Bolthole Index

Henrico County, Virginia

Building permits, zoning and land rules in Henrico County, Virginia

46Index Score / 100
#95 of 133 in Virginia

Henrico County, Virginia requires a building permit for construction or demolition of a building or structure1. County zoning applies throughout Henrico, so allowed uses and dimensional rules depend on the parcel's district23. Septic permits go through the Henrico Health Department, and a new-home building permit will be denied until the onsite sewage permit is issued4.

At a glance

Building permit
Required for construction, demolition and listed regulated work1
Zoning
County zoning applies countywide; rules vary by district and overlay23
Septic permit
Virginia Department of Health (Henrico Health Department), not the county4
RV living
Prohibited on residential lots, except the rule excludes the RTH district5
Owner-builder exemption
Available for one primary residence owned for your own use per 24 months6
Certificate of occupancy
A new certificate is required for qualifying changes of occupancy7
Building code
Virginia Uniform Statewide Building Code, enforced locally8
Manufactured homes
Permitted in agricultural-type zoning districts; conditions apply elsewhere9

Who to call

Building permits

Henrico County Permit Center (Department of Building Construction and Inspections)

Building permits for construction, demolition, additions and most alterations in Henrico County; the Department of Building Construction and Inspections is reachable directly at (804) 501-4360

(804) 501-7280

permitcenter@henrico.gov

4301 East Parham Road, Henrico, VA 23228

Planning & zoning

Henrico County Planning Department

Zoning ordinance administration, rezoning, variances, conditional use permits, and zoning confirmation letters for specific parcels in unincorporated Henrico County

(804) 501-4602

planning@henrico.gov

4301 East Parham Road, Henrico, VA 23228

Septic permits

Henrico Health Department Environmental Health (Virginia Department of Health)

Onsite sewage disposal (septic) construction and repair permits, and private well permits, for Henrico County

804-501-4522

8600 Dixon Powers Dr., Henrico, VA 23228

Floodplain permits

Henrico County Department of Public Works, Floodplain Management

Floodplain permits and development review for Henrico's mapped flood-prone areas

(804) 501-4393

4305 E. Parham Rd., Henrico, VA 23228

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

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Do you need a building permit in Henrico County, Virginia?

Yes. Henrico County requires a permit for construction or demolition of a building or structure and for listed regulated installations, although the county's published list is not comprehensive110. Typical home projects that need a permit include detached sheds over 256 square feet and swimming pools over 150 square feet and deeper than 24 inches11. The Virginia Uniform Statewide Building Code governs the work and is enforced locally8. Regulated new construction requires inspections, although the inspecting authority may waive inspection when construction costs less than $2,50012. A new certificate of occupancy is required when a change of use demands greater structural strength, fire protection, means of egress, ventilation or sanitation7. Qualifying nonresidential farm buildings are exempt from the Building Code, but licensed restaurants and flood-prone or mudslide-prone sites remain exceptions13.

Who is the Henrico County building department, and how do you reach them?

The Henrico County Permit Center is the public-facing office for building, electrical, mechanical and plumbing permits, at 4301 East Parham Road, Henrico, VA 23228, phone (804) 501-7280, email permitcenter@henrico.gov11. The Department of Building Construction and Inspections can also be reached at (804) 501-4360 when the county's published trigger list does not answer whether a particular project needs a building permit1114. Applications may be submitted and processed by mail where online processing is not offered, and an applicant cannot be required to appear in person15. Henrico bases residential building-permit fees on estimated labor and material costs and adds a 2% state levy; the published base fee for new residential construction is $68016. Check the current county fee schedule for project-specific charges and possible inspection or plan-review fees16.

Does Henrico County have zoning?

Yes. Henrico County administers zoning throughout the county, with use and dimensional rules that vary by district2. The county's zoning page is a summary, so identify the parcel's district and use the full zoning ordinance for the controlling rule3. Published residential examples include minimum lots of 1 acre or 35,000 square feet and front and rear yards of 50 feet with side yards of 20 feet, but those figures do not apply to every district1718. Height limits also vary by district and use19. Henrico regulates subdivisions, and final plat approval generally precedes recordation; a preliminary plat is optional for subdivisions of 50 lots or fewer20. The Board of Supervisors amended the Subdivision and Zoning Ordinances on July 28, 202621. Henrico County's minimum dwelling size and specific tiny-home occupancy rules could not be confirmed; ask the Planning Department about the exact parcel and design.

How do septic permits work in Henrico County?

Septic permits in Henrico County go through the Henrico Health Department at 8600 Dixon Powers Dr., Henrico, VA 23228, phone 804-501-4522422. A construction permit authorizes one specific onsite sewage system design and location, expires 18 months after issuance and does not transfer to a later owner23. Applications require an OSE or PE design; the listed construction-permit fee is $275 for a system of 1,000 gallons per day or less and $1,450 above that capacity4. For a new single-family home, obtain the onsite sewage permit first because Henrico will deny the building-permit application until the sewage permit is approved and issued4. Only 14.8% of Henrico County soils rate free of severe limitations for a conventional septic drain field, so evaluate the site before buying24. Ask Environmental Health which inspection path applies to the approved design.

