Richmond City, VA: Owner-Builder Allowed

The independent city of Richmond, Virginia requires a building permit before new construction or alterations, issued by the city's Bureau of Permits and Inspections, and city inspectors check permitted work at required stages through completion¹²³. Richmond sets zoning citywide, and every parcel has a zoning designation governing its use⁴. Septic and private-well permits are not city permits: they come from the Virginia Department of Health⁵⁶. Residential RV living is prohibited⁷.

At a glance

Building permit: Required for new construction and alterations; separate trade permits for electrical, mechanical and plumbing¹³
Zoning: Citywide; every parcel has a zoning classification that controls use and development⁴⁸
Water and sewer: City water and sewer are available throughout Richmond⁹
Septic: Any onsite system needs a Virginia Department of Health permit⁵
Owner-builder: Contractor-license exemption for one owner-occupied primary residence in a 24-month period; permits and code still apply¹⁰
RV living: Prohibited in residential areas⁷
Backyard cottage (ADU): One ADU allowed in every residential district, up to one-third of the house's floor area or 500 square feet, whichever is greater¹¹
Short-term rental: Allowed with a city permit and inspection, subject to zoning-district limits¹²

Who to call

Building permits

City of Richmond Bureau of Permits and Inspections (Planning & Development Review)

Building permits, trade permits, plan review, inspections and certificates of occupancy citywide

804-646-4169

pdrpermitsandinspections@rva.gov

900 E. Broad St., Room 108, Richmond, VA 23219

Online permits →

Building permits

City of Richmond residential building plan review requirements

What a one- or two-family house permit needs, review times, owner-builder statement, and the other city approvals that apply

(804) 646-4169

Building permits

City of Richmond permits fee schedule (effective 07/01/2024)

Building permit and inspection fees

(804) 646-4169

Zoning

City of Richmond Zoning Administration (Planning & Development Review)

Zoning designations, certificates of zoning compliance, buildable-lot and lot-split letters, setbacks and variances

804-646-6340

pdrzoningadministration@rva.gov

900 E. Broad St., Room 108, Richmond, VA 23219

Online permits →

Zoning

City of Richmond Planning & Development Review, accessory dwelling units

Accessory dwelling unit (backyard cottage) rules

804-646-6704

900 E. Broad St., Room 511, Richmond, VA 23219

Also useful

City of Richmond Department of Public Utilities, Development Services

New water, sanitary sewer, storm sewer and gas service connections

(804) 646-4646

dpucustserv@rva.gov

900 E. Broad St., Room 115, Richmond, VA 23219

Floodplain permits

City of Richmond Department of Public Utilities, Water Resources Division

Erosion and stormwater (RESMP) permits, Chesapeake Bay Preservation Area and floodplain requirements

804-646-7087

waterresources@rva.gov

Roads & driveways

City of Richmond Department of Public Works, Right-of-Way Division

Work-in-streets permits for driveway aprons, entrances and utility connections in the public right-of-way

804-646-6430

rightofway@richmondgov.com

Health department

Richmond City Health District (Virginia Department of Health), Environmental Health Division

The Virginia Department of Health's local environmental health office for the city; ask it where onsite sewage or private well applications go

804-205-3912

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

Off-grid gear

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

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Do you need a building permit in Richmond city, VA?

Yes. The City of Richmond requires a building permit before new construction or alterations to a building¹. Richmond's building permit covers only building and structural work; electrical, mechanical and plumbing work each need a separate trade permit³. Richmond lists the 2021 Virginia Uniform Statewide Building Code and Residential Code for city construction¹³¹⁴.

Richmond publishes a permit fee schedule for city permit services¹⁵. For a one- or two-family house, the city's fee is $63 plus $6.07 per $1,000 of construction value above $2,000, with a 2.0% state surcharge¹⁶. Richmond completes its initial residential plan review within 10 business days after the application reaches plan review, and a permit remains valid for 180 days, renewed by each inspection¹⁷. After permits issue, city inspectors check permitted work at specific stages through completion².

A one-story shed of 256 square feet or less can be exempt from a building permit, but it still needs a zoning permit application¹⁷.

