Building permits in Franklin County are issued by the county’s Building Inspections Office at 1255 Franklin Street, Suite 103, in Rocky Mount, the county seat, for the whole county including the towns of Rocky Mount and Boones Mill. The county shares its name with an unrelated independent city, the City of Franklin. Applications go through the county’s OpenGov portal; new construction is charged $0.18 per square foot and alterations $5 per $1,000 of value.
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 Franklin County.
Franklin County and the City of Franklin are unrelated jurisdictions in different parts of Virginia. The city is an independent city in south-eastern Virginia, bordering Isle of Wight and Southampton Counties, with its own building department. The two share only a name.
What requires a permit in Franklin County?
The Franklin County Building Inspections Office issues building permits for work inside Franklin County, including the towns of Rocky Mount and Boones Mill.
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
The county’s own list names decks (new or replaced), finished basements, new fuel tanks, replacement gas or oil equipment, retaining walls holding 36 inches or more of unbalanced fill, storage buildings over 256 square feet and swimming pools larger than 150 square feet of surface, 5,000 gallons and 24 inches deep as permit work. A storage building under 256 square feet is exempt but needs an electrical permit if it is wired, and fences and privacy walls under six feet that are not pool barriers need no permit.
Franklin’s local conditions that survive state preemption under § 36-98 include its floodplain management ordinance (Chapter 9 of the county code) and proffered conditions on rezoned land. County zoning adds Smith Mountain Lake setbacks and dock rules; some parcels are unzoned.
Franklin 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
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Get a free quote →Who handles permitting in Franklin County?
Virginia contains both a Franklin County and a City of Franklin, and they have no relationship to one another whatsoever. Franklin County lies along the eastern foothills of the Blue Ridge and borders Roanoke County. The City of Franklin is an independent city in the south-east of the Commonwealth, bordering Isle of Wight and Southampton Counties. It is not the county seat, it is not inside the county, and it is not administered by it — the two simply share a name.
The county seat is Rocky Mount, a town, and that is where the county building office sits. The county Building Official issues permits in Rocky Mount and in the county’s other town, Boones Mill; neither town runs its own building department. Each town gives its own zoning approval before the county issues the building permit, and outside the towns the county Planning and Zoning Department requires a Land Use permit for new buildings, structures and additions.
The county has 257 miles of shoreline on Smith Mountain Lake, a 20,600-acre reservoir. Lakefront and near-shore work brings floodplain regulation into play — local NFIP regulations are expressly preserved from state preemption under § 36-98 — along with lakefront setbacks and dock rules in the county zoning ordinance, which sit outside the building code.
Much of the county is under tree canopy, with open land for pasture and agriculture, which brings the § 36-99 farm building exemption and its limits: a farm building operated as a licensed restaurant is not exempt, exempt buildings in a flood plain still face flood-proofing requirements, and a farm 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 of at least 24 by 36 inches.
| Detail | Information |
|---|---|
| Authority | Franklin County Building Inspections Office |
| Phone | 540-483-3047 |
| Offices | 1255 Franklin Street, Suite 103, Rocky Mount, Virginia 24151 |
| Published hours | Monday–Friday 8 a.m.–4:30 p.m. |
| Permit counter | Applications are received and permits issued 8 a.m.–4 p.m. |
| Septic permits | Franklin County Health Department, 540-484-0292 |
| Online portal | OpenGov permit portal |
| Not to be confused with | The City of Franklin, an unrelated independent city |
| Towns inside the county | Rocky Mount and Boones Mill: county building permit, with zoning approval from the town |
| Governing code | 2021 Virginia Uniform Statewide Building Code |
| Appeals | Local Board of Building Code Appeals, then the state Review Board |
State-owned buildings, and buildings on state-owned property, are permitted by the Virginia Department of General Services rather than Franklin 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 |
Not sure this scope needs a permit?
Get a free quote →The permit is a lien document in Virginia
On a one- or two-family dwelling, Franklin 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.”