Can you live in an RV or tiny home on your land in Henrico County?

Henrico County prohibits occupying an RV or travel trailer for living or business purposes on a residential lot in a district used for residential purposes, except the RTH district5. On those lots, no more than two covered RVs or trailers may be stored, and an RV or travel trailer cannot be connected to utilities, the ground or another structure in a way that prevents ready removal5. Tiny homes are a different legal category, and Henrico County's specific tiny-home occupancy and minimum dwelling-size rules could not be confirmed; ask the Planning Department how the proposed unit is classified and what the parcel's district allows. Short-term rentals are limited to specified one-family and agricultural districts and an owner's primary residence; by-right hosted stays require at least 80 feet of road frontage, no more than six renters and no more than 60 rental days per year25. Manufactured homes are separately regulated under Virginia law and must be allowed in qualifying agricultural-type districts where site-built housing is allowed9.

Building a home in Henrico County: the steps, in order

  1. Confirm the parcel's zoning district, allowed use, lot size, setbacks and height limits with the Henrico County Planning Department317181921.
  2. If the site needs septic, submit the OSE or PE design and obtain the onsite sewage construction permit through the Henrico Health Department before seeking the home building permit4.
  3. Check whether work is in or adjacent to a Special Flood Hazard Area; Henrico requires a Floodplain Development Permit there26.
  4. Resolve access: obtain the Construction Engineer's letter before cutting a County curb, or a VDOT land-use permit and pay the $100 processing fee for an entrance on a VDOT-maintained road2728.
  5. Apply through the Permit Center before covered work begins and budget from Henrico's project-specific fee schedule1416.
  6. Complete required inspections and obtain the certificate of occupancy before moving in1229.

What to check before you buy land in Henrico County

Confirm the parcel's zoning district and permitted use before closing because Henrico's dimensional and use rules vary by district23. If a purchase involves dividing land, confirm subdivision review and final-plat requirements with Planning before relying on a proposed lot line or access plan20. If the parcel is not on public sewer, evaluate the soil early: only 14.8% of Henrico County soils rate free of severe limitations for a conventional septic drain field, and the approved system needs an OSE or PE design244. Check flood mapping before planning the house or driveway because development in and adjacent to a Special Flood Hazard Area requires a Henrico Floodplain Development Permit26. Access authority depends on the road: County-curb cuts need a Construction Engineer's letter, while a private entrance on a VDOT-maintained highway needs written VDOT permission2728.

Watch-outs

  • An owner-builder may use Virginia's contractor-licensing exemption for no more than one primary residence owned for personal use during any 24-month period, but building-code compliance and applicable building permits still apply61.
  • Driveway authority depends on the access point: a County-curb cut needs the Construction Engineer's permission, while an entrance on a VDOT-maintained road needs a VDOT land-use permit2728.
  • Henrico County prohibits living in an RV or travel trailer on residential lots covered by its rule; permission to store one is not permission to occupy it5.

Sources

  1. When a Building Permit is Required, quoted and re-checked
  2. Zoning Districts and Uses, quoted and re-checked
  3. Zoning Districts and Uses, quoted and re-checked
  4. Sewage Disposal and/or Water Supply Permit, quoted and re-checked
  5. henrico.gov, quoted and re-checked
  6. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  7. When a Building Permit is Required, quoted and re-checked
  8. § 36-105. Enforcement of Code; appeals from decisions of local department; inspection of buildings; inspection warrants; inspection of elevators; issuance of permits, quoted and re-checked
  9. § 15.2-2290. Uniform regulations for manufactured housing (Virginia statewide rule), quoted and re-checked
  10. When a Building Permit is Required, quoted and re-checked
  11. Henrico County Permit Center (Department of Building Construction and Inspections) (henrico.gov)
  12. § 36-105. Enforcement of Code; appeals from decisions of local department; inspection of buildings; inspection warrants; inspection of elevators; issuance of permits, quoted and re-checked
  13. Code of Virginia § 36-99. Provisions of Code; modifications (Virginia statewide rule), quoted and re-checked
  14. When a Building Permit is Required, quoted and re-checked
  15. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  16. Building Permit - Residential, quoted and re-checked
  17. Zoning Districts and Uses, quoted and re-checked
  18. Zoning Districts and Uses, quoted and re-checked
  19. Zoning Districts and Uses, quoted and re-checked
  20. Requesting Subdivision Approval, quoted and re-checked
  21. Henrico County Planning Department (henrico.gov)
  22. Henrico Health Department Environmental Health (Virginia Department of Health) (henrico.gov)
  23. Sewage Disposal and/or Water Supply Permit, quoted and re-checked
  24. 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
  25. Ordinance Amendment (Short-Term Rentals), quoted and re-checked
  26. Floodplain Permits, quoted and re-checked
  27. Construction, quoted and re-checked
  28. Land Use Permit - LUP-PE: Private Entrance and other residential installations, quoted and re-checked
  29. 13VAC5-63-160. Section 116 Certificates of occupancy (Virginia statewide rule), quoted and re-checked

Written October 10, 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.