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

The City of Richmond Bureau of Permits and Inspections, part of Planning & Development Review, is at City Hall, 900 E. Broad St., Room 108, Richmond, VA 23219³. Call 804-646-4169 or email pdrpermitsandinspections@rva.gov³. Richmond processes permit services through its Online Permit Portal¹⁸. Applications start as plans, are reviewed for code compliance and become permits after approval¹⁹.

Virginia's owner-builder exemption covers one primary residence that a person owns and builds for personal use in a 24-month period, but it waives contractor licensing rather than Richmond permits or building-code compliance¹⁰. Zoning questions go to Zoning Administration in the same Room 108, at 804-646-6340 or pdrzoningadministration@rva.gov²⁰. New water and sewer service is handled by the Department of Public Utilities' Development Services new services team at (804) 646-8544⁹. Driveway aprons and anything else in the street need a work-in-streets permit from Public Works' Right-of-Way Division, 804-646-6430²¹.

Does Richmond have zoning?

Yes. Richmond uses zoning citywide, and every parcel has a designation that governs its use under the official zoning ordinance and map⁴⁸. Required yards and setbacks vary by district and can also depend on the use, lot shape or orientation, neighboring buildings and platting history²²²³. In single-family districts the minimum lot area runs from 20,000 square feet in R-1 to 15,000 in R-2, 10,000 in R-3, 7,500 in R-4 and 6,000 in R-5, with exceptions for legally recorded preexisting lots²⁴. Lot-coverage and building-height limits also come from the parcel's district rather than one citywide number²⁵²⁶. Certificates of zoning compliance are filed through the Online Permit Portal, and Zoning Administration can provide buildable-lot or lot-split confirmation²⁰. Richmond's Zoning Division reviews subdivision requests²⁷.

Check the official zoning map and current district rules before designing a project⁸. In a city old and historic district, visible exterior changes or new construction require a certificate of appropriateness before the building permit¹⁷.

How do septic, sewer and water work in Richmond?

City water and sewer utilities are available throughout Richmond, so start with the Department of Public Utilities' Development Services team when planning a connection⁹. For a parcel that will use onsite sewage, the Virginia health commissioner issues construction permits, and Virginia requires a written permit before the system is built or used⁵²⁸. No installation may be covered or used until it has been inspected and approved; when a licensed professional engineer or onsite soil evaluator certifies the design, that professional performs the inspection and files the report²⁹.

About 43.7% of Richmond's soils are rated without severe limits for a conventional drain field, so a site evaluation is important even where onsite sewage is possible³⁰. A private well also needs a Virginia Department of Health construction permit before drilling and an inspection afterward⁶. The Richmond City Health District's Environmental Health Division can be reached at 804-205-3912; ask which office will accept an onsite-sewage or private-well application for the parcel³¹.

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

Richmond prohibits using a recreational vehicle for living purposes in residential areas⁷. The city also does not allow an occupied RV to be connected to utilities under that rule⁷. We could not confirm a separate Richmond rule for a tiny house on wheels or temporary camping on private land; ask Zoning Administration at 804-646-6340 before buying for either plan²⁰.

A code-compliant accessory dwelling unit is the clearer path to a small second home. Richmond permits one ADU in every residential zoning district¹¹. The ADU must share a lot with an existing or proposed single-family dwelling and may not exceed one-third of the main dwelling's floor area or 500 square feet, whichever is greater³². The unit must meet its district's setback, lot-coverage and height rules²²²⁵²⁶. Richmond permits short-term rentals as a principal or accessory use of a dwelling or permitted ADU¹². A city permit, inspection and zoning-based limits still apply³³.

Building a home in Richmond: what are the steps, in order?

Look up the parcel on Richmond's official zoning map and ask Zoning Administration for buildable-lot confirmation if needed⁸²⁰.
Check district-specific setbacks, lot coverage and height limits before fixing the site plan²²²⁵²⁶.
If the property is in an old and historic district, obtain a certificate of appropriateness before the building permit¹⁷.
Plan for a Richmond Erosion and Stormwater Management Program permit when disturbing 4,000 square feet or more, or 2,500 square feet in a Chesapeake Bay Preservation Area¹⁷.
Arrange water and sewer service with Public Utilities at (804) 646-8544⁹.
Submit the application and fee through the Online Permit Portal for review and permit issuance¹⁸¹⁹.
Obtain a street entrance permit for a driveway: Public Works Traffic Engineering approves the entrance location and Permits & Inspections gives final design approval, and work in the street needs a work-in-streets permit from the Right-of-Way Division³⁴²¹.
Schedule inspections as work reaches each required stage².
Obtain the certificate of occupancy before occupying the home³⁵.

