Bolthole Index

Clarke County, Virginia

Zoning, building permits and septic rules in the Town of Berryville, Virginia

Inside the Town of Berryville, Virginia, building permits are reviewed and approved by the Clarke County Building Department, not a town office1. The town adopts and administers its own zoning ordinance, and county zoning does not govern inside town limits2. Septic and well permits come from the Clarke County Health Department3.

At a glance

Building permit
Required for covered work; issued by the Clarke County Building Department1
Zoning
The Town of Berryville's own zoning ordinance2
Septic and wells
Clarke County Health Department (Virginia Department of Health)34
RV living (R-1)
Occupancy of travel trailers is prohibited in the R-1 district5
Short-term rental (R-1)
Special permit required6
Owner-builder
State contractor-licensing exemption for one owner-occupied home; building code still applies7
Floodplain
Development rules apply on land in the 100-year floodplain8

Who to call

Planning & zoning

Town of Berryville Community Development Department

Town zoning, rezoning, site plan review, subdivision approvals, sign permits and variances inside Berryville

(540) 955-4081

planner@berryvilleva.gov

101 Chalmers Court, Suite A Berryville, VA 22611

Building permits

Clarke County Building Department

Building permit applications, plan review and inspections, including inside the Town of Berryville

(540) 955-5112

permits@clarkecounty.gov

101 Chalmers Ct., Suite B Berryville VA 22611

Septic permits

Clarke County Health Department

Well and onsite sewage system permits in Clarke County

(540) 955-1033

100 N. Buckmarsh St. in Berryville, Va.

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

Going off-grid in Town of Berryville means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Does Berryville, Virginia have zoning, and what does it mean for RVs, lot size and setbacks?

The Town of Berryville adopts and administers its own zoning ordinance for land inside town limits2. Questions about rezoning, site plans and variances go to the town's Community Development Department9.

Rules differ by district. In the R-1 residential district, the main single-family district, the minimum lot area is 15,000 square feet10. Principal structures sit 35 feet or more from a street right-of-way 50 feet or wider, with side yards of 15 feet and rear yards of 30 feet11. Structures may cover no more than 30 percent of an R-1 lot12, and buildings may rise to three stories but not above 35 feet13.

Living in a travel trailer is not an option in R-1: the ordinance states that travel trailers are prohibited from occupancy5. Short-term rentals in R-1 need a special permit rather than being allowed by right6. We could not confirm rules for tiny homes, manufactured homes or accessory dwellings in Berryville, so ask the Community Development Department before planning one.

Do you need a building permit in Berryville, and who issues it?

Berryville does not run its own building permit office. The Clarke County Building Department reviews and approves work that requires permits throughout Clarke County, including the incorporated towns of Berryville and Boyce1. The department enforces the Virginia Uniform Statewide Building Code inside town limits14.

Owners in town may also need to consult the town planner before construction1. Virginia's code exempts some small work, such as a one-story detached storage shed of 256 square feet or less, but a permit can still be required for exempt items in a special flood hazard area15. We could not confirm whether the town or county publishes an owner-builder permit exemption for Berryville; the state's owner-builder rule covers contractor licensing only, and the building code still applies7.

Send permit applications to the county department16. Fee schedules were not confirmed, so ask the department for current fees.

How do septic permits work inside Berryville?

Septic permits for Berryville addresses come from the Clarke County Health Department, part of the Virginia Department of Health3. The department is required to permit all wells and onsite sewage systems in Clarke County17. Wells follow the same path: new private wells need a permit from the health department4.

A septic permit only matters if the lot is not on public sewer. For property not served by public sewer or public water, the owner must obtain the septic permit before the county will issue a building permit18. We could not confirm whether a new home inside Berryville must connect to town water or sewer, so ask the Community Development Department before buying a lot you plan to serve with a well or septic system.

Clarke County's published soil data suggests conventional drain fields are limited on many lots: only 12% of soils in the county rate "not limited"19. That is a county-wide figure, so a site evaluation will tell more than a map.

Building a home in Berryville: the steps, in order

  1. Confirm the lot's zoning district, setbacks and permitted uses with the town's Community Development Department9.
  2. Find out whether the lot has public sewer. If it does not, get the health department's septic permit first, since the county requires it before a building permit18.
  3. Submit the building permit application to the Clarke County Building Department by email16. Allow 20 to 30 business days for plan review and permit processing20.
  4. Schedule inspections as work proceeds, with at least 3 to 5 business days of notice21.
  5. Get final approval from the building department before anyone occupies the building22.

What stays with Clarke County, and what to check before you buy in Berryville

Berryville's zoning stops at the town line. County zoning governs only the unincorporated parts of the county and does not apply in Berryville or Boyce23. For land outside town limits, see the Clarke County page.