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Compared with neighboring counties

Like all 6 of its neighbors, Henrico County has countywide zoning.

RuleHenrico CountyRichmond CityHopewell CityCharles City CountyNew Kent CountyKing William CountyColonial Heights City
Building permitRequiredRequiredRequiredLimitedRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of HealthNew Kent Health Dept.VDHVDH

County locator

Henrico County in Virginia

46
County map
Henrico County highlighted among the Virginia counties · colored by Index score

How Henrico County scores

Seclusion14100% ev.
Self-Sufficiency65100% ev.
Admin Boringness43100% ev.
Durability82100% ev.
Property Autonomy66100% ev.
Carry Cost66100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$406kTypical home
0.7%Property tax
$7,750Land / acre
46.5"Annual rain
1.2% of yrsSevere drought
7.7 / yr (+7.1)Mid-century 100°F days
14.5 daysMid-century dry spell
2.56" (+7.2%)Mid-century 1-day rain
1.44×Wildfire change factor
100%Forward climate coverage
$1,222Home insurance / yr
2.2% / yrInsurance growth
1.88%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,002,632People within 30 min
9,225,273People within 2 hr
737,846Radius comparison (15 mi)
1,432.6People / sq mi
1.4%Federal land
95.7%Land at 15% slope or less
14.8%Soils rated "not limited" for septic (strict USDA rating)
18,947 acWorkable land screen
51.6 tonsBiomass / forest ac
58.5°FAvg temp

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Answers from the rulebook for Henrico County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Henrico County rules

  • Building permitRequired

    Construction or demolition of buildings and structures in Henrico County.

    • The page also lists regulated alterations, utility-system work, change-of-occupancy work when a new certificate of occupancy is required, and asbestos-related construction or demolition work.
    “Construction or demolition of a building or structure.”
  • Certificate of occupancyLimited

    Changes of occupancy and occupancy approval for construction in Henrico County.

    • A new certificate is required when the change requires a greater degree of structural strength, fire protection, means of egress, ventilation, or sanitation.
    “For change of occupancy, application for a permit shall be made when a new certificate of occupancy is required. A new certificate of occupancy is required when the change of occupancy requires a greater degree of structural strength, fire protection, means of egress, ventilation or sanitation.”
  • County-wide zoningPresent (with conditions)

    Henrico County zoning districts and permitted uses.

    • Specific regulations are in Chapter 24 of the Henrico County Code.
    “The Zoning Ordinance applies to the use and development of all lands within the county”
  • Local zoningPresent (with conditions)

    County-administered zoning throughout Henrico County.

    • District-specific dimensional and use regulations apply.
    “The following is intended only as a summary of zoning districts and permitted uses as set forth in the Henrico County Zoning Ordinance.”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning regulation through Chapter 24.
      “ZONING DISTRICTS AND USES Chapter 24 of the Henrico County Code The following is intended only as a summary of zoning districts and permitted uses as set forth in the Henrico County Zoning Ordinance.”
  • Zoning districtsPublished

    Henrico County zoning districts and permitted-use summaries.

    • The county page identifies conservation, agricultural, nonresidential, mixed-use, overlay, planned-development, and residential district categories.
    • The page states that the summary is not the complete regulation and directs readers to Chapter 24 for specific regulations.
    “a summary of zoning districts and permitted uses”
    One more reviewed finding on this topic
    • Published (with conditions) — Henrico County zoning districts and permitted uses.
      “The following is intended only as a summary of zoning districts and permitted uses as set forth in the Henrico County Zoning Ordinance.”
  • Minimum lot sizeSpecified

    Residential zoning districts in Henrico County.

    • Requirements vary by district.

    minimum lot area: 1 acre (A-1 and R-0 examples; other districts have different minimum areas.) · minimum lot area: 35,000 sq ft (R-0A example)

    “R-0 | 1 acre | 200 feet | 50 feet | 20 feet”
  • SetbacksSpecified

    Residential zoning districts in Henrico County.

    • Front/rear and side-yard setbacks vary by zoning district.

    front and rear yard setback: 50 feet (R-0 example) · side yard setback: 20 feet (R-0 example)

    “R-0 | 1 acre | 200 feet | 50 feet | 20 feet”
  • Building heightSpecified

    Building height controls in Henrico County zoning districts.

    • The official zoning summary states that building height is limited in district regulations; numeric limits vary by district and use.
    “Within the district, the height of buildings and size of certain uses, as well as permitted hours of operation, are limited to enhance the neighborhood character of the district, its function of neighborhood service, and its compatibility with surrounding residential uses.”
  • Living in an RVProhibited

    Occupancy of an RV or travel trailer on a residential lot in any Henrico County district used for residential purposes, except the RTH district.