What should you check before you buy land in Richmond, Virginia?

Zoning first: confirm the lot's designation on Richmond's official zoning map and ask Zoning Administration whether the intended use is allowed⁸²⁰. Historic district status can add design review before a building permit¹⁷.

Water and flood: confirm public utility access with Richmond Public Utilities; if a parcel will use a well or onsite sewage, plan for Virginia Department of Health permits and inspections⁹⁶²⁸. Richmond's Water Resources Division reviews floodplain and Chesapeake Bay Preservation Area requirements through the stormwater permit, and development near the floodwall can need a federal Section 408 approval³⁶.

Richmond is a dense city, at about 3,800 people per square mile, with typical homes near $375,000³⁷³⁸. Property taxes run about 0.9% effective, with a median bill of $2,834 a year, and a typical home insurance premium is about $1,671³⁹⁴⁰⁴¹. A certificate of occupancy costs $263, and a stop-work investigation costs $400 per permit¹⁶.

Watch-outs

A Richmond building permit covers only the structure; electrical, mechanical and plumbing each need their own trade permit³.
Most new single-family houses in Richmond also need a separate erosion and stormwater permit from Public Utilities' Water Resources Division¹⁷³⁶.
Building without a permit in Richmond brings a $400 stop-work investigation fee per permit¹⁶.
Richmond prohibits using an RV for living purposes in residential areas⁷.
Richmond's setback rules vary by zoning district and can change with a lot's dimensions, orientation, use or platting history²²²³.
Richmond permits short-term rentals, but a rental needs a city permit and inspection and remains subject to zoning-district and owner-occupancy limits¹²³³.

Sources

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.

Compared with neighboring counties

Like all 6 of its neighbors, Richmond City requires a building permit for a home.

Rule	Richmond City	Henrico County	Chesterfield County	Colonial Heights City	Hopewell City	Hanover County	Petersburg City
Building permit	Required	Required	Required	Required	Required	Required	Required
County zoning	Yes	Yes	Yes	Yes	Yes	Yes	Yes
Septic permits	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health	VDH	VDH	VA Dept. of Health	VA Dept. of Health

How Richmond City scores

Seclusion16100% ev.

Self-Sufficiency1683% ev.

Admin Boringness3990% ev.

Durability86100% ev.

Property Autonomy66100% ev.

Carry Cost66100% ev.

Evidence strength: 94%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$375kTypical home

0.9%Property tax

$7,750Land / acre

46.3"Annual rain

1.2% of yrsSevere drought

7.4 / yr (+6.8)Mid-century 100°F days

13.8 daysMid-century dry spell

2.49" (+8%)Mid-century 1-day rain

1.44×Wildfire change factor

100%Forward climate coverage

$1,671Home insurance / yr

2.3% / yrInsurance growth

1.19%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

1,106,378People within 30 min

8,484,220People within 2 hr

918,328Radius comparison (15 mi)

3,825.6People / sq mi

0.1%Federal land

82.8%Land at 15% slope or less

43.7%Soils rated "not limited" for septic (strict USDA rating)

