Manassas Park, Virginia Building Permit Guide

Manassas Park is an independent city, and its Office of Building Inspections, part of Development Services at 9701 Manassas Drive (703-335-8815), issues every building, electrical, mechanical and plumbing permit inside the city limits. Applications go through the SmartGov portal with a scope of work worksheet. Under the fee schedule effective January 1, 2025, a new home is charged $0.12 per gross square foot, and plan review (35%), an administrative fee (15%) and the 2% state levy are added.

What requires a building permit in Manassas Park?

The City says building permits are required for structures over 256 sq ft, for additions, for interior renovations where walls are added or removed, and wherever new plumbing, electrical or gas lines are installed, including the replacement of any gas appliance. Its “Do I need a permit?” page gives longer lists.

Fences, patios, driveways and sheds of 256 sq ft or less do not need a building permit, but they still need zoning approval. The City’s older “Do I need a permit?” list still gives 150 sq ft as the shed threshold, so check a shed between 150 and 256 sq ft with the office before building.

Who issues building permits in Manassas Park?

The Office of Building Inspections sits in the City’s Development Services Division, under the Community Development Department led by Director Calvin O’Dell. The same division reviews site plans, administers the Zoning Ordinance and handles code enforcement, so the Zoning Administrator and the Building Official both sign off on a permit application. Because Manassas Park is an independent city, addresses inside its limits are permitted by the City and not by a county.

Manassas Park permit applications and the SmartGov portal

Permits are applied for in the City’s SmartGov portal. A contractor who has not worked in the city before must phone the office first, with the state contractor’s licence number, to be added as a contact before signing up.

The City uses master permit numbers. An applicant completes one base application and one or more scope of work worksheets, ticking every trade they are responsible for; each trade then gets its own permit number under the master number.

• Residential Permit Application & Scope of Work — for R-5 uses: single-family homes, duplexes and townhouses. Worksheet B has sections for the building, electrical, mechanical and plumbing trades.
• Commercial Permit Application, Scope of Work & Contractors List — for every other use. Apartments and condominiums (R-2) count as commercial for this purpose.
• Shed, Fence, Wall, Patio or Driveway application — zoning approval for work that needs no building permit.
• Sign Permit Application, Dumpster & Portable Storage Container Permit Application and the driveway apron materials.

The City asks for the scope of work to be filled in accurately, because differences between the worksheet, the plans and what the inspector finds cause delays.

Permit fees in Manassas Park

Fees come from the Office of Building Inspections Permit and Inspection Fee Schedule, effective January 1, 2025. Each permit is built up from a base fee, a 35% staff plan review fee, a 15% administrative fee and the 2% state levy, and no permit costs less than $93.75.

For example, a new house with 2,500 sq ft of gross floor area has a base building fee of $300, before plan review, the administrative fee, the state levy and the $70 zoning review.

A permit applied for after a notice of violation or stop work order costs an extra $125 on a residential property and $250 on a commercial one. Plan review and administrative fees are not refundable.

Electrical, plumbing, mechanical and gas permits in Manassas Park

The Office of Building Inspections issues all trade permits. Fees are itemised on the scope of work worksheet, and the same plan review, administrative and state levy percentages apply.

Commercial electrical permits start from a $93.75 base with a $156.25 minimum, and commercial plumbing from a $189.81 base. Fire alarm systems need a separate electrical permit, priced at $189.81 for the first 10 devices. Building plans that need review by the Fire Marshal must be submitted with extra copies.

Manassas Park applications and supporting documents

Zoning review is done first, before the building plans and construction documents are examined.

For decks, finished basements, carports, retaining walls and wall bracing, the City publishes standard details that can be used with a simple sketch of the layout.

How to apply: 6-step Manassas Park permit process

Manassas Park building inspections and final closeout

The permit holder is responsible for requesting inspections. Call 703-335-8815 (or 703-335-0019) with the permit number, giving at least 24 hours’ notice; the SmartGov portal also takes inspection requests. Manassas Park does not do same-day inspections. Inspectors work Monday to Friday, 9:00 a.m. to 4:00 p.m., and a request is typically scheduled for the next business day. A particular time can be asked for but is not guaranteed.