    • The rule applies to districts used for residential purposes, except RTH.
    • No more than two RVs, boat trailers, travel trailers, or utility trailers may be stored on any residential lot.
    • Boat, travel, cargo, or utility trailers must not be stored in the front yard, street-side yard, or any public right-of-way.
    • RVs must not be parked in the right-of-way.
    • Any RV or travel trailer on a residential lot must not be connected to utility service, the ground, or another structure in a manner preventing ready removal.

    maximum combined number of RVs, boat trailers, travel trailers, or utility trailers stored on a residential lot: <= 2 vehicles

    “In any district used for residential purposes, except RTH, a limited combination of trailer types and quantities may be parked or stored on the same lot with the principal use, provided it shall not be occupied for living or business purposes. [...] Any RV or travel trailer on a residential lot must not be occupied and must not be connected to any utility service, the ground, or other structure in any manner that would prevent its ready removal.”
    One more reviewed finding on this topic
    • Prohibited — Occupancy of an RV or travel trailer on a residential lot in Henrico County.
      “Any RV or travel trailer on a residential lot must not be occupied and must not be connected to any utility service, the ground, or other structure in any manner that would prevent its ready removal.”
  • Who permits septicCounty (with conditions)

    Onsite sewage disposal system permits in Henrico County.

    • The construction permit authorizes installation only of a system of the specific design and location stated in the permit.
    • The permit expires 18 months after issuance and is not transferable to subsequent owners.
    • For a new single-family dwelling, Henrico states that the onsite sewage disposal permit should preferably be approved before the building permit; building permits reviewed before issuance of the sewage permit will be denied until the sewage permit is approved and issued.
    • Applications must be supported by an OSE/PE design.
    • Applications are returned to the Henrico Health Department by mail or in person with the appropriate fee.

    construction permit fee for onsite sewage system <=1000 gpd with OSE/PE design: 275 USD (Fees effective July 1, 2019) · construction permit fee for onsite sewage system >1000 gpd with OSE/PE design: 1450 USD (Fees effective July 1, 2019)

    “A completed Sewage Disposal and/or Water Supply Permit Application must be returned to the Henrico Health Department by mail or in person”
  • Septic permitRequired

    Installation of an onsite sewage disposal system and construction of a new single-family dwelling in Henrico County, Virginia.

    • An onsite sewage construction permit authorizes installation only for a specific design and location.
    • The construction permit expires 18 months after issuance.
    • The construction permit is not transferable to subsequent owners.
    • For a new single-family dwelling, the onsite sewage disposal permit should be approved before applying for the building permit; building permit applications received before the onsite sewage disposal permit has been issued will be denied until it has been approved and issued.
    • All applications must be supported by an OSE/PE design.
    • The page states fees effective July 1, 2019. The listed application fees include: certification letter <=1000 gpd with OSE/PE design $370; certification letter >1000 gpd with OSE/PE design $1450; construction permit <=1000 gpd with OSE/PE design $275; construction permit >1000 gpd with OSE/PE design $1450; repair permit <=1000 gpd with OSE/PE design $275; repair permit >1000 gpd with OSE/PE design $1450; voluntary upgrade <=1000 gpd with OSE/PE design $275; voluntary upgrade >1000 gpd with OSE/PE design $1450; minor modification $150; and safe, adequate, proper evaluation $100.
    • Beginning July 1, 2019, applicants seeking evaluation and design services from VDH must submit a petition for VDH services and meet means testing criteria or the VDH Hardship Guidelines.
    • In some cases, the VDH-services application fee may be waived if the household meets federal poverty guidelines.
    • Generally, VDH services are available only to Henrico County citizens requesting services for their primary place of residence.
    • The page separately lists VDH-provided service fees of $475 for an onsite sewage construction permit <=1000 gpd, $475 for a conventional-only repair permit, $150 for a minor modification, and $150 for a safe, adequate, and proper evaluation.

    construction permit expiration: 18 months after issuance · construction permit fee <=1000 gpd with OSE/PE design: 275 USD · construction permit fee >1000 gpd with OSE/PE design: 1450 USD · VDH-provided construction permit fee <=1000 gpd: 475 USD

    “A construction permit authorizes the installation of an Onsite Sewage Disposal System of a specific design and location, expires 18 months after issuance, and is not transferable to subsequent owner(s). If the applicant plans to build a new single family dwelling it is preferable to have the Onsite Sewage Disposal Permit approved before applying for the building permit. Building permits received for review before the Onsite Sewage Disposal Permit has been issued will be denied until the Onsite Sewage Disposal Permit has been approved and issued.”
    One more reviewed finding on this topic
    • Required — Installation of an onsite sewage disposal system for a new single-family dwelling in Henrico County.
      “A construction permit authorizes the installation of an Onsite Sewage Disposal System of a specific design and location”
  • Subdividing landRegulated (with conditions)

    Division of land and creation or extension of public roads in Henrico County.

    • Planning Department review and subdivision-plat recording are required; preliminary plat approval is optional for subdivisions of 50 lots or fewer; final plat approval is required before recordation except for specified minor subdivisions.

    preliminary plat optional threshold: <= 50 lots (Preliminary Plat approval is optional, but not required, for subdivision of land into 50 lots or less.)

    “Subdivision of land must be reviewed by the Planning Department and a subdivision plat must be recorded whenever a parcel is divided, or for the creation or extension of a public road.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision of land situated wholly or partly within Henrico County.
      “any subdivision of land [...] situated wholly or partly within the county must comply with this Ordinance”
  • Driveway accessRequired

    A proposed driveway requiring a cut in a Henrico County curb or work in County right-of-way.

