Bolthole Index

Portsmouth City, Virginia

Building permits, zoning and septic rules in Portsmouth city, Virginia

31Index Score / 100
#122 of 133 in Virginia

Portsmouth, Virginia is an independent city with no separate county government, so the city itself issues building permits: the Building Inspections Division enforces the Virginia Uniform Statewide Building Code1. The City Planning Department issues zoning permits under Chapter 40.2, and most development needs zoning approval before a building permit or certificate of occupancy23. Septic permits and private-well permits come from the Portsmouth Health Department under Virginia's statewide system, not from the building office45.

At a glance

Building permit
Required, issued by the city's Department of Permits and Inspections61
Zoning
Yes, Chapter 40.2 of the City Code; a zoning permit is required before a building permit23
Septic
Portsmouth Health Department handles local onsite sewage services under Virginia's statewide system75
Private well
A Portsmouth Health Department permit is required for a proposed well site8
Owner-builder exemption
Limited contractor-license exemption for one owner-occupied primary residence; permits and code still apply9
Certificate of occupancy
Required before occupancy; issued within 5 working days of a passed final inspection10
Floodplain permit
May be required even for otherwise-exempt work if the site is in a mapped flood hazard area11

Who to call

Zoning

City of Portsmouth Planning Department

Administers Chapter 40.2, the Portsmouth Zoning Ordinance, issues zoning permits required before a building permit, business license, or certificate of occupancy, and reviews projects for setbacks, minimum lot size, flood zones, Chesapeake Bay Preservation Areas, historic districts, and subdivision compliance

757-393-8836

801 Crawford Street, 4th Floor, Portsmouth, VA 23704

Building permits

City of Portsmouth Department of Permits and Inspections

Processes and issues building, trade and other construction permits and conducts inspections for the City of Portsmouth under the Uniform Statewide Building Code

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

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Do you need a building permit in Portsmouth city, Virginia?

Yes: Portsmouth requires building permits from the city, and its Building Inspections Division enforces the Virginia Uniform Statewide Building Code for construction, additions, alterations, replacement, repair, demolition, and changes of occupancy or use61. Virginia's building code applies statewide to new construction, alterations, repairs, renovations, and changes in use, with local building departments responsible for enforcement12. An owner may perform or supervise work on one personally owned primary residence during a 24-month period without a contractor license, but the exemption does not waive Portsmouth's permit, code, or inspection requirements9. A certificate of occupancy is required before occupying or changing the occupancy of a building regulated by the state code, subject to the rule's listed exceptions10. For official plan submittals, the Department of Permits and Inspections takes a building permit application with two full-sized hard copies of the construction documents, over the counter or by mail13. Portsmouth also specifically directs newly constructed or change-of-use food establishments to Permits and Inspections when a certificate is required14.

Who issues building permits and zoning approval in Portsmouth, and how do you reach them?

The city handles both building permits and zoning approval, while septic and well permits stay with the Portsmouth Health Department. Zoning review comes first: the City of Portsmouth Planning Department, at 801 Crawford Street, 4th Floor, Portsmouth, VA 23704, phone 757-393-8836, reviews most development for a zoning permit before a building permit, business license, or certificate of occupancy can be issued15. That review can also trigger flood-zone, Chesapeake Bay Preservation Area, historic-district, or subdivision requirements depending on your parcel15. Once zoning signs off, your project moves to the Department of Permits and Inspections for the actual building permit and inspections, along with any other clearances Planning flags, such as engineering or the Commissioner of the Revenue1615.

Does Portsmouth have zoning, and what does it mean for setbacks and manufactured homes?

Yes. The City of Portsmouth Planning Department administers citywide zoning, and most development needs zoning approval before a building permit, business license, or certificate of occupancy3. Chapter 40.2 of the Portsmouth City Code is the zoning ordinance, and Planning may also flag flood-zone, Chesapeake Bay Preservation Area, historic-district, or subdivision review for a parcel215. We could not confirm a complete current schedule of Portsmouth setbacks, minimum lot sizes, building heights, or lot coverage, so ask Planning for the standards tied to the parcel's zoning district15. Virginia law requires localities that allow site-built housing in a zoning district to also permit a qualifying manufactured home there, subject to the state's stated conditions17.