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 Franklin 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
Franklin County permit costs and fees
Permit fees in Franklin 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 Franklin County. How Virginia permit fees work
Franklin County’s fees are set in County Code Section 5-27 (last amended December 20, 2022) and listed on the Building Inspections fee page. New construction and additions are charged a flat rate per square foot (gross floor area, including attached decks and covered areas, for a new dwelling), and alterations and stand-alone trade work on estimated value. The flat fee for new construction, an addition or an alteration covers that project’s electrical, plumbing, mechanical and structural work, and the 2 percent state surcharge is added. The office takes cash, checks payable to the Franklin County Treasurer, Visa, Mastercard and Discover.
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Call 1-855-478-4290 →| Project | Fee |
|---|---|
| New site-built dwelling | $0.18 per sq ft, $180 minimum |
| New modular dwelling | $0.18 per sq ft, $120 minimum |
| New multi-unit dwelling | $0.18 per sq ft, $210 minimum |
| Manufactured home | $150 single-wide; $200 double-wide; $250 triple-wide |
| New non-residential structure | $0.18 per sq ft, $180 minimum |
| Addition, residential or non-residential | $0.18 per sq ft, $120 minimum |
| Accessory structure, deck or dock | $0.18 per sq ft, $60 minimum |
| Alteration, residential or non-residential | $5 per $1,000 of value, $60 minimum |
| Electrical, mechanical or plumbing permit taken on its own | $5 per $1,000 of value, $60 minimum each |
| Plan review | 10% of the building permit fee |
| Swimming pool | $60 above ground; $120 below ground |
| Retaining wall; sign; demolition | $60 each |
| Storage tanks | $60 for 100 to 10,000 gallons; $90 for 10,001 to 25,000; $140 for 25,001 and over |
| Utility solar facility | $2,000 per megawatt |
| Re-inspection | $45 |
| Permit renewal before expiry (a permit is valid for 12 months) | $65; the first renewal is free |
| Work started without a permit | Twice the normal permit fee, up to $2,500 |
A 2,000-square-foot site-built house is $360 (2,000 × $0.18), trade work included, and plan review adds $36, so $396 before the state surcharge. On an alteration, the estimated value can leave out paint and wallpaper, floor finishes, replacement cabinetry and trim, and replacement plumbing fixtures.
Trade permits and who may pull them
Franklin County’s flat fee for a new building, an addition or an alteration already covers the electrical, plumbing and mechanical work on it. Electrical, mechanical and plumbing permits taken on their own are $5 per $1,000 of value with a $60 minimum each. Replacing gas or oil equipment such as a furnace or gas water heater needs a permit, and so does wiring in a storage building that is otherwise exempt. For a temporary or permanent power inspection the 9-digit AEP work order number is required along with the permit number.
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
Rather not deal with the Franklin 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 Franklin County building permit
They are unrelated jurisdictions that share a name.
Local floodplain regulations survive state preemption, and zoning sets lakefront setbacks and dock rules.
Both towns remain part of the county, and the county issues building permits there.
Licensed restaurants are not exempt, and flood-proofing still applies in the relevant areas.
These survive state preemption under § 36-98 and are administered locally.
Building and zoning applications are both made in the portal, and the counter in Suite 103 receives applications and issues permits from 8 a.m. to 4 p.m. A landowner, contractor or agent may apply; proof of ownership, or a signed and dated letter from the owner, is needed for every permit, and a notarized landowner affidavit when someone else applies for a new structure or a demolition. Keep the permit posted and an approved set of plans available on site.
What the county’s single-family checklist asks for.
