Isle of Wight County, Virginia Building Permit Guide

Building and trade permits everywhere in Isle of Wight County, the towns of Smithfield and Windsor included, are issued by the County’s Inspections division in the Department of Community Development. Applications go through Central Permitting, online in the County’s OpenGov portal or on paper at 17140 Monument Circle. Under the FY2026-27 fee schedule new construction costs a $300 base fee plus $0.20 per square foot, and residential applications take about 10 days to review.

What requires a building permit in Isle of Wight County?

The County asks for a permit before constructing, enlarging, altering, repairing or demolishing a building or structure, decks, porches and lean-tos included, and before installing or altering equipment regulated by the building code. Its FAQ gives these examples on each side of the line:

The zoning permit reaches further than the building permit. It is needed for any new structure or addition, for ground cover such as a patio, sidewalk or driveway, for every accessory structure including a pre-built shed with no permanent foundation, for fences and for agricultural structures.

Who issues Isle of Wight County permits?

The Inspections division of the County’s Department of Community Development reviews residential and commercial construction documents, issues permits, performs inspections and issues Certificates of Occupancy. W. Mark Drumheller is the Building Official. Central Permitting is the front counter for building, zoning and stormwater applications.

Building B is the 2-story brick building across from the Historic Boykins Tavern; the office is on the left through the double glass doors.

Smithfield, Windsor and other local requirements

Isle of Wight County has two incorporated towns, and the split of duties is the same in both: the town handles zoning inside its limits, and the County issues the building permit and inspects.

• Town of Smithfield: the Town’s Community Development & Planning Department at 310 Institute Street (757-365-4200) issues the zoning permit, $75 for a residence or commercial structure and $30 for anything else, payable by cash or check. The Town states that Isle of Wight County is the contact for all building permits and inspections, stormwater management, wetlands permitting and erosion control on anything larger than a single-family project. A fence in Smithfield needs both the Town zoning permit and a County building permit.
• Town of Windsor: the Town’s Planning and Zoning Administrator at the Municipal Building, 8 East Windsor Boulevard (757-242-4288), issues zoning permits for new construction, demolition and additions, sheds and swimming pools included. The Town’s fee schedule lists the zoning permit and the sign permit at $25 each.

For a house in either town, the approved town zoning permit goes to Central Permitting with the building application.

Stormwater and erosion control: the County’s single-family guide applies stormwater fees to projects disturbing 2,500 sq ft or more in the Chesapeake Bay Preservation Area, or 10,000 sq ft or more outside it. The erosion and sediment control inspection has to pass before the building permit is issued. The Stormwater Division is on 757-365-1659.

Septic and wells: the Health Department issues septic and well construction and operation permits. On a lot with a private well or septic system, any new structure or addition needs a Health Department Site Improvement Form, and a Chesapeake Bay Form decides whether a reserve drainfield is required. Repairing or replacing a drainfield also needs a County zoning permit.

Public sewer: County tap fees are paid to Public Utilities and the sewer treatment fee to HRSD (757-460-2261).

Applying through OpenGov and Central Permitting

Since June 10, 2024 the County has used OpenGov for permit applications. In the portal you can submit applications, upload plans, check plan review status, respond to staff comments, schedule inspections and pay fees by credit card or e-check. Its help pages cover creating an account, forms and fact sheets, applying and paying, and receiving the permit.

Paper is still accepted. Central Permitting takes paper plans, has a public computer in the lobby for applicants who need help applying online, and can issue permits by mail, in person or by email. Any paper submittal larger than 11 x 17 inches must be folded, or it can be delayed or rejected at the counter.

The County warns that application, permit and review fees are requested only inside the OpenGov portal. It does not send emailed invoices or outside payment links, so check with the office before paying anything that arrives that way.

Electrical, plumbing, mechanical and gas permits

Trade permits are issued by the same Inspections division. Electrical fees follow the service size, plumbing fees the number of baths or fixtures, and mechanical and gas fees the contract value.

Contractors, subcontractors, architects and engineers must show that they are licensed or registered by the Commonwealth before they can obtain permits.