How do septic permits and wells work in Portsmouth?

Portsmouth is largely served by public sewer, but septic permits and private-well permits for any property that needs them come from the Portsmouth Health Department, not from the city's building or zoning offices184. Virginia requires a written construction permit before an onsite sewage system is built, expanded, or modified, and the statutory application fee is $75, subject to specified waiver and refund provisions19. For new construction on an onsite system, applicants are advised to seek a certification letter first on whether the land suits a sewage system; a construction permit is valid for 18 months, so obtain it when ready to build20. The Board of Health has statewide supervision, while local or district health departments administer applications, inspections, and permits5. Conventional drain fields rate as severely limited across the city's mapped soils, so make septic feasibility an early site question rather than assuming a standard system will work21.

Can you live in an RV, camper, or tiny home in Portsmouth?

Virginia's campground rules do not establish a general right to live in an RV on a residential lot in Portsmouth; the statewide campground definition addresses facilities offering multiple campsites and expressly treats some individual-owner camping differently22. We could not confirm Portsmouth's rule for long-term RV occupancy, temporary private-property camping, or tiny homes on wheels, so ask the Planning Department what Chapter 40.2 allows on the specific parcel15. A tiny home on a permanent foundation still requires zoning review before the city issues a building permit or certificate of occupancy156.

How do you build a home in Portsmouth city?

  1. Call the Planning Department at 757-393-8836 to confirm your zoning district, setbacks, and whether flood-zone, Chesapeake Bay Preservation Area, or historic-district review applies15.
  2. Get zoning approval before applying for the building permit315.
  3. Apply to the Department of Permits and Inspections for the building permit and any required trade permits before covered work begins1623.
  4. If the parcel needs onsite sewage, contact the Portsmouth Health Department and obtain the required written construction permit2419. If the parcel needs a private well, obtain Health Department approval and a permit for the proposed well site8.
  5. Schedule the applicable construction inspections, including the final inspection25.
  6. Obtain the certificate of occupancy before moving in10.

What should you check before buying property in Portsmouth city?

Flood risk: the building official may require a permit even for otherwise-exempt work in a mapped special flood hazard area, and Planning may trigger flood-zone review for a project1115. Water and wastewater: confirm that the parcel can use public utilities; if it instead needs onsite sewage, contact the Portsmouth Health Department, and note that mapped soils throughout Portsmouth rate as severely limited for a conventional drain field2421. A proposed private well site also needs a Health Department permit; the department reviews drinking-water, irrigation, geothermal, and industrial wells, with additional requirements possible above 300,000 gallons per month8. Access: a new or modified entrance onto a VDOT-maintained highway requires a VDOT land-use permit, so identify who maintains the road before relying on an existing driveway26. Portsmouth's effective property-tax rate is about 1.1%, and its median annual property-tax bill is about $2,4522728.

Watch-outs

  • Call the Planning Department at 757-393-8836 before filing for a building permit; most development needs zoning approval first, and Planning can identify any additional city clearances15.
  • Portsmouth's zoning review can trigger flood-zone, Chesapeake Bay Preservation Area, historic-district, or subdivision review, so a parcel may need more than a basic zoning and building permit15.
  • Septic and private-well permits are a separate application to the Portsmouth Health Department; a city building permit does not cover them48.