Before buying inside town limits, check four things. First, floodplain: land identified in the 100-year floodplain must comply with the town's floodplain provisions before it is developed8. Second, driveway or entrance permits: we could not confirm a Berryville rule, and the Virginia Department of Transportation requires a land use permit for entrances onto state-maintained highways24. Third, water and sewer connection, as above. Fourth, taxes: Clarke County's effective property tax rate is 0.5%25, and the typical home value is $578,69026.

Watch-outs

  • Berryville's building permits come from Clarke County, so a search for a town building department leads to the wrong counter; use the county building department1.
  • The lot size, setback and RV figures here are for the R-1 district only; other districts such as R-2, R-3 and DR-1 have their own standards, so confirm the district with the Community Development Department11.
  • We could not confirm Berryville's rules on tiny homes, accessory dwellings, minimum house size, temporary camping or permit fees; ask the Community Development Department9.

Sources

  1. Clarke County Building Department (covers incorporated Town of Berryville) (Town of Berryville), quoted and re-checked
  2. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  3. Clarke County Health Department (Virginia Department of Health, Lord Fairfax Health District) (Town of Berryville), quoted and re-checked
  4. Clarke County Health Department (Virginia Department of Health, Lord Fairfax Health District) (Town of Berryville), quoted and re-checked
  5. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  6. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  7. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties (Virginia statewide rule), quoted and re-checked
  8. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  9. Town of Berryville Community Development Department (berryvilleva.gov)
  10. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  11. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  12. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  13. Town of Berryville Zoning Ordinance (July 2025) (Town of Berryville), quoted and re-checked
  14. Clarke County Building Department (covers incorporated Town of Berryville) (Town of Berryville), quoted and re-checked
  15. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  16. Clarke County Building Department (clarkecounty.gov)
  17. Clarke County Health Department (clarkecounty.gov)
  18. Permits To Construct A Sewage Disposal System and/or Private Well, quoted and re-checked
  19. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  20. Clarke County Building Department (covers incorporated Town of Berryville) (Town of Berryville), quoted and re-checked
  21. Clarke County Building Department (covers incorporated Town of Berryville) (Town of Berryville), quoted and re-checked
  22. Clarke County Building Department (covers incorporated Town of Berryville) (Town of Berryville), quoted and re-checked
  23. Guidance Manual to the Clarke County Zoning & Subdivision Ordinances, quoted and re-checked
  24. Land use permits (Virginia statewide rule), quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Typical home value (Zillow): Bolthole Index county data

Written October 23, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Town of Berryville

Town of Berryville’s own rules

  • Local zoningPresent (with conditions)

    Land inside Berryville town limits: the Town of Berryville adopts and administers its own zoning ordinance (July 2025 edition).

    • The ordinance's districts and standards apply to property inside the town limits; county zoning does not govern inside the town.
    • The July 2025 date is a document revision stamp, not a stated effective date.
    “town of berryville zoning ordinance - 2-1 - july, 2025”
  • Minimum lot sizeSpecified

    Minimum lot area in the R-1 residential district inside Berryville town limits (main single-family district)

    • Applies to lots in the R-1 district only; R-2, R-3 and DR-1 standards are not recorded in this claim.
    • Lot width at setback line must be 100 feet and width at the street right-of-way line must be 50 feet (section 201.5).

    minimum lot area: >= 15000 square feet

    “the minimum lot area shall be fifteen thousand (15,000) square feet.”
  • SetbacksSpecified

    Principal structure setbacks in the R-1 residential district inside Berryville town limits (main single-family district)

    • Front setback is measured from the street right-of-way, or from the centerline if the right-of-way is under 50 feet wide.
    • Accessory buildings may be located in a rear yard but not closer than five feet from any property line or other structure (section 201.1(f)).
    • Garages, carports, porches and stoops attached to the main building count as part of the main building.

    front setback from street right-of-way (right-of-way 50 feet or wider): >= 35 feet (from the center of a right-of-way under 50 feet wide: 50 feet) · side yard: >= 15 feet · rear yard: >= 30 feet

    “structures shall be located thirty-five (35) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or fifty (50) feet or more from the center of any street right-of-way less than fifty (50) feet in width.”
  • Lot coverageSpecified

    Maximum lot coverage by structures in the R-1 residential district inside Berryville town limits

    • Applies to any structure or structures together on the lot.
    • R-1 only; other districts pending.

    maximum lot coverage by structures: <= 30 percent of lot area

    “any structure or structures shall not occupy more than thirty (30) percent of the total area of the lot.”
  • Building heightSpecified

    Principal building height in the R-1 residential district inside Berryville town limits

    • Public or semi-public buildings such as schools, churches or libraries may reach 60 feet (section 201.8(b)).
    • R-1 only; other districts pending.

    maximum building height: <= 35 feet (public or semi-public buildings up to 60 feet) · maximum stories: <= 3 stories