Application documents and review time

The County’s guide for a new single-family dwelling lists what zoning and stormwater staff need alongside the house plans:

• Central Permitting application
• Surveyed site plan
• First-floor framing plan, with decks and porches
• Address application
• Responsible land disturber form
• Well and septic construction permit from the Health Department, or the HRSD and tap receipts
• VDOT Land Use Permit if work is needed on a VDOT-maintained road
• The town zoning permit, for a site in Smithfield or Windsor

The building or property owner, a lessee, or an agent of either may apply, as may a Virginia architect, engineer, licensed contractor or subcontractor working on the project. An agent for the owner submits a written document from the owner naming them. The Plan Review Narrative on the Building Inspections page explains each drawing the plan reviewer expects for a house.

Residential applications take approximately 10 days to review. The time can be longer when the department is busy or when required materials are missing at submittal.

Building permit fees and plan review

Fees are set in the Isle of Wight County Uniform Fee Schedule for Fiscal Year 2026-2027, adopted with the FY2027 budget. The $500 after-the-fact permit fee is new in this year’s schedule.

For example, the building permit for a new 2,000 sq ft house is $300 plus $400, which is $700, with a $35 technology fee on top. Plans examination, trade permits and the zoning permit are charged separately.

If a permit is cancelled before the work is finished, a refund can be requested for the part not completed, less the state surcharge, the technology fee and an administrative fee.

How to apply: 6 practical steps

Inspections, occupancy and closeout

Inspections are scheduled in OpenGov, on the inspection request hotline at 757-365-1666 or by email to to-inspect@iwus.net. For every inspection the building and trade permits and the address or lot number must be posted in plain sight, the approved plans must be on site, and erosion and sediment controls must be installed and maintained. Work has to be approved before the next stage starts.

The County’s stages for a house are:

• Footing, before concrete, with property lines marked
• Projection, once at least 2 courses of masonry are up
• Foundation or box (or slab), before the subfloor goes on
• Sheathing, after all exterior wall sheathing, braced wall blocking and hold-downs are installed
• Window and door flashing
• Rough-in, before insulation, with pressure tests on plumbing and gas piping
• Insulation, before wallboard
• Final, with final grading done and an as-built survey on site

The projection inspection costs extra if it is not combined with the foundation inspection, and so does the flashing inspection if it is not combined with the rough-in. A re-inspection is $125. A permit becomes invalid if work has not started within 6 months, and the Director of Inspections can grant written extensions of up to 6 months each.

Virginia building code

Every Virginia locality enforces the 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

Official Isle of Wight County permitting resources

These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.

• Virginia statewide building code
• Isle of Wight County Building Inspections
• Isle of Wight County Central Permitting
• Isle of Wight County OpenGov permit portal
• Central Permitting frequently asked questions
• Isle of Wight County stages of construction (required inspections)
• Central Permitting, zoning and inspection contacts
• Adopted FY2027 budget, including the FY2026-27 Uniform Fee Schedule (large PDF)
• Town of Smithfield Community Development & Planning
• Town of Windsor Planning and Zoning

Isle of Wight County building permit FAQs

Who issues building permits in Smithfield and Windsor?

Isle of Wight County. Each town issues its own zoning permit first, and the County’s Inspections division issues the building permit and carries out the inspections.

How much is a building permit for a new house in Isle of Wight County?

A $300 base fee plus $0.20 per sq ft, with a 5% technology fee. A 2,000 sq ft house is $700 plus $35, before the $150 residential plans examination, trade permits and the zoning permit.

Can I apply online?

Yes, through the County’s OpenGov portal, which also handles payments and inspection requests. Paper plans are still accepted at Central Permitting.

Do I need a permit for a shed in Isle of Wight County?

Every shed needs a zoning permit, even a pre-built one with no permanent foundation. A building permit is added when the shed is over 256 sq ft.

Do I need a permit to replace my roof?

Not for replacing roofing materials on a single-family dwelling.

How long does plan review take?

About 10 days for a residential application, longer if the office is busy or the submittal is incomplete.

What happens if I build without a permit?

The FY2026-27 fee schedule sets an after-the-fact permit fee of $500 for all permit types.

Simplify Isle of Wight County permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Virginia. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Isle of Wight County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.