Sources

  1. About Building Permits & Inspections, quoted and re-checked
  2. Portsmouth VA - Zoning (2026 county census)
  3. Zoning, quoted and re-checked
  4. Environmental Health Services - Portsmouth Health District, quoted and re-checked
  5. § 32.1-164. Powers and duties of Board; regulations; fees; onsite soil evaluators; letters in lieu of permits; inspections; civil penalty (Virginia statewide rule), quoted and re-checked
  6. Portsmouth VA - About Building Permits & Inspections (2026 county census)
  7. Environmental Health Services, quoted and re-checked
  8. Environmental Health Services, quoted and re-checked
  9. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  10. 13VAC5-63-160. Section 116 Certificates of occupancy (Virginia statewide rule), quoted and re-checked
  11. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  12. Virginia Uniform Statewide Building Code (USBC) (Virginia statewide rule), quoted and re-checked
  13. Plan Submittal and Review, quoted and re-checked
  14. Environmental Health Services - Portsmouth Health District, quoted and re-checked
  15. City of Portsmouth Planning Department (portsmouthva.gov)
  16. City of Portsmouth Department of Permits and Inspections (portsmouthva.gov)
  17. § 15.2-2290. Uniform regulations for manufactured housing (Virginia statewide rule), quoted and re-checked
  18. Virginia Department of Health - Onsite Water and Wastewater Services (2026 county census)
  19. 12VAC5-610-240. Permits; general (Virginia statewide rule), quoted and re-checked
  20. Septic and Well Application 2024, quoted and re-checked
  21. 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
  22. Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds (Virginia statewide rule), quoted and re-checked
  23. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  24. Division of Onsite Water and Wastewater Services, quoted and re-checked
  25. 13VAC5-63-130. Section 113 Inspections (Virginia statewide rule), quoted and re-checked
  26. Land use permits (Virginia statewide rule), quoted and re-checked
  27. Effective property tax rate: Bolthole Index county data
  28. Median property tax bill: Bolthole Index county data

Written October 9, 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, Portsmouth City requires a building permit for a home.

RulePortsmouth CityNorfolk CityHampton CityChesapeake CityNewport News CityIsle of Wight CountyPoquoson City
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of Health

County locator

Portsmouth City in Virginia

31
County map
Portsmouth City highlighted among the Virginia counties · colored by Index score

How Portsmouth City scores

Seclusion1864% ev.
Self-Sufficiency1580% ev.
Admin Boringness3990% ev.
Durability87100% ev.
Property Autonomy66100% ev.
Carry Cost76100% ev.

Evidence strength: 86%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$270kTypical home
1.1%Property tax
$5,707Land / acre
48.5"Annual rain
0% of yrsSevere drought
3.7 / yr (+3.5)Mid-century 100°F days
12.7 daysMid-century dry spell
2.7" (+8.7%)Mid-century 1-day rain
1.37×Wildfire change factor
100%Forward climate coverage
$1,516Home insurance / yr
0.8% / yrInsurance growth
5.19%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,192,965People within 30 min
3,457,394People within 2 hr
1,090,252Radius comparison (15 mi)
2,906.6People / sq mi
6.7%Federal land
98.4%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
60.9°FAvg temp

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Cities and towns in Portsmouth City

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Portsmouth

Answers from the rulebook for Portsmouth City

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

Portsmouth City rules

  • Local zoningPresent (with conditions)

    Citywide zoning regulation administered by the City of Portsmouth Planning Department.

    • A Zoning Ordinance and Zoning Permits are published by the City.
    • Most development requires zoning approval before a building permit, business license, or Certificate of Occupancy.
    “Zoning Ordinance Zoning Permits Zoning Sign Permits Zoning Verification Requests”
  • Who permits septicMixed (with conditions)

    Onsite sewage systems in Portsmouth city.

    • The Portsmouth Health Department administers environmental-health services locally.
    • Applicable city and state statutes and codes are enforced through the local health department.
    “The Portsmouth Health Department’s Division of Environmental Health is responsible for administering environmental programs and services to reduce the incidence of environmental conditions which may adversely impact on the health, safety and well-being of the citizens of Portsmouth. Services include food establishments, tattoo/body piercing establishments, tourist establishments, recreational waters, marina program, private wells, onsite sewage systems, rabies control program, and environmental complaints. Enforcement of applicable city and state statues and codes occur through public education efforts as well as through legal actions.”
    One more reviewed finding on this topic
    • Mixed (with conditions) — Private wells and onsite sewage systems in Portsmouth city.
      “Services include food establishments, tattoo/body piercing establishments, tourist establishments, recreational waters, marina program, private wells, onsite sewage systems, rabies control program, and environmental complaints. Enforcement of applicable city and state statues and codes occur through public education efforts as well as through legal actions.”
  • Well permitRequired

    Proposed private wells in Portsmouth city.

