Building permits in Roanoke County are issued by the county’s Office of Building Safety, on the second floor of 5204 Bernard Drive. It covers the whole county, including the Town of Vinton, but not the City of Roanoke or the City of Salem, which are independent cities with their own building departments. Applications are taken through the county’s Cityworks Public Access Portal, by email or at the counter, and building fees start at $40 for work valued up to $5,000.
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 Roanoke County.
Roanoke County, the City of Roanoke and Salem are three separate building authorities. The county and the city share a name but are different jurisdictions. Salem is a second independent city, so it is in no county either. Vinton is a town and remains part of the county, and Roanoke County inspectors perform all building inspections there. A permit from the wrong authority is not a permit at all.
What requires a permit in Roanoke County?
The Roanoke County Office of Building Safety issues building permits for work inside Roanoke County, including the Town of Vinton. The county building office operates from Bernard Drive in the south-west of the valley, and this is the jurisdiction that most often receives applications intended for somewhere else — because three other building authorities sit within a few miles and two of them share the county’s name or its postal identity.
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 local conditions that survive state preemption under § 36-98 include proffered conditions on rezoned land and its Floodplain Overlay District; it also has a Roanoke River Conservation Overlay District.
Roanoke 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 Roanoke County?
The City of Roanoke is an independent city: it is not part of this county despite sharing the name. Salem is also an independent city, so it too sits in no county. Vinton is a town and remains part of Roanoke County: Vinton issues zoning permits, Roanoke County inspectors perform all building inspections in the town, and commercial building permits, and residential permits that need plan review, are applied for with the county.
Short on time to read all of this?
Get a free quote →The county’s own offices use Roanoke mailing addresses, so a Roanoke address can belong to the county or the city.
The reliable way to resolve it is the parcel record, backed by the statewide building officials directory that the Department of Housing and Community Development publishes, which lists every locality and town alongside its building official and maps towns to the enforcing county where that applies.
Once jurisdiction is settled, the technical code is not in question. Under § 36-98 the statewide code supersedes local building codes, so the code applied in the county is identical to the code applied in the City of Roanoke and in Salem. What differs across the three authorities is everything else: zoning, proffers, overlay and historic districts, floodplain rules, fee schedules, portals and inspection scheduling.
| Detail | Information |
|---|---|
| Authority | Roanoke County Office of Building Safety |
| Phone | 540-772-2065 |
| permit@roanokecountyva.gov | |
| Building Commissioner | Morgan Yates |
| Online filing | Public Access Portal (Cityworks) |
| Inspection scheduling | Text SCHEDULE to 833-886-2087, or call 540-772-2065 |
| Vinton zoning permits | Vinton Planning and Zoning, 311 South Pollard Street, 540-983-0605 |
| Offices | 5204 Bernard Drive, Second Floor, Roanoke, Virginia 24018 |
| Neighbouring independent cities | City of Roanoke, City of Salem |
| Town inside the county | Vinton (county inspectors perform its building inspections) |
| Governing code | 2021 Virginia Uniform Statewide Building Code |
| Building officials directory | Published statewide by Virginia DHCD |
| Appeals | Local Board of Building Code Appeals, then the state Review Board |
In 2025, building permits issued by Roanoke County authorized 161 new privately owned housing units, all 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 Roanoke 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, Roanoke 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 Roanoke 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
Roanoke County permit costs and fees
Permit fees in Roanoke 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 Roanoke County. How Virginia permit fees work
The county’s FY 2026-2027 Fee Compendium keeps the building permit scale in force since July 1, 2024. Fees are based on the estimated cost of construction, rounded up to the nearest thousand: for a new structure the county works the cost out from its own construction cost chart, using the building’s use and area, and for an alteration it uses the actual contract cost. A 5 percent technology fee applies to all fees and a 2 percent state levy to building and trade permits.
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Call 1-855-478-4290 →| Permit or service | Fee |
|---|---|
| Building permit: estimated cost up to $5,000 | $40 |
| Building permit: over $5,000 | $40 plus $6 per thousand |
| Building permit: over $20,000 | $130 plus $6 per thousand |
| Building permit: over $100,000 | $610 plus $2.50 per thousand |
| Building permit: over $500,000 | $1,610 plus $1.50 per thousand |
| Building permit: over $1,000,000 | $2,360 plus $0.50 per thousand |
| Trade permit (electrical, mechanical, plumbing and similar): cost up to $1,000 | $30 |
| Trade permit: $1,000.01 to $5,000 | $40 to $2,000; $50 to $3,000; $60 to $4,000; $75 to $5,000 |
| Trade permit: over $5,000 | $75 plus $4 for each additional $1,000 or fraction |
| Cross connection device inspection | $40 |
| Re-inspection on construction | $50, on the third inspection request for the same item |
| Work started before the permit (County Code Section 7-18) | Twice the normal permit fee |
| Permit or application canceled, withdrawn or revoked | 25% of the calculated permit fee is withheld |
An alteration with a $150,000 contract is $735: $610 plus $2.50 for each of the 50 thousands above $100,000. The technology fee adds $36.75 and the state levy $14.70. Fees of $200 or less are due with the application; above that, $200 is paid at application and the balance when the permit is issued.