    “buildings may be erected up to three (3) stories but shall not exceed thirty-five (35) feet in height.”
  • Living in an RVProhibited

    Travel trailers in the R-1 residential district inside Berryville town limits

    • Stated as an accessory use in the R-1 district; the ordinance also forbids storing travel trailers within the front setback area.
    • Only the R-1 district was checked; RV occupancy in other districts is not recorded here.
    “travel trailers, which shall not be stored within the front setback area, and which shall be prohibited from occupancy.”
  • Building in a floodplainRequired

    Land inside Berryville town limits identified in the 100-year floodplain

    • Applies only to land identified in the 100-year floodplain by the federal insurance administration.
    • No land may be developed and no structure located, constructed or altered except in full compliance with the floodplain provisions.
    “these provisions shall apply to all lands within the jurisdiction of the town of berryville and identified in the 100-year floodplain by the federal insurance administration.”
  • Short-term rentalsLimited

    Short-term rentals in the R-1 residential district inside Berryville town limits, by special permit

    • Listed as a use permitted by special permit in R-1, not by right.
    • Special-permit conditions were not opened; other districts not checked.
    “201.2 uses permitted by special permit (a) home occupations. (4/86) (b) planned research offices, as defined in section 102. (c) short-term rentals (10/23)”

Rules another office applies inside Town of Berryville

Town of Berryville does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Building permitRequired

    Work inside Berryville town limits that requires a building permit; the Clarke County Building Department reviews and approves it (applies inside Berryville town).

    • Only work that requires permits; the page does not list which projects are exempt.
    • Property owners within the town of Berryville may also need to consult the town planner prior to construction.
    “the department reviews and approves work that requires permits throughout clarke county, including the incorporated towns of berryville and boyce.”
  • Building code adoptedAdopted

    Construction inside Berryville town limits, where the Virginia Uniform Statewide Building Code is enforced by the Clarke County Building Department.

    • The county building department enforces the code for the incorporated towns of Berryville and Boyce as well as the county.
    “the clarke county building department enforces the virginia uniform statewide building code to ensure the health, safety, and welfare of all residents in areas related to the design, construction, and use of buildings, structures, pools, etc.”
  • InspectionsRequired

    Permitted construction inside Berryville town limits, inspected by the Clarke County Building Department (applies inside Berryville town).

    • Inspection requests need a minimum notice of 3 to 5 business days.
    • Inspections apply to projects that require permits.

    inspection notice: >= 3 business days (minimum notice, the page states 3 to 5 business days)

    “the department inspects projects during construction and issues final approval before occupancy or use.”
  • Certificate of occupancyRequired

    Permitted construction inside Berryville town limits, before occupancy or use (applies inside Berryville town).

    • The county page describes final approval before occupancy or use; it does not use the term certificate of occupancy.
    “the department inspects projects during construction and issues final approval before occupancy or use.”
  • Who permits septicState (with conditions)

    Onsite sewage systems on land inside Berryville town limits, permitted by the Clarke County Health Department (Virginia Department of Health).

    • The Clarke County Health Department is part of the Virginia Department of Health within the Lord Fairfax Health District.
    • The county health page does not expressly say the town is included; inside-town application rests on the town being in Clarke County.
    “the health department is required to permit all wells and onsite sewage systems in clarke county.”
  • Septic permitRequired

    New onsite sewage system serving a home on land inside Berryville town limits

    • Permit is issued by the Clarke County Health Department; the page does not give fees or the application checklist.
    • Connection to a public sewer may change this, but the town sewer rule was not found.
    “the health department is required to permit all wells and onsite sewage systems in clarke county.”
  • Well permitRequired

    New private well serving a home on land inside Berryville town limits

    • Permit is issued by the Clarke County Health Department; well rules are in Clarke County Code Chapter 184, not opened.
    “the health department is required to permit all wells and onsite sewage systems in clarke county.”
  • Permit processPartial

    Building permit process for construction inside Berryville town limits: county plan review and inspections, with town planner consultation (applies inside Berryville town).

    • The county page gives review and inspection timing but not the full application checklist.
    • Property owners in the town may need to consult the town planner before construction.

    plan review and permit processing time: 20 to 30 business days

    “once a permit application is submitted, allow 20 to 30 business days for all plans review and permit processing.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Berryville or Clarke County directly.

  • Owner-builder exemption — Owner-builder permit exemption for a home inside Berryville town limits
  • Minimum dwelling size — Minimum dwelling floor area inside Berryville town limits
  • Camping on your land — Temporary camping on private land inside Berryville town limits
  • Tiny homes — Tiny home used as a dwelling inside Berryville town limits
  • Manufactured homes — Manufactured or mobile home used as a dwelling inside Berryville town limits
8 more unanswered
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Permit fees

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Town of Berryville publishes no rule on the point, not that none exists. Clarke County’s page lists the county offices to call.

← All of Clarke County: county rules, score and offices