8,992 acWorkable land screen

58.4°FAvg temp

Answers from the rulebook for Richmond City

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

Richmond City rules

Building permitRequired
New construction and alterations to a building in the City of Richmond.
- Electrical, mechanical, and plumbing work require separate trade permits.
- The FAQ lists specified exemptions, including certain small detached structures and ordinary repairs.
“A building permit must be obtained prior to commencing any new construction or alterations to a building.”
Permits and Inspections | Richmond ↗Re-checked Sep 26, 2026
Building code adoptedAdopted (with conditions)
Construction in the City of Richmond.
- City page identifies the 2021 Virginia edition of the VUSBC and Virginia Residential Code.
VUSBC edition: 2021
“Virginia Residential Code | Virginia Edition | 2021”
Permits and Inspections | Richmond ↗Re-checked Sep 26, 2026
InspectionsRequired
Permitted construction, alterations, and improvements to new and existing City structures.
- Inspection occurs at specific stages through completion after permits issue.
- A limited third-party inspection policy may apply when the building official cannot perform a scheduled inspection within two working days or as otherwise authorized in written policy.
“After permits are issued, the bureau inspects the work at specific stages through the completion of the job.”
Permits and Inspections | Richmond ↗Re-checked Sep 26, 2026
Certificate of occupancyRequired
Use and occupancy of buildings and structures in the City of Richmond.
- Typically issued after new construction, an addition, or a change of use.
- Final structural, electrical, or plumbing inspections precede issuance.
“A Certificate of Occupancy (C.O.) is a document that is required under the Building Code and authorizes the use and occupancy of any building or structure within the city.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
Local zoningPresent (with conditions)
All property within the independent City of Richmond.
- Every property is mapped within a specific zoning classification; district regulations determine use and development.
“Implementation of the Master Plan, and any associated area plan(s), are accomplished through the Zoning Ordinance (Chapter 30 of the City Code) regulations and the zoning maps. Every property in the City is mapped and located within a specific zoning classification.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
Zoning districtsPublished (with conditions)
All City of Richmond property.
- Every property is mapped to a specific zoning classification; district regulations determine permitted use and development.
“Every property in the City is mapped and located within a specific zoning classification. The zoning district regulations determine how the property can be used and developed.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
SetbacksDistrict specific (with conditions)
Accessory buildings and other development in Richmond city zoning districts.
- Required yards vary by zoning district and may have exemptions or modifications based on district, use, lot dimensions/orientation, adjacent buildings, or platting history.
“This minimum distance, known as a required yard or setback, varies by zoning district and is specified in the Zoning Ordinance.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
Lot coverageDistrict specific (with conditions)
Accessory dwelling units in Richmond city residential zoning districts.
- ADUs must follow the underlying zoning district requirements.
“The accessory dwelling unit must follow the underlying zoning district requirements (setbacks, lot coverage, height, etc.).”
Accessory Dwelling Units | Richmond ↗Re-checked Sep 26, 2026
Building heightDistrict specific (with conditions)
Accessory dwelling units in Richmond city residential zoning districts.
- ADUs must follow the underlying zoning district requirements.
“The accessory dwelling unit must follow the underlying zoning district requirements (setbacks, lot coverage, height, etc.).”
Accessory Dwelling Units | Richmond ↗Re-checked Sep 26, 2026
Living in an RVProhibited
Living in a recreational vehicle in residential areas of Richmond city.
- The cited rule also addresses RV parking location in residential areas.
“In no case may you use a recreational vehicle for living purposes have it connected to utilities.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
Accessory dwellingsAllowed (with conditions)
One accessory dwelling unit in residential zoning districts in Richmond city.
- It must be on the same lot as an existing or proposed single-family dwelling.
- It cannot exceed one-third of the main dwelling floor area or 500 square feet, whichever is greater.
- It must follow underlying district requirements; detached ADUs are subject to Article VI, Division 9 and access requirements of Public Works and Fire and Emergency Services.
maximum unit count: <= 1 ADU per lot · floor-area cap: one-third of main dwelling floor area or 500 square feet, whichever is greater
“The ADU ordinance permits one accessory dwelling unit in all residential zoning districts, subject to the following:”
Accessory Dwelling Units | Richmond ↗Re-checked Sep 26, 2026
Subdividing landRegulated (with conditions)
Subdivision requests in Richmond city.
- The Zoning Division reviews subdivision requests along with other listed land-use requests.
“All Re-zoning, Special Use Permit (SUP), Conditional Use Permit (CU), Community Unit Plan (CUP), Plan of Development (POD), Subdivision, Commission of Architectural Review (CAR) and Urban Design Committee (UDC) requests.”
Frequently Asked Questions | Richmond ↗Re-checked Sep 26, 2026
Permit feesPublished (with conditions)
City permit services.
- The City permits page links a permit fee schedule; individual fees and applicability were not extracted from that linked schedule.
“Building Permit Application Certificate of Occupancy Application Third-Party Program 48-Hour Limited Third-Party Inspection Policy Permits Fee Schedule Virginia Uniform Statewide Building Code Online Permit Portal”
Permits and Inspections | Richmond ↗Re-checked Sep 26, 2026
County-wide zoningPresent
The City of Richmond administers zoning through its Zoning Administration Division, reviewing every parcel's use within the city.
City of Richmond - Zoning Administration ↗Scouted from the county site, not yet independently re-checked