    • The Health Department reviews and issues permits for proposed private-well sites.
    • Additional requirements may apply when proposed withdrawal exceeds 300,000 gallons per month.
    • The page lists drinking-water, irrigation, geothermal, and industrial wells among the covered types.

    additional-review threshold: > 300000 gallons per month (additional requirements may be imposed)

    “The Environmental Health Services review and issue permits for proposed sites of private wells. This ensures the wells are properly located at a safe distance from potential sources of contamination to protect the consumer and groundwater supply. Types of wells include, but are not limited to drinking water, irrigation, geothermal, and industrial. Additional requirements may be imposed if the proposed volume of water to be withdrawn exceeds 300,000 gallons per month.”
  • County-wide zoningPresent

    Chapter 40.2 of the City Code is the Zoning Ordinance; most development requires a Zoning Permit prior to issuance of a building permit or certificate of occupancy.

    Portsmouth VA - Zoning ↗Scouted from the county site, not yet independently re-checked

Virginia rules that apply here

  • Building permitRequired

    Construction or demolition of buildings or structures, and the listed installations or alterations, throughout Virginia under the Virginia Uniform Statewide Building Code.

    • A permit must be obtained before commencement of construction or demolition of a building or structure and specified installations or alterations.
    • For emergency construction, alterations, or equipment replacement, the application must be submitted by the end of the first working day after work commences; the building official may authorize work to commence pending receipt of the application or issuance of the permit.
    • Applications and related inspections are not required for the listed exemptions, including specified low-voltage or communications installations; one-story detached tool or storage sheds, playhouses, or similar structures not exceeding 256 square feet and not classified as Group F-1 or H; detached utility buildings not exceeding 150 square feet; tents or air-supported structures covering 900 square feet or less with occupant load of 50 or less; fences subject to stated exceptions; concrete or masonry walls not exceeding six feet; qualifying retaining walls supporting less than three feet of unbalanced fill; qualifying swimming pools not exceeding 150 square feet and less than 24 inches deep; qualifying signs; same-capacity replacement LP-gas containers; flagpoles 30 feet or less; qualifying temporary ramps; minor and ordinary construction work; listed ordinary repairs; qualifying crypts, mausoleums, and columbaria not exceeding 1,500 square feet; and billboard safety upgrades.
    • A permit may nevertheless be required for exempt replacement siding, roofing, and windows in a locality-designated historic district or for exempt items in a special flood hazard area.
    • A permit applicant must provide proof of contractor licensure or certification, or a written statement that the applicant is not subject to contractor or subcontractor licensure or certification; the applicant must also provide proof that required county, city, or town taxes or license fees have been paid.

    detached exempt structure area: <= 256 square feet (must be one story, detached, used as a tool or storage shed, playhouse, or similar use, and not Group F-1 or H) · detached utility building area: <= 150 square feet (must house publicly regulated utility equipment) · tent or air-supported structure area: <= 900 square feet (occupant load must be 50 or less) · concrete or masonry wall height: <= 6 feet (measured above finished grade) · retaining wall unbalanced fill: < 3 feet (must not impound Class I, II, or III-A liquids or support a surcharge other than ordinary unbalanced fill) · small swimming pool surface area: <= 150 square feet (must be less than 24 inches deep) · flagpole height: <= 30 feet · temporary dwelling ramp entrance height: <= 30 inches (serving Groups R-3 or R-5 dwelling units) · crypt, mausoleum, or columbarium area: <= 1500 square feet (must not be for occupancy, must be used solely for interment, and must not be subject to special inspections)

    “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
    One more reviewed finding on this topic
    • Required — Construction or demolition of buildings or structures, and listed regulated installations or alterations, in Portsmouth city under the Virginia Uniform Statewide Building Code.
      “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
  • Owner-builder exemptionAvailable (with conditions)

    Virginia contractor-license exemptions relevant to an owner-builder performing or supervising construction in Portsmouth city.