- Zoning approval: the county’s zoning form and Land Use permit application, or approval from the Town of Rocky Mount or Boones Mill
- The septic construction permit issued by the Franklin County Health Department, which needs the approved zoning form and the soil scientist’s report; for an existing system, the operations permit, or a Safe, Adequate and Proper evaluation if that permit is missing or more than 10 years old
- A stormwater or erosion and sediment control permit where one applies
- Proof that the Western Virginia Water Authority connection fee has been paid, where it applies
- The delinquent tax verification form from the Treasurer’s office, the VDOT entrance permit verification and proof of ownership
- Two sets of 1/4-inch scale plans on paper at least 11 by 17 inches: foundation plan, floor plans with wall bracing, a cross-section from footing to roof and elevations
Walls over 12 feet tall and retaining walls holding more than 4 feet of unbalanced fill need a sealed design. Residential plan review typically takes 5 business days; non-residential review can take up to four weeks.
If Franklin 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
Want this handled start to finish?
Get a free quote →Inspections in Franklin County
The county building office schedules building and trade inspections across Franklin County, including Rocky Mount and Boones Mill. Inspection requests made on the county’s automated line by 3:30 p.m. are normally scheduled for the next working day, and the permit number is needed to make one. The permit must be posted on a board at least 2 feet by 2 feet that is clearly visible from the street, and the county-stamped plans must be on site for every inspection; a site that is not posted, has no approved plans or is locked is charged the $45 re-inspection fee. Inspectors do not give appointment times and take calls in the office between 3 p.m. and 4:30 p.m.
Franklin County enforces the Statewide Fire Prevention Code itself; the state’s directory of local fire officials lists its fire official’s number as 540-483-3091.
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
Franklin 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.
- Franklin County Building Inspections
- Franklin County building permit fees
- Franklin County building forms
- Franklin County Residential Submittal Guide (PDF)
- Franklin County building permit application checklist (PDF)
- Franklin County OpenGov permit portal
- 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
How much is a building permit in Franklin County, Virginia?
New houses, additions and accessory structures are $0.18 per square foot, with minimums from $60 to $210 by project type. Alterations, and trade permits taken on their own, are $5 per $1,000 of value with a $60 minimum. Plan review is 10 percent of the building permit fee and the state surcharge is 2 percent, so a 2,000-square-foot house is $396 before the surcharge, with its trade work covered.
Who issues septic permits in Franklin County?
The Franklin County Health Department (540-484-0292). The county’s checklist asks for the issued septic construction permit with a building permit application for a new dwelling, and the county says one is also needed when bedrooms are added.
How long does plan review take in Franklin County?
Residential review typically takes 5 business days. Non-residential review may take up to four weeks, and some non-residential permits need plans sealed by a Virginia-licensed architect or engineer.
Is the City of Franklin in Franklin County?
No. They are entirely unrelated jurisdictions. Franklin County lies along the Blue Ridge foothills; the City of Franklin is an independent city in south-eastern Virginia with its own building department. They share only a name.
Where is the Franklin County building office?
In Rocky Mount, the county seat, on Franklin Street. Rocky Mount is a town within the county rather than a city, and the county issues building permits there.
Do lakefront projects face extra requirements?
Usually. Local floodplain regulations adopted for National Flood Insurance Program participation are expressly preserved from state preemption under § 36-98, and the county zoning ordinance sets lakefront setbacks and dock rules outside the building code.
Which building code applies in Franklin 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.
Are farm buildings exempt from the code?
Under § 36-99, yes, with limits. The exemption turns on the use of the building. 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.
Simplify Franklin County permitting with Alliance Permitting
In Franklin County the local questions are the name shared with the City of Franklin and, on Smith Mountain Lake, floodplain and lakefront rules. Alliance Permitting prepares, files and tracks Franklin County permits through issuance.
Trusted by leading builders, developers, and national contractors — 21+ years of filing in the jurisdictions we write about.
Contractors and builders choose Alliance for Franklin County because the work is done by people who have stood at the counter:
- We confirm the county rather than the unrelated City of Franklin at the outset.
- We check floodplain and lakefront rules on lake parcels first.
- We test farm building exemptions against the actual limits in § 36-99.
- We book inspections by the 3:30 p.m. cut-off for next-day scheduling.
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 Franklin County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.