added to that.
Refund requests carry a processing fee: $25 before any plan review, $50 once plans have been reviewed, and 20% of the permit fee ($25 minimum) after the permit has been issued. Where the building official sends drawings to an outside plan review service, the owner, developer or contractor pays that service’s costs.
Permit fees in Bedford 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 Bedford 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
Because Bedford County’s per-square-foot fee already includes the trades on new buildings and additions, separate trade fees mostly arise on existing buildings: $50 for a new or upgraded electrical service under 400 amps, $25 for an electrical or plumbing repair that is not a general alteration, and $50 for new mechanical equipment costing up to $15,000. Storage tank installation, removal and repair is charged on cost, from $25 for work up to $1,000 to $75 plus $5 per additional $1,000 above $15,000.
Rather not deal with the Bedford County building department?
Get a free quote →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
How to apply for a Bedford County building permit
Bedford became a town in 2013 and is now within the county, but the town issues its own building permits.
The Town of Bedford’s Office of Building Inspections issues permits and inspects inside the town limits.
The county Division of Building Inspections stops accepting new applications at 4 p.m.
Local floodplain rules survive state preemption under § 36-98.
Licensed restaurants are not exempt, flood-proofing still applies, and an agritourism building that displays or sells farm products needs posted signs.
The site has to be identified with the posted permit before an inspector will look at the work, and a certificate of occupancy must be issued before the building is used.
Plans and forms the county asks for
- Residential plan review covers single-family dwellings, detached garages and storage buildings, additions and certain alterations: one complete set of plans with the Building Plan Review application and its fee
- Every commercial building, addition and alteration gets a full plan review: two complete sets with a cover page of design information and the structural, electrical, plumbing and mechanical designs
- A new commercial building permit must cite an approved site plan (its SP number and approval date); a new business making interior alterations with a change of use checks with the Division of Planning first
- The Owner/Builder Affidavit, Contractor Register Form, Residential Energy Compliance form, HVAC System Compliance Certification and Blower Door Test form are on the Community Development forms page, with the “Safe, Adequate and Proper” form for existing septic systems
- A farm building is not plan-reviewed, but it needs a zoning permit and the Farm Building Affidavit
- Land disturbance of 1 acre or more, or inside a common plan of development that disturbs more than 1 acre in total, needs both a Land Disturbing Permit and Construction General Permit coverage
Forms can be uploaded with the application in the Citizen Self-Service portal, or mailed or brought to the Office of Community Development at Suite G-03.
If Bedford 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 Bedford County
The county Division of Building Inspections inspects work outside the Town of Bedford. Inspections are requested on the voicemail line, 540-586-7611, or through the Citizen Self-Service portal; requests received before 4 p.m. are scheduled for the next day. Inside the town, the Town of Bedford’s Office of Building Inspections inspects.
Want this handled start to finish?
Get a free quote →The county’s Field Inspection Policy, in effect since 28 November 2022, fills in the rest. A request left after 4 p.m. is scheduled for the second business day, and a next-day request can slip when volume is more than the inspectors can cover. Inspections are not made by appointment. Electrical service changes where the power is off, public water changeovers and emergency repairs are prioritized, and footings and groundwork go first on heavy days. Give the permit number, name and address when you call. If the permit is not posted at the site a $25 re-inspection fee is applied under County Code Sec. 5-4, and work that is not ready is charged a re-inspection fee as well. Bedford County also has a written third-party inspection policy.
Bedford County enforces the Statewide Fire Prevention Code itself; the state’s directory of local fire officials lists its fire official’s number as 540-587-0700.
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
Bedford 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.
- Bedford County building inspections
- Town of Bedford building permits and inspections
- Bedford County Citizen Self-Service portal
- Bedford County Building Division fee schedule
- Bedford County building inspections and permits FAQ
- Bedford County Community Development forms and applications
- Bedford County field inspection policy
- 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
Is Bedford a city or a town?
A town. Bedford was an independent city until 2013, when it reverted to town status. Because Virginia towns remain part of their county while cities are independent of counties, that reversion moved Bedford into Bedford County.
Who issues permits inside the Town of Bedford?
The Town of Bedford’s Office of Building Inspections, which issues building permits and performs inspections inside the town (540-587-6024). For properties outside the town, the Bedford County Division of Building Inspections is the authority.
Why does the town-versus-city distinction matter so much in Virginia?
An independent city is in no county, so a county building department has no jurisdiction inside it; a town remains part of its county. A town can still run its own building department, as the Town of Bedford does.
How much is a building permit in Bedford County?
A new one- or two-family house is $0.18 per square foot of gross floor area, with attached decks and covered areas counted, and that fee includes the trade work. Alterations and repairs are $0.15 per square foot of the area worked on, and residential plan review is $25.
Do I need a permit for a deck or a shed in Bedford County?
New and reconstructed decks need a building permit. An accessory building needs a zoning permit whatever its size, and a building permit as well once it is over 256 square feet.
How do I apply for a Bedford County building permit?
Through the county’s Citizen Self-Service portal, or with paper forms at 122 East Main Street, Suite G-03. The office stops issuing permits and taking new applications at 4 p.m.
Which building code applies in Bedford County?
The 2021 Virginia Uniform Statewide Building Code. Under § 36-98 the statewide code supersedes local building codes, so the county does not adopt its own edition — and the code inside the town is the same code, whoever administers it.
Do farm buildings need a permit here?
Under § 36-99 farm buildings and structures are exempt from the building code, with limits: a farm building operated as a licensed restaurant is not exempt, exempt buildings in a flood plain remain subject to flood-proofing regulations, and a building where the public is invited in for agritourism and farm products are displayed, sampled or sold must have extinguishers, a written emergency plan and a posted exemption sign.
Where do appeals go?
To the local Board of Building Code Appeals first. No appeal to the State Building Code Technical Review Board may be taken until the local board has made a final determination.
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In Bedford County the first question is whether a parcel is inside the Town of Bedford, which issues its own permits, or in the county. Alliance Permitting prepares, files and tracks Bedford County permits through issuance.
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- We test farm building exemptions against the actual limits in § 36-99.
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 Bedford County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.