Virginia rules that apply here

Owner-builder exemptionAvailable (with conditions)
Owner-builders performing or supervising construction, removal, repair, or improvement work on a primary residence in Richmond city, under Virginia contractor-licensure law.
- The exemption covers no more than one primary residence owned by the person and for the person's own use during any 24-month period.
- A person constructing or improving a house on the person's own real property as a bona fide gift to an immediate-family member is also exempt if the family member lives in the house.
- The exemption is from the contractor-licensure chapter; the person must still comply with the Uniform Statewide Building Code.
- Certain exempt persons must obtain a certificate of occupancy before conveying the property to a third-party purchaser, unless the purchaser acknowledges in writing that no certificate of occupancy was issued and consents to acquire the property without one.
primary residences covered: 1 residence per 24 months (must be owned by the person and for the person's own use) · building-code compliance: true (required under § 54.1-1101(C))
“no more than one primary residence owned by him and for his own use during any 24-month period;”
Virginia Code § 54.1-1101, Exemptions ↗Re-checked Oct 7, 2026
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;”
  § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties ↗Re-checked Oct 1, 2026
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”
§ 15.2-2290. Uniform regulations for manufactured housing ↗Re-checked Sep 21, 2026
Who permits septicState
Statewide supervision and control of onsite sewage systems, alternative discharging sewage systems, and treatment works affecting public health and welfare.
- Local or district health departments administer application, inspection, and permit functions under the statewide framework.
- Alternative discharging sewage systems are also subject to applicable State Water Control Board regulations and permits.
“The Board shall have supervision and control over the safe and sanitary collection, conveyance, transportation, treatment, and disposal of sewage by onsite sewage systems and alternative discharging sewage systems, and treatment works as they affect the public health and welfare.”
§ 32.1-164. Powers and duties of Board; regulations; fees; onsite soil evaluators; letters in lieu of permits; inspections; civil penalty ↗Re-checked Sep 21, 2026
One more reviewed finding on this topic
- State — Onsite sewage and private-well permitting and inspection under the Virginia Department of Health program.
  “Construction permits are issued by the commissioner”
  Onsite Sewage & Water Program - Central Virginia ↗Re-checked Oct 1, 2026
Septic permitRequired
Construction, operation, expansion, or modification of a sewage disposal or handling system in Virginia.
- A written construction permit is required before construction, expansion, or modification.
- A written operation permit is required for sewage disposal systems constructed after the effective date of the chapter.
- Permit conditions may be imposed and must be followed.
- The $75 statutory onsite sewage permit application fee may be waived for applicants below federal poverty guidelines or applications for a pit privy or repair of a failing onsite sewage system; the fee is refunded if the Department denies a permit for land on which the applicant seeks to construct a principal residence.
onsite sewage permit application fee: 75 USD (Statutory fee; waiver and refund provisions apply as stated in § 32.1-164(C).)
“No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
12VAC5-610-240. Permits; general ↗Re-checked Sep 21, 2026
One more reviewed finding on this topic
- Required — Construction, operation, expansion, or modification of onsite sewage systems in Richmond city.
  “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
  12VAC5-610-240. Permits; general. ↗Re-checked Oct 3, 2026
Septic inspectionRequired
Installation and modification of onsite sewage systems in Richmond city.
- No installation may be covered or used until inspected, corrected if necessary, and approved, unless expressly authorized otherwise.
- For systems permitted under a certified professional engineer or onsite soil evaluator design, that professional must inspect and submit a signed report; the Department may inspect but is not required to.
- A contractor completion statement is required.
- An operation permit follows satisfactory completion.
“No part of any installation shall be covered with earth or used until inspected, corrections made if necessary, and approved”
Sewage Handling and Disposal Regulations ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Limited — Installation of sewage disposal systems statewide.
  “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.”
  12VAC5-610-320. Inspection and correction ↗Re-checked Sep 21, 2026
Well permitRequired
Construction of private wells in Richmond city.
- The application must include a site plan and no survey plat is required.
- The permit must be obtained before construction.
- An inspection must occur after construction.
- The statute states the permit shall be issued no later than 60 days from application.
- The statutory filing fee is $40.
statutory filing fee: 40 USD · permit issuance deadline: <= 60 days from application
“A fee of $40 shall be charged for filing an application for a private well construction permit with the Department.”
Virginia Private Well Construction Act ↗Re-checked Oct 3, 2026
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.”
Code of Virginia § 36-99. Provisions of Code; modifications ↗Re-checked Sep 21, 2026
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.”
Land use permits ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Chapter 9. General Powers of Local Governments ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Limited — Temporary camping in a Virginia campground regulated under 12VAC5-450.
  “to allow temporary camping of 14 days duration or less.”
  12VAC5-450 Rules and Regulations Governing Campgrounds ↗Re-checked Sep 21, 2026
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.”
§ 15.2-2280. Zoning ordinances generally ↗Re-checked Sep 21, 2026
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.”
§ 36-98. Board to promulgate Statewide Code; other codes and regulations superseded; exceptions ↗Re-checked Sep 21, 2026