    • The exemption applies to no more than one primary residence owned by the person and for the person's own use during any 24-month period.
    • A separate exemption covers construction of a house on the person's own real property as a bona fide gift to an immediate family member who lives in the house.
    • Persons exempt under the listed subdivisions must comply with the Uniform Statewide Building Code.
    • For persons exempt under subdivisions A 7, 10, 11, or 12, a certificate of occupancy is generally required before conveying the property to a third-party purchaser unless the purchaser gives the specified written acknowledgment and consent.

    primary residences: 1 per 24 months (The 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;”
    One more reviewed finding on this topic
    • Conditional — 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.
      “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.”
  • 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:”
  • Certificate of occupancyRequired

    Occupancy or change of occupancy of buildings or structures regulated by the Virginia Uniform Statewide Building Code.

    • A certificate of occupancy must be obtained before occupancy or change of occupancy.
    • The building official issues it within five working days after approval of the final inspection and determination of compliance with the code and pertinent laws or ordinances.
    • A certificate of occupancy is not required for an IRC accessory structure.
    • A new certificate of occupancy is not required for an addition to an existing Group R-5 building that already has a certificate of occupancy.
    • A temporary certificate may be issued before completion if the portion can be occupied safely without endangering life or public safety.
    • For certain contractor-license exemptions, a certificate of occupancy must still be obtained before conveying the property to a third-party purchaser unless the purchaser acknowledges in writing that none was issued and consents to acquire without one.

    certificate issuance deadline after final inspection approval: 5 working days (when the building or structure is determined to comply with the code and pertinent laws or ordinances)

    “Prior to occupancy or change of occupancy of a building or structure, a certificate of occupancy shall be obtained in accordance with this section.”
  • 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 permitRequired

    Construction of onsite sewage disposal systems in Portsmouth city, administered through the Virginia Department of Health commissioner and initially directed to the district or local health department.

    • Type I systems serving a single residence normally begin with an application.
    • Type II systems serve commercial or other establishments, more than a single-family dwelling, or systems requiring pumping, enhanced flow distribution, or low-pressure distribution; additional application, conference, and plan steps may apply.
    • Type III systems and systems with design flows greater than 1,000 gallons per day require the specified formal review process.
    • Conditional permits may impose reduced-flow, occupancy, seasonal/intermittent-use, or temporary-use conditions; temporary use may not exceed one year and may be renewable for good cause.
    • A conditional permit near certain water resources may be unavailable where the proposed absorption area is within 200 feet of a shellfish growing area, recreational waters, or a public water-supply impoundment.
    • A conditional permit must be recorded before becoming effective.

    design flow threshold: < 1000 gallons per day (Flows below 1,000 gallons per day may be exempt from formal plans and specifications when the professional-engineer licensing exemption applies.) · temporary conditional use: <= 1 year (May be renewable when the commissioner determines there is good cause.) · water-resource separation: < 200 feet (Conditional permit shall not be issued in the stated seasonal-water-table circumstance.)

    “Construction permits are issued by the commissioner but all requests for a sewage disposal construction permit shall be directed initially to the district or local health department.”
    3 more reviewed findings on this topic
    • Required — Construction, operation, expansion, or modification of onsite sewage disposal systems in Portsmouth city, Virginia, under Virginia's statewide sewage regulations.
      “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
    • Required — New construction using an onsite sewage system in Portsmouth city, under Virginia Department of Health administration.
      “No person or owner shall cause or allow the construction, expansion or modification of a sewage disposal system without the written construction permit from the commissioner which authorizes the construction or modifications.”
    • Required — Construction, operation, expansion, or modification of a sewage disposal or handling system in Virginia.
      “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
  • 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.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land and its development in every Virginia locality.

    • The governing body of every locality must adopt the ordinance; the resulting subdivision controls are administered through the applicable locality's ordinance.
    “The governing body of every locality shall adopt an ordinance to assure the orderly subdivision of land and its development.”
  • Driveway accessRequired

    Construction or modification of entrances connecting to VDOT-maintained highways and activities in VDOT highway right-of-way.