    • A letter from the Henrico Construction Engineer granting permission to make cuts in County curb must be obtained.
    • This is distinct from the VDOT land-use permit required for a driveway entrance in state-maintained highway right-of-way.
    • The County's permit-fee page lists a curb cut on County right-of-way under Public Works – Construction, with no fee listed and an approximate 1–2 day timeframe.
    • For work in State Right-of-Way, the County identifies the responsible authority as VDOT and lists the state permit fee as varying with an approximate timeframe of up to 180 days.

    county curb-cut fee: N/A · approximate processing time: 1-2 days (County curb cut on County right-of-way.) · state-right-of-way permit approximate time: <= up to 180 days (VDOT state permit; fee varies.)

    “A letter from the Construction Engineer, giving permission to make cuts in County curb must be obtained by calling Joe Madison (804) 727-8238.”
    3 more reviewed findings on this topic
    • Limited — New roads, driveways, and parking areas located in Henrico County's Special Flood Hazard Area (SFHA).
      “New roads, driveways, and parking areas located in the SFHA must be designed and constructed so that they will not be overtopped by more than six inches of water during the 100-year flood.”
    • Required — Driveway installations requiring cuts in a County curb.
      “How do I add a driveway to my property? A letter from the Construction Engineer, giving permission to make cuts in County curb must be obtained by calling Joe Madison (804) 727-8238.”
    • Required — A driveway requiring a cut in a Henrico County curb or work in County right-of-way.
      “How do I add a driveway to my property? A letter from the Construction Engineer, giving permission to make cuts in County curb must be obtained by calling Joe Madison (804) 727-8238.”
  • Building in a floodplainRequired

    Development in or adjacent to a Special Flood Hazard Area.

    • All development in the SFHA must be permitted.
    • Some development adjacent to the SFHA is also regulated.
    • Minor qualifying activities may use a General Permit; all other development requires an Individual Floodplain Development Permit.
    • Other Planning, Building Inspections, Public Works, or agency permits may also apply.
    “A Floodplain Development Permit is required for all development in and adjacent to the SFHA, as outlined in Chapter 10, Article 1 of the Henrico County Code.”
  • Short-term rentalsLimited

    Short-term rentals of real estate for fewer than 30 consecutive days in Henrico County.

    • Allowed by right only in the listed One-Family Residence Districts and A-1 Agricultural District when the property is the owner's primary residence.
    • By-right criteria include a hosted stay, lodging in the principal dwelling, at least 80 feet of road frontage, no more than six renters, and no more than 60 rental days per calendar year.
    • Other cases may require a conditional use permit from the Board of Zoning Appeals.

    maximum short-term renters: <= 6 renters (unless conditional use permit applies) · minimum road frontage: >= 80 feet (unless conditional use permit applies) · maximum rental days: <= 60 days per calendar year (unless conditional use permit applies) · rental duration: < 30 consecutive days

    “the property is used as a short-term rental no more than 60 days in a calendar year.”
    One more reviewed finding on this topic
    • Limited — Short-term rentals of real estate for fewer than 30 consecutive days in Henrico County.
      “Short-term rentals that do not meet the above criteria may be approved by the Board of Zoning Appeals through a conditional use permit.”
  • Permit feesPublished (with conditions)

    Henrico County residential building permits and associated county permit fees.

    • The residential building permit fee is based on estimated labor and material costs.
    • A 2% state levy is added to the permit fee.
    • For existing residential one- and two-family dwellings, the fee is $100 for the first $5,000 plus $6 per additional $1,000 or fraction thereof, plus the 2% state levy.
    • The inspection surcharge applies to inspections exceeding the stated average for new residential one- and two-family dwellings.
    • The inspection surcharge page states an effective period of July 1, 2026 through June 30, 2027.
    • A $25 fee applies to the third and subsequent plan reviews caused by deficiencies or amendments.
    • A $25 fee applies upon temporary certificate of occupancy issuance and renewal.

    new residential building permit base fee: 680 USD (New one- and two-family dwellings) · state levy: 2 percent (Added to permit fee) · inspection surcharge: 75 USD (Each inspection exceeding the average; effective July 1, 2026 through June 30, 2027) · plan amendment and re-review fee: 25 USD (Third and subsequent reviews after two reviews for deficiencies or amendments) · temporary certificate of occupancy fee: 25 USD (Issuance and renewals)

    “$680.00 + $13.60 (2% state levy) = $693.60 (total permit fee).”
  • Permit processPublished (with conditions)

    Henrico County building and development permit processes.

    • Specific applications, reviews, inspections, and approvals depend on the project type.
    “There are 3 distinct subdivision approval processes, based upon the project parameters: Preliminary Plat, Final Plat, and Minor Subdivision”
    One more reviewed finding on this topic
    • Partial — Henrico County building-permit triggers and application-related requirements.
      “For change of occupancy, application for a permit shall be made when a new certificate of occupancy is required. A new certificate of occupancy is required when the change of occupancy requires a greater degree of structural strength, fire protection, means of egress, ventilation or sanitation.”