Inside cities and towns in Richmond City

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

Building permitRequired
New construction and alterations to buildings in the City of Richmond.
- A separate trade permit covers electrical, mechanical, and plumbing work.
- Common exemptions include certain one-story detached structures not exceeding 256 square feet, fences, limited walls, and specified ordinary repairs.
- Replacement siding, roofing, and windows in City Old & Historic Districts are not exempt.
“A building permit must be obtained prior to commencing any new construction”
Permits and Inspections ↗Re-checked Oct 3, 2026
Building code adoptedAdopted
Building-code administration in the City of Richmond.
- The city page identifies the 2021 Virginia Uniform Statewide Building Code and 2021 Virginia Residential Code as the listed building codes.
- Commercial, electrical, mechanical, plumbing, and residential trade work may require separate permits.
building code edition: 2021 VUSBC
“Virginia Uniform Statewide Building Code | Virginia Edition | 2021”
Permits and Inspections ↗Re-checked Oct 1, 2026
InspectionsRequired
Permitted construction, alterations, and improvements in Richmond.
- After permits are issued, the Bureau inspects work at specific stages through completion.
- Qualified third-party plan review and inspection may be used under the City's program or written policy.
“After permits are issued, the bureau inspects the work at specific stages”
Permits and Inspections ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Required — Permitted construction, alterations, and improvements to structures in the City of Richmond.
  “The Bureau of Permits and Inspections reviews applications and construction documents for the construction, alterations and improvements to all new and existing structures in the City of Richmond. After permits are issued, the bureau inspects the work at specific stages through the completion of the job.”
  Permits and Inspections ↗Re-checked Oct 1, 2026
Certificate of occupancyRequired
Occupancy following construction or change of occupancy in the City of Richmond.
- All agencies that reviewed the building permit must approve final inspections when a certificate is required.
- At minimum, Building Final 199 and Zoning Final 299 are required.
- Assembly uses may require an H-CO.
“must be issued in order to occupy the building”
rva.gov ↗Re-checked Oct 1, 2026
Local zoningPresent (with conditions)
Private property within the City of Richmond.
- Zoning regulates private property; City streets, alleys, and sidewalks are regulated by other city departments.
- Zoning staff enforce the ordinance primarily through building permits, sign permits, and certificates of occupancy.
“Every parcel within the City has a zoning designation that governs its use.”
Zoning Administration ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Present — Zoning regulation of parcels within the City of Richmond.
  “Every parcel within the City has a zoning designation that governs its use. These uses are defined in the official Zoning Ordinance supported by the official zoning map. Zoning staff review permits to promote the orderly development of every parcel within the City as it relates to the individual use of the property.”
  Zoning Administration ↗Re-checked Oct 3, 2026
Zoning districtsPublished
Zoning districts and designations within Richmond.
- Every parcel has a zoning designation governed by the official zoning ordinance and zoning map.
- The zoning ordinance was described by the City as under review and revision.
“Every parcel within the City has a zoning designation that governs its use.”
Zoning Administration ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Published — Zoning district designations and the official zoning map for Richmond city parcels.
  “official Zoning Ordinance supported by the official zoning map”
  Zoning Administration ↗Re-checked Oct 1, 2026
Minimum lot sizeDistrict specific (with conditions)
Single-family dwellings in the City of Richmond's R-1, R-2, R-3, R-4, and R-5 zoning districts.