    • The requirement applies to state-maintained highways and right-of-way under VDOT jurisdiction.
    • Entrance location and design must comply with VDOT access-management regulations and design standards.
    • Applications are typically obtained through the VDOT district or residency office serving the locality.
    • An existing entrance also requires a land-use permit when modified because of a change in land use, traffic volume, or type of traffic.
    “Anyone who plans to work or perform an activity on or crossing any right of way under the jurisdiction of the Department must first obtain a land use permit. These include activities such as installation of utilities, construction of private and commercial entrances, landscaping, the temporary use of the right-of-way, as well as numerous other types of activities.”
  • Building in a floodplainRequired

    Work otherwise exempt from a Virginia Uniform Statewide Building Code permit when located in a special flood hazard area.

    • The building official may require a permit for items that are otherwise exempt under the permit-application section when they are located in a special flood hazard area.
    • The rule does not establish that every floodplain development project is exempt from other local floodplain, building, zoning, or federal requirements.
    “Application for a permit may be required by the building official for any items exempted in this section that are located in a special flood hazard area.”
  • Short-term rentalsLimited

    Residential dwelling use as a short-term rental in Virginia.

    • Existing local authority to regulate short-term rentals through general land-use and zoning authority is preserved.
    • A locality may adopt a registration ordinance, and a registration ordinance may impose a penalty up to $500 per violation for an operator required to register.
    • A locality may limit a lessee or sublessee to one short-term rental within the locality.
    • For a residential dwelling also legally occupied by the property owner as the primary residence, a local ordinance enacted after December 31, 2023, or a later amendment, may not require a special exception, special use, or conditional use permit for short-term rental use.
    • Private contracts, condominium instruments, common-interest-community declarations, cooperative instruments, and property-owners-association declarations are not superseded.

    registration penalty: <= 500 USD per violation (Only where a locality adopts a registry ordinance and the operator is required to register.) · owner-occupied primary residence special-use permit prohibition date: > 2023-12-31 (Applies to local ordinances enacted after this date or subsequent amendments.)

    “Except as provided in this section, nothing herein shall be construed to prohibit, limit, or otherwise supersede existing local authority to regulate the short-term rental of property through general land use and zoning authority.”
  • Permit feesPublished (with conditions)

    Virginia Department of Health application fees for onsite sewage-system permits applicable to Portsmouth city, subject to the application type and documentation described in the statewide schedule.

    • The schedule is identified as effective July 1, 2019.
    • Fees vary by application type, whether OSE/PE documentation is provided, and flow threshold.
    • Beginning July 11, 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.
    • Applicants whose family income falls below the Federal Poverty Guidelines are eligible for a fee waiver; applicants for onsite sewage-system repairs or voluntary upgrades whose family income falls below 200% of the Federal Poverty Guidelines are eligible for a fee waiver.

    construction permit for onsite sewage system only, no OSE/PE documentation: 425 USD (application type listed in the schedule) · construction permit for onsite sewage only with OSE/PE documentation, less than 1,000 gpd: 225 USD (application type and flow threshold listed in the schedule) · construction permit for onsite sewage only with OSE/PE documentation, greater than 1,000 gpd: 1400 USD (application type and flow threshold listed in the schedule) · combined well and onsite system construction permit, no OSE/PE documentation: 725 USD (application type listed in the schedule)

    “ONSITE SEWAGE APPLICATION FEES (Effective July 1, 2019) [...] Construction permit for onsite sewage system only, no OSE/PE documentation | $425 [...] Combined well and onsite system construction permit, no OSE/PE documentation, | $725 [...] Construction permit for only onsite sewage with OSE/PE documentation, <1,000 gpd | $225 [...] Construction permit for only onsite sewage with OSE/PE documentation, >1,000 gpd | $1,400”
    One more reviewed finding on this topic
    • Variable (with conditions) — Virginia Uniform Statewide Building Code permit fees administered through local building departments statewide.
      “The local governing body shall establish a fee schedule incorporating unit rates, which may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.”
  • Permit processPublished (with conditions)

    Construction, demolition, regulated installations, and related permit applications under the Virginia Uniform Statewide Building Code.