• Included in the permit: inspections during normal business hours carry no separate charge.
• Cancellations: cancel no later than the day before, during business hours. A late cancellation costs $25 per permit, and it cannot be cancelled once the inspector is on site.
• Re-inspections: $125 per permit when work is not ready, has deficiencies, cannot be reached, or the address and permit are not posted. It must be paid before another inspection is booked.
• Off-hours inspections: weekend, holiday and after-hours visits are arranged at least 72 hours ahead at $187.50 per permit and inspection, with a $375 minimum.
• Certificate of occupancy: $62.50, or $81.25 for a first temporary certificate.

Local Manassas Park permitting details

Sheds, fences and walls: a shed no taller than 15 feet and no larger than 256 sq ft can sit 2 feet from the rear and side property lines, and sheds are not allowed in a front yard. Fences and walls can be 4 feet high in a front yard and 6 feet in side and rear yards; a wall taller than 6 feet needs a building permit. The zoning review costs $45 per application.

Driveways: a front-yard driveway is limited to 20 feet wide or 20% of the lot width, whichever is greater. A new apron or curb cut carries a separate fee and a $300 deposit, returned after the final inspection.

Dumpsters and storage containers: placing one needs a permit, on private property or on the street. Street placement is treated as a last resort and requires a deposit.

Backflow devices: every private water service connection needs an approved backflow prevention device, and devices at commercial and industrial sites are tested each year by an approved tester, with the report sent to Building Inspections.

Businesses: home occupation and new business zoning compliance applications must be stamped by the Commissioner of the Revenue before they are submitted in SmartGov. A home occupation permit is $65 and a sign permit $175 under the Land Use & Development Fee Schedule effective January 1, 2025, which also sets a $400 floodplain permit and a $1,000 grading permit.

Homeowners associations: the City notes that fence type and location may also need approval from an HOA architectural review board.

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 Manassas Park permitting resources

• Virginia DHCD statewide building codes
• Manassas Park SmartGov account registration help
• Manassas Park building permit application (older PDF form)
• Manassas Park Building Permits and Inspections
• Building and Trade Permit Applications
• Manassas Park SmartGov portal
• Permit and Inspection Fee Schedule (effective January 1, 2025)
• Land Use & Development Fee Schedule (effective January 1, 2025)
• Do I need a permit?
• Building plan submittal requirements
• Scheduling inspections
• Shed, fence, wall, patio or driveway approval

Manassas Park building permit FAQs

Does Manassas Park issue its own building permits?

Yes. The City’s Office of Building Inspections at 9701 Manassas Drive issues building, electrical, mechanical and plumbing permits for property inside the city.

How much is a building permit in Manassas Park?

New homes and residential additions are $0.12 per square foot, with minimums of $250 for a new home and $187.50 for most improvements. A 35% plan review fee, a 15% administrative fee and the 2% state levy are added, and the minimum for any permit is $93.75.

Do I need a permit for a fence or shed in Manassas Park?

Not a building permit, for a fence or for a shed of 256 sq ft or less, but zoning approval is required. Apply with a house location survey; the zoning review fee is $45.

Do I need a permit to finish my basement?

Yes. Finishing a basement is on the City’s list of work that needs a permit, and the City publishes a standard finished basement detail to use with the application.

How do I schedule an inspection?

Call 703-335-8815 with your permit number at least 24 hours ahead, or request it in SmartGov. Inspections run Monday to Friday, 9:00 a.m. to 4:00 p.m., and there are no same-day inspections.

How many sets of plans do I need?

For most jobs, 3 copies drawn to scale on paper at least 11 x 17 inches. More may be needed when the Fire Marshal or an outside agency has to review them.

What does a re-inspection cost?

$125 per permit, per building or unit, payable before the next inspection can be scheduled.

Simplify Manassas Park 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 Manassas Park permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.