Virginia rules that apply here

  • Owner-builder exemptionConditional

    A person performing or supervising construction, removal, repair, or improvement of one primary residence owned by that person and for that person's own use, for contractor-licensing purposes.

    • The exemption is limited to no more than one primary residence owned by the person and for the person's own use during any 24-month period.
    • The exemption from contractor licensing does not exempt the work from the Virginia Uniform Statewide Building Code.
    • If the person is exempt under subdivision A 7 and conveys the property to a third-party purchaser, the person must obtain a certificate of occupancy before conveyance unless the purchaser acknowledges in writing that no certificate of occupancy has been issued and consents to acquire the property without one.
    • The exemption concerns Chapter 11 contractor licensing; applicable building permits and inspections remain governed by the Uniform Statewide Building Code.

    primary residences per 24-month period: <= 1 residence (residence must be owned by the person and for the person's own use)

    “Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
    2 more reviewed findings on this topic
    • Available (with conditions) — A person constructing, removing, repairing, or improving no more than one primary residence owned by that person and for that person's own use during any 24-month period.
      “no more than one primary residence owned by him and for his own use during any 24-month period”
    • Conditional — Contractor-licensing exemption for a person performing or supervising work on one primary residence for personal use.
      “Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
  • Building code adoptedAdopted (with conditions)

    Construction of new buildings, structures, and additions; maintenance, repair, renovation, and changes in use of existing buildings and structures throughout Virginia.

    • The Board of Housing and Community Development adopts and amends the USBC.
    • Enforcement is the responsibility of the local government's building inspections department.
    • The Uniform Statewide Building Code does not supersede other state-agency regulations governing building-related activities not covered by the USBC, including public water supply systems, wastewater treatment and disposal systems, and solid waste facilities.
    • The Code does not supersede specified proffered conditions, special exceptions, special or conditional use permits, variances, clustering and open-space development conditions, airport or highway overlay-district requirements, historic-district requirements, or local floodplain regulations adopted for participation in the National Flood Insurance Program.

    current adopted code edition: 2021 Uniform Statewide Building Code · effective date: 2024-01-18 · adopted referenced electrical code: 2020 National Electrical Code

    “The effective date of the 2021 Uniform Statewide Building Code, 2021 Statewide Fire Prevention Code, 2021 Industrialized Building Safety Regulations and the 2021 Amusement Device Regulations is Jan. 18, 2024.”
    One more reviewed finding on this topic
  • InspectionsRequired

    Construction or permits subject to the Virginia Uniform Statewide Building Code, with inspections administered by the applicable local building official or approved inspection agency.

    • The building official must conduct the listed minimum inspections when applicable to the construction or permit.
    • The minimum inspections include footings, foundations, preparatory concrete work, structural members and fasteners before concealment, electrical/mechanical/plumbing systems before concealment, energy-conservation materials before concealment, and final inspection.
    • Where construction cost is less than $2,500, an inspection may be waived at the inspecting authority's discretion.
    • The permit holder must provide ladders, scaffolding, or test equipment necessary for a requested inspection and must notify the building official when an inspection stage is reached.
    • Approved third-party inspection reports may be accepted under the building official's written policy.
    • A final inspection is required upon completion of construction for which a permit was issued.

    construction cost threshold for discretionary inspection waiver: < 2500 USD (inspection may be waived at the discretion of the inspecting authority)

    “The following minimum inspections shall be conducted by the building official when applicable to the construction or permit:”
    One more reviewed finding on this topic
  • Manufactured homesLimited

    Placement and occupancy of manufactured homes in Virginia localities that adopt and enforce zoning ordinances.

    • In agricultural zoning districts, or similarly classified districts where agricultural, horticultural, or forest uses are dominant and site-built housing is allowed, placement of manufactured homes must be permitted.
    • In other zoning districts where site-built housing is allowed, the manufactured home must be converted to real property under § 46.2-653.1, have its certificate of occupancy issued within five years following the manufacture date on the data plate, and be placed on an individual lot.
    • Localities may adopt uniform standards applying to all residential structures in the zoning district, but those standards may not exclude manufactured housing compliant with the Virginia Manufactured Housing Construction and Safety Standards Law.
    • Restrictive covenants may continue to impose obligations.
    • Local zoning and land-use controls that do not affect construction or installation remain in force; site preparation, utility connections, skirting, and maintenance must meet the Uniform Statewide Building Code.

    certificate of occupancy deadline from manufacture date: <= 5 years (date listed on the home's data plate) · placement requirement: individual lots

    “the placement of manufactured homes shall be permitted for manufactured homes that are (i) converted to real property in accordance with § 46.2-653.1”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on residential dwelling lots in single-family residential zoning districts, under Virginia Code § 15.2-2292.4 effective July 1, 2027.