    • A permit application must be made to the building official and a permit obtained before covered work begins.
    • Emergency construction, alterations, or equipment replacement applications are due by the end of the first working day after work begins.
    • The building official may authorize work to begin while an application or permit is pending.
    • Applications may be submitted by mail and processed by mail unless the jurisdiction offers online processing or the applicant voluntarily chooses otherwise; an applicant may not be required to appear in person.
    • The application form is supplied by the local building department and must include a general description and location of the proposed work and other information required by the building official.
    • An application is abandoned six months after filing unless pursued in good faith or a permit is issued; the building official may grant extensions for justifiable cause.
    “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
  • 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.”

Inside cities and towns in Portsmouth City

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Building permitRequired

    Construction projects in Portsmouth for which official building-plan submittal and review is required.

    • The City requires an applicant to provide a building permit application and two full-sized hard copies of construction documents for official plan submittals.
    • Digital submittals are accepted only as backup to hard-copy submittals.
    • The source does not state that every possible minor work category requires a building permit.
    “All official plan submittals are made by providing a building permit application and two FULL SIZED hard copies of construction documents to this office, either over the counter to a Permit Technician or my mail carrier.”
    One more reviewed finding on this topic
    • Required — Official construction-plan submittals handled by the City of Portsmouth Department of Permits and Inspections.
      “All official plan submittals are made by providing a building permit application and two FULL SIZED hard copies of construction documents to this office, either over the counter to a Permit Technician or my mail carrier.”
  • Building code adoptedAdopted (with conditions)

    Construction, alteration, replacement, repair, demolition, and changes of occupancy or use in Portsmouth.

    • The city enforces the Virginia Uniform Statewide Building Code.
    “The Building Inspections Division enforces the Virginia Uniform Statewide Building Code (VUSBC) as it relates to the construction, addition, alteration, replacement, repair, demolition, and change of occupancy/use of structures.”
  • Certificate of occupancyLimited

    Newly constructed or change-of-use food establishments in Portsmouth city.

    • A Certificate of Occupancy is required for newly constructed or change-of-use establishments.
    • The source directs applicants to contact Portsmouth Permits and Inspections when this applies.
    “A Certificate of Occupancy is required for newly constructed or change of use establishments. You must contact Permits and Inspections at (757) 393-8531, if this applies.”

Still unanswered

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

  • Zoning districts — Published zoning districts in Portsmouth city.
  • Minimum dwelling size — Minimum dwelling size requirements in Portsmouth city.
  • Minimum lot size — Minimum lot-size requirements for property in Portsmouth city.
  • Setbacks — Zoning setbacks for property in Portsmouth city.
  • Lot coverage — Lot-coverage limits under Portsmouth zoning districts.
6 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Off-grid sanitation
  • 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 Portsmouth City

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 Portsmouth City, Virginia

Is Portsmouth City a good place to live off-grid or homestead?

Portsmouth City scores 31/100 on the Bolthole Index, a weak county profile. Its strengths: a durable current and mid-century hazard profile and manageable long-term carry cost. Watch-outs: strong self-sufficiency basics: 48.5″/yr rainfall with little drought and little seclusion — roughly 1,192,965 people within a 30-minute drive.

Do you need a building permit in Portsmouth City, Virginia?

Portsmouth City generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health, Office of Environmental Health Services (local 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.

How much does land cost in Portsmouth City, Virginia?

Land in Portsmouth City runs about $5,707 per acre, based on the latest county data.

What is the water situation in Portsmouth City?

Portsmouth City gets about 48.5" of rain a year, with severe drought in roughly 0% of years. On water rights, Portsmouth City 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 Portsmouth City?

A representative private-land location has about 1,192,965 people within a 30-minute drive and 3,457,394 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 Portsmouth compares in Virginia

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