Trade permits and who may pull them
For new construction Roanoke County sets each trade permit’s value by applying a percentage factor to the total building cost, while trade permits for alterations and repairs use the actual contract amount. A new-home application includes a sub-contractor list naming the electrical, plumbing, mechanical and gas fitting contractors, and generators, solar panels and retaining walls are permitted separately from the house.
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 Roanoke 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 Roanoke County building permit
Roanoke County, the City of Roanoke and the City of Salem are separate building authorities.
Salem is independent and in no county; Vinton is part of Roanoke County, whose inspectors perform its building inspections.
It lists every locality and town with its building official and maps towns to the enforcing county.
The technical code is identical across the valley; these are what actually differ.
Apply online through the county’s Cityworks Public Access Portal, email the documents to permit@roanokecountyva.gov, or bring them to the second floor at 5204 Bernard Drive. All required documents go in at one time, and a $200 deposit is taken before review begins. Settle the contractor’s licence classification, and the lien agent designation on one- and two-family work, beforehand.
A county permit does not carry inspection rights into the City of Roanoke or Salem.
What a new-home application needs in Roanoke County. The same list applies to an addition of more than 300 square feet.
- The residential application, plus an owner affidavit, notarized or signed in front of a permit technician, when an owner is building their own primary residence
- A plot plan showing distances from the new structure to every property line, and the certification of setback compliance
- Two sets of building plans, showing finished floor elevations on any plans submitted on or after August 1, 2025
- The energy compliance statement and the sub-contractor list
- The well or septic construction permit from the health department (the Virginia Department of Health’s Roanoke City and Alleghany Health Districts, Environmental Health, 540-204-9764), or a water and sewer availability letter from the Western Virginia Water Authority
- A shrink-swell letter from a soil scientist in the county’s designated expansive-soil areas
- A Virginia Department of Transportation land use permit for an entrance from a state-maintained road
Residential review takes 7 working days, or 12 where more than 10,000 square feet of land is disturbed, and a resubmittal restarts that period. Commercial plans are submitted as one combined PDF.
If Roanoke 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 Roanoke County
The county building office schedules building and trade inspections for work in Roanoke County. Its SelecTxt system takes requests by text message: send SCHEDULE to 833-886-2087 to schedule, reschedule, cancel or see results, or call 540-772-2065 with the application number and job address. The county also inspects work in Vinton, where the town asks for at least 24 hours’ notice. Work in the City of Roanoke or Salem cannot be inspected on a county permit.
An initial erosion and sediment inspection must pass before digging and before the footing inspection is called in, and the county’s bottom-of-footing elevation survey has to be requested before the footing inspection. Temporary pole and current-only electrical inspections need an AEP work order number, framing follows the trade rough-ins, and the inspection card and approved plans must be on site. A certificate of occupancy is issued before a home is occupied.
Roanoke County enforces the Statewide Fire Prevention Code itself; the state’s directory of local fire officials lists its fire official’s number as 540-777-8721.
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
Roanoke 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.
- Roanoke County building permits
- Roanoke County building permit fees
- Roanoke County FY 2026-2027 Fee Compendium (PDF)
- Roanoke County Public Access Portal
- Roanoke County building permit guides
- Town of Vinton permits and inspections
- 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 Roanoke County?
$40 for work with an estimated cost up to $5,000, then $6 per thousand up to $100,000, $2.50 per thousand up to $500,000 and lower rates above. A 5 percent technology fee and the 2 percent state levy are added. A $150,000 alteration is $735 before those two charges.
How long does residential plan review take in Roanoke County?
The county quotes 7 working days, or 12 working days when the disturbed area is over 10,000 square feet. Building, Zoning and Engineering review the plans, and sometimes the floodplain reviewer; a resubmittal after a denial starts the period again.
Is the City of Roanoke part of Roanoke County?
No. The City of Roanoke is an independent city and sits in no county, despite sharing the name with the county around it. They are separate jurisdictions with separate building departments, fee schedules and portals.
Is Salem a town or a city?
Salem is an independent city, not a town, so like the City of Roanoke it is in no county at all.
Does the county permit work in Vinton?
Yes, for building code work. Vinton is a town and part of Roanoke County. Vinton issues zoning permits and handles over-the-counter permits, while Roanoke County inspectors perform all building inspections in the town, and commercial building permits, and residential permits that need plan review, are applied for with the county.
If the code is identical everywhere, why does jurisdiction matter?
Because much besides the technical code differs from one authority to another. Section 36-98 supersedes local building codes but expressly preserves zoning proffers, special exception conditions, airport and highway overlay districts, historic districts and floodplain rules — and fee schedules, portals and inspection scheduling differ too.
Which building code applies in Roanoke 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 or publish technical amendments.
How do I confirm who the building official is?
The Department of Housing and Community Development publishes a statewide building officials directory covering every locality and town; for a town that does not enforce the code itself, it names the county that does (it lists Vinton as “See Roanoke County”).
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In Roanoke County the first step is confirming that a parcel is in the county rather than the City of Roanoke or Salem, since a permit from the wrong authority does not cover the work. Alliance Permitting prepares, files and tracks Roanoke County permits through issuance.
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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 Roanoke County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.