    • The ADU must be attached or detached, provide complete independent living facilities, be on the same lot as a proposed or existing primary residence, and include facilities for living, sleeping, eating, cooking, and sanitation.
    • The locality must treat ADUs as a permitted accessory use in single-family residential zoning districts, subject to the statute's listed exceptions and conditions.
    • An applicant must first obtain an ADU permit from the locality; the locality may charge no more than $500 for that permit, in addition to applicable inspection, site, or building permit fees.
    • Localities may require a rental lease term of at least 30 consecutive days; replacement or dedicated parking; floor-area, lot-coverage, and impervious-area limits of at least 350 square feet on lots under 2,500 square feet and at least 500 square feet on lots of 2,500 square feet or greater; building-code, water, sewer, septic, emergency-access, flood-zone, stormwater, historic-district, corridor-protection, and Air Installations Compatible Use Zone compliance; owner occupancy of either the ADU or primary dwelling at application; an ADU no more than 500 feet from the primary dwelling; no ADU on a residential lot with more than one dwelling unit; and no separate sale or subdivision from the primary dwelling.
    • Localities may not require rear or side setbacks greater than those applicable to the primary dwelling or accessory structures, more restrictive ADU restrictions regarding height, rear or side setbacks, lot size or coverage, or building frontage than for single-family dwellings in the same zoning area, restrictive covenants concerning an ADU on a qualifying lot, public-street improvements except for repair or reconstruction of construction-related disturbance, or consanguinity or affinity between occupants.
    • The statute does not supersede private contracts, recorded declarations, condominium instruments, common-interest-community declarations, cooperative instruments, or property-owners'-association declarations.
    • The statute does not apply to existing ADU permits approved before July 1, 2027.
    • The statute does not restrict a locality from passing before July 1, 2027, an ADU ordinance or amendment that substantially complies with the statute.
    • The statute does not apply to a locality that adopted an ADU ordinance before January 1, 2026.

    ADU permit fee maximum: <= 500 USD (Additional inspection, site, or building permit fees may apply.) · minimum floor-area limit on lots under 2,500 square feet: >= 350 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · minimum floor-area limit on lots of at least 2,500 square feet: >= 500 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · maximum ADU distance from primary dwelling: <= 500 feet (A locality may require this limit.) · effective date: 2027-07-01

    “§ 15.2-2292.4. (Effective July 1, 2027) Development and use of accessory dwelling units. [...] Zoning ordinances for single-family residential zoning districts shall be deemed to include accessory dwelling units as a permitted accessory use, and no locality shall require compliance with any other requirements except as provided in this section.”
  • Septic inspectionLimited

    Installation of sewage disposal systems statewide.

    • For installations not pursuant to a design certified by a licensed professional engineer or onsite soil evaluator, no part may be covered or used until inspected, corrected if necessary, and approved by the district or local health department, unless expressly authorized.
    • Installations under a certified professional engineer or onsite soil evaluator design are exempt from the local-health-department inspection requirement in 12VAC5-610-320 and instead require the certifier's inspection report under 12VAC5-610-330.
    • The rule is inapplicable to a Type III septage disposal facility.
    “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
  • Agricultural exemptionConditional

    Farm buildings and structures under the Virginia Uniform Statewide Building Code.

    • A farm building or structure is not used for residential purposes, is located on property where farming operations take place, and is used primarily for a listed farm use.
    • The exemption does not apply to a building or portion of a building on a farm that is operated as a restaurant and licensed by the Board of Health under Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.
    • Farm buildings and structures in a flood plain or mudslide-prone area remain subject to applicable flood-proofing or mudslide regulations.
    • A qualifying agritourism farm building or structure where the public is invited to enter and which is used for display, sampling, or sale described in § 36-99 must have portable fire extinguishers, a simple written emergency plan, and the required exemption sign.
    “Notwithstanding the provisions of this section, farm buildings and structures shall be exempt from the provisions of the Building Code, except for a building or a portion of a building located on a farm that is operated as a restaurant as defined in § 35.1-1 and licensed as such by the Board of Health pursuant to Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.”
  • Campground & park staysLimited

    Recreational vehicles and other camping units offered as campsites in Virginia campgrounds, including facilities with three or more campsites and travel-trailer camps; this claim does not establish a general residential right to occupy an RV outside the specified campground framework.

    • A campground includes land or facilities accommodating camping units for periods of overnight or longer and includes travel trailer camps.
    • A campground must be permitted by the Virginia Department of Health and is inspected annually by local health department staff.
    • Offering three or more campsites may require a campground permit, including short-term or online-advertised camping.
    • Temporary campground permits allow up to 14 days of temporary camping, consecutively or nonconsecutively, within a 60-day period.
    • Temporary campgrounds must provide at least one portable toilet per 75 campers, make sewage-tank pumping available when RVs are present, and provide an acceptable water source.
    • The statutory definition excludes property where an individual owner may choose to camp, provided the owner is not prohibited or encumbered by covenants, restrictions, or conditions from providing sanitary facilities within the owner's property lines.
    • Other exclusions include summer camps, migrant labor camps, parks for manufactured homes, construction camps, and storage areas for unoccupied camping units.

    minimum campsites for campground definition: >= 3 campsites (The individual-owner camping exception and other statutory exclusions apply.) · temporary campground permit duration: <= 14 days (In a 60-day period, consecutively or nonconsecutively.) · temporary campground permit period: 60 days · portable toilets: per 1 per 75 campers (Temporary campgrounds.)

