In Roane County, building and other development go through the county Office of Floodplain Management at 205 East Main Street in Spencer (304-927-0918), which issues a floodplain determination and development permit. The fee is $25 for a residential structure, or $60 if it is in a flood zone, and is paid before review starts; inside Spencer, the City issues its own building permit.
What requires a permit in Roane County?
The county applies its Floodplain Ordinance 2025, signed in February 2025. Every proposed development is charged a floodplain determination fee, and anything in the special flood hazard area also needs a floodplain permit before work starts:
Determination and permit
- New homes and other residential structures
- Commercial, industrial, government and agricultural buildings and development
- Manufactured homes, including placing or moving one
- Additions and substantial improvements
- Repairs, including repair of substantial damage, in the flood hazard area
Also needed
- A site plan with elevation data before land in the floodplain is subdivided or used for a manufactured home park
- Septic and well approvals from the health department
- Any state or federal permits the site needs
Who issues permits in Roane County?
The county Floodplain Ordinance names the Emergency Management Director as Floodplain Administrator, and the Office of Floodplain Management handles applications, determinations and permits. Decisions can be appealed in writing within 30 days to the County Commission sitting as the Floodplain Appeals Board.
Short on time to read all of this?
Get a free quote →| Office | Contact |
|---|---|
| Office of Floodplain Management | 205 East Main Street, Spencer, WV 25276, 304-927-0918 |
| Roane County Courthouse | 200 Main Street, Spencer, WV 25276, 304-927-2860 |
| Mid-Ohio Valley Health Department, Roane County office (septic) | 200 East Main Street, Spencer, 304-927-1480 |
| Town | Who issues them |
|---|---|
| Spencer | City of Spencer, City Hall, 116 Court Street, 304-927-1640, weekdays 8 a.m. to 4 p.m.; the City also has its own floodplain manager there |
| Reedy | No town website or permit information; the state floodplain manager list (October 24, 2025) shows the county Office of Floodplain Management (304-927-0918) serving Reedy under a county support agreement |
The Roane County application
The Floodplain Determination & Development Permit Application asks for the applicant and owner, the site address and parcel ID, the type of development, a description with dimensions and the estimated cost including materials and labor. Depending on the project, the county may also ask for a site plan, the Manufactured Home Information Sheet, a septic permit, an elevation certificate, the contractor affidavit and any state or federal permits; nothing is reviewed until every required document is in and the fees are paid.
A licensed contractor gives a license number. Without one, the applicant completes the county’s Affidavit for the West Virginia Contractor’s License. For a manufactured home, the information sheet asks for its size, year, make, model, bedrooms and bathrooms, cost or market value, purchase date, heating type and any porches or additions.
Not sure this scope needs a permit?
Get a free quote →Roane County permit fees
The Office of Floodplain Management’s updated fee sheet sets these charges, all non-refundable:
| Project | Standard fee | In a flood zone or special flood hazard area |
|---|---|---|
| Residential and other residential property structures | $25 | $60 |
| Commercial, industrial, government and agricultural construction and development | $60 | $120 |
| Flood determination letter | $30 | $30 |
The ordinance adds two more charges: the applicant reimburses the county for any engineering or surveying needed to review or inspect the project, and the county may ask for a deposit toward it. Starting work before the permit doubles the fees, and they triple for each later occurrence by the same person.
Spencer: work under $100 needs no permit; jobs of $4,000 or less pay a flat $20; jobs over $4,000 and under $100,000 pay $5 per $1,000; for anything over $100,000, see the City Clerk. A $60,000 project inside Spencer therefore costs $300.
Rather talk it over?
Call 1-855-478-4290 →Building in the Roane County floodplain
New buildings
- Lowest floor, ductwork and utilities at least 2 feet above the base flood elevation
- An elevation certificate for any project in the special flood hazard area
- Flood-resistant materials and anchoring against flotation and collapse
Manufactured homes and sheds
- The licensed installer inspects the site and certifies in writing that the home meets the ordinance
- Detached sheds or garages below the base flood elevation: parking or limited storage only, no more than 300 sq ft and worth less than $7,000
Before occupying a building in the special flood hazard area, the owner needs a Certificate of Compliance from the Floodplain Administrator.
How to get a Roane County permit: 5 steps
Inside Spencer, the City’s building permit applies; in Reedy, ask the town as well.
Use the WV Flood Tool, or buy a $30 flood determination letter from the county.
Apply to the Mid-Ohio Valley Health Department’s Roane County office if the site needs a septic system.
File the county application with every required document and pay the fee; review starts only then.
Start within 180 days of the permit and finish within 18 months, unless the Floodplain Administrator extends it in writing.
Local Roane County details that matter
Outside review: the application warns that some projects need review or input from outside agencies before the county decides.
Rather not deal with the Roane County building department?
Get a free quote →Health department: Roane County is served by the Mid-Ohio Valley Health Department, whose Roane County office is at 200 East Main Street in Spencer; the floodplain ordinance requires its approval of wells and septic systems for floodplain projects.
Spencer permits: make the check out to the City of Spencer; the City mails the permit if the application is approved.
West Virginia building code
West Virginia lets each county and city adopt the State Building Code or no building code at all; no other building code may be adopted, and floodplain, sewage and fire rules can apply either way. West Virginia rules
Official Roane County permitting resources
County, city and state pages:
Want this handled start to finish?
Get a free quote →- Roane County Floodplain Management
- Roane County Floodplain Ordinance 2025
- Roane County updated floodplain application fees
- Affidavit for the West Virginia Contractor’s License
- Mid-Ohio Valley Health Department county offices
- Mid-Ohio Valley Health Department sewage program
- City of Spencer forms
- City of Spencer building permit application
- City of Spencer contacts
- West Virginia Flood Tool
- WV.gov Roane County listing
- WV Secretary of State county clerk directory
- WV Flood Tool floodplain managers list (October 2025)
- West Virginia Code 15A-11-5, State Building Code
- State Fire Marshal laws and rules
Roane County permit FAQs
Do I need a permit to build in Roane County, WV?
Every development gets a floodplain determination from the Office of Floodplain Management (304-927-0918), and work in the special flood hazard area needs a floodplain permit before it starts. Inside Spencer, the City’s building permit applies.
How much does the Roane County permit cost?
$25 for a residential structure, or $60 in a flood zone; $60 for commercial, industrial, government or agricultural work, or $120 in a flood zone. A flood determination letter is $30.
Inspections are where schedules slip.
Get a free quote →Does a mobile home need a permit in Roane County?
Yes. Placing a manufactured home counts as development; the application comes with a Manufactured Home Information Sheet, and in the floodplain the installer must certify the installation.
How much is a building permit in Spencer?
Nothing under $100, a flat $20 up to $4,000, then $5 per $1,000 up to $100,000; above that, ask the City Clerk (304-927-1640).
Who issues septic permits in Roane County?
The Mid-Ohio Valley Health Department’s Roane County office, 200 East Main Street, Spencer (304-927-1480).
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More West Virginia permitting guides
This guide is provided by Alliance Permitting for general information about Roane County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.