    “"Campground" means any area, place, parcel, or tract of land, by whatever name called, on which three or more campsites are occupied or intended for occupancy, or facilities are established or maintained, wholly or in part, for the accommodation of camping units for periods of overnight or longer [...] "Camping unit" means any device or vehicular type structure for use as temporary living quarters or shelter during periods of recreation, vacation, leisure time, or travel, including any tent, tent trailer, travel trailer, camping trailer, pickup camper, or motor home.”
    One more reviewed finding on this topic
  • county zoning authorityGeneral

    Virginia counties adopting and administering zoning ordinances over unincorporated territory statewide.

    • The zoning power is exercised by county governing bodies through ordinance.
    • County zoning jurisdiction covers unincorporated territory; incorporated areas are under municipal jurisdiction.
    • The statute permits regulation of land uses, structures, dimensional standards, open spaces, and excavation or mining, including residential and flood-plain uses.
    “For the purpose of zoning, the governing body of a county shall have jurisdiction over all the unincorporated territory in the county, and the governing body of a municipality shall have jurisdiction over the incorporated area of the municipality.”
  • county building authorityGeneral

    Virginia counties administering and enforcing the Uniform Statewide Building Code and issuing building permits for construction, including residential construction, in county jurisdiction.

    • Virginia's building code is a Uniform Statewide Building Code adopted by the State Board; it supersedes county building codes and regulations.
    • The county's role is local administration and enforcement through a local building department, not independent adoption of a conflicting county building code.
    • A county without a building department or local board of Building Code appeals must enter an agreement with another county, municipality, agency, or approved state agency for enforcement and appeals.
    • A town with a population of less than 3,500 may elect to administer and enforce the Building Code; if it does not, the county administers and enforces the Code for that town.
    • Buildings may be inspected before completion and are not deemed compliant until approved by the inspecting authority; inspections under $2,500 construction cost may be waived at the inspecting authority's discretion.
    • Building permit and enforcement fees may be levied by the local governing body.
    • Farm buildings and structures are exempt from the Building Code except for a farm building or portion operated as a licensed restaurant; farm buildings in flood plains or mudslide-prone areas remain subject to applicable flood-proofing or mudslide regulations.

    small-town population threshold: < 3500 people (The town may elect to administer and enforce the Building Code; otherwise the county administers it for the town.) · inspection-waiver construction cost threshold: < 2500 USD (The inspecting authority may waive inspection at its discretion.)

    “Enforcement of the provisions of the Building Code for construction and rehabilitation shall be the responsibility of the local building department. [...] Whenever a county or a municipality does not have such a building department or board of Building Code appeals, the local governing body shall enter into an agreement with the local governing body of another county or municipality or with some other agency, or a state agency approved by the Department for such enforcement and appeals resulting therefrom.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum dwelling-size standards in Henrico County zoning districts.
  • Lot coverage — Lot-coverage standards in Henrico County zoning districts.
  • Camping on your land — Temporary camping on private property in Henrico County.
  • Tiny homes — Tiny-home occupancy in Henrico County.
  • Off-grid sanitation — Off-grid sanitation systems in Henrico County.
2 more unanswered
  • Well permit
  • Mandatory utility hookup

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.

Water rights & wells in Henrico County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Virginia’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Household wells are exempt from the groundwater withdrawal permit even inside a Groundwater Management Area, but a private well in a GWMA must be registered with DEQ within 30 days (Va. Code 62.1-258); a permit is triggered only at 300,000 gal/month.

Limit: < 300,000 gal/month (no withdrawal permit)

Virginia DEQ — Ground Water Withdrawal Permitting ↗
  • Eastern Virginia Groundwater Management Areapartial of county

    DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95.

    Virginia DEQ / 9VAC25-600-20 ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Virginia state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Henrico County, Virginia

Is Henrico County a good place to live off-grid or homestead?

Henrico County scores 46/100 on the Bolthole Index, a marginal county profile. Its strengths: mixed durability signals and a stronger property-autonomy legal backdrop. Watch-outs: little seclusion — roughly 1,002,632 people within a 30-minute drive.

Do you need a building permit in Henrico County, Virginia?

Henrico County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health (Henrico Health District). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Henrico County?

Living in an RV on your own land in Henrico County is prohibited: Occupancy of an RV or travel trailer on a residential lot in any Henrico County district used for residential purposes, except the RTH district. The rule applies to districts used for residential purposes, except RTH. No more than two RVs, boat trailers, travel trailers, or utility trailers may be stored on any residential lot. Confirm with the county before relying on it.

How much does land cost in Henrico County, Virginia?

Land in Henrico County runs about $7,750 per acre, based on the latest county data.

What is the water situation in Henrico County?

Henrico County gets about 46.5" of rain a year, with severe drought in roughly 1.2% of years. On water rights, Henrico County lies in the Eastern Virginia Groundwater Management Area — DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95..

How remote is Henrico County?

A representative private-land location has about 1,002,632 people within a 30-minute drive and 9,225,273 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Henrico compares in Virginia

Compare side-by-side →See all 133 Virginia counties ranked →