- The standards apply by zoning district and are subject to exceptions, qualifications, and modifications in Article VI of the zoning ordinance.
- The ordinance states that legally recorded preexisting lots may receive exemptions from certain minimum lot-area and lot-width requirements under § 30-620.1.
- Other applicable building, zoning, subdivision, utility, and health requirements may also apply.
R-1 minimum lot area: >= 20000 square feet (minimum lot width 100 feet) · R-2 minimum lot area: >= 15000 square feet (minimum lot width 90 feet) · R-3 minimum lot area: >= 10000 square feet (minimum lot width 75 feet) · R-4 minimum lot area: >= 7500 square feet (minimum lot width 60 feet) · R-5 minimum lot area: >= 6000 square feet (minimum lot width 50 feet)
“20,000 square feet [...] 15,000 square feet [...] 10,000 square feet [...] 7,500 square feet [...] 6,000 square feet”
City of Richmond Zoning Ordinance, September 2021 ↗Re-checked Oct 7, 2026
SetbacksDistrict specific (with conditions)
Building setbacks in Richmond zoning districts.
- Setbacks vary by zoning district and may be modified or exempted based on the zoning district, use, lot characteristics, adjacent buildings, or when the lot was created or platted.
- In certain districts, an accessory building not exceeding 12 feet may be built to the rear and side property line within an area no more than 30 feet from the rear property line.
accessory-building height threshold: <= 12 feet (Certain districts only) · rear-property-line area: <= 30 feet (Certain districts only)
“There are certain exemptions and modifications to required setbacks that are dependent on a number of factors, including: the zoning district, the use, the width, shape or orientation of the lot or adjacent lots, the presence and location of any building(s) on adjacent lots, or when the lot was created or platted. In certain districts, an accessory building not exceeding twelve feet (12’) in height may be built up to the rear and side yard property line provided it is within an area no more than thirty feet (30’) from the rear property line.”
rva.gov ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- District specific (with conditions) — Yards and setbacks for property development in Richmond city.
  “depending on the specific zoning district”
  rva.gov ↗Re-checked Oct 1, 2026
Lot coverageDistrict specific (with conditions)
Lot-coverage requirements applicable to Richmond ADUs and underlying zoning districts.
- The City ADU page expressly requires compliance with underlying zoning district lot-coverage requirements; the reviewed source did not establish the numeric limits for each district.
“underlying zoning district requirements (setbacks, lot coverage, height, etc.).”
Accessory Dwelling Units ↗Re-checked Oct 3, 2026
Building heightDistrict specific (with conditions)
Building-height requirements applicable to Richmond ADUs and underlying zoning districts.
- The City ADU page expressly requires compliance with underlying zoning district height requirements; the reviewed source did not establish numeric limits for each district.
“underlying zoning district requirements (setbacks, lot coverage, height, etc.).”
Accessory Dwelling Units ↗Re-checked Oct 3, 2026
Accessory dwellingsAllowed (with conditions)
One accessory dwelling unit in residential zoning districts in Richmond.
- The ADU must be on the same lot as an existing or proposed single-family dwelling.
- The ADU cannot exceed one-third of the main dwelling floor area or 500 square feet, whichever is greater.
- The ADU must comply with underlying district setbacks, lot coverage, height, and applicable public works and fire access requirements.
- Building-code regulations and a building permit are also required.
maximum ADUs per lot: 1 unit · maximum floor area: one-third of main dwelling floor area or 500 square feet, whichever is greater
“permits one accessory dwelling unit in all residential zoning districts”
Accessory Dwelling Units ↗Re-checked Oct 3, 2026
Driveway accessRequired
A residential, commercial, or industrial property owner seeking a street entrance benefiting property within the City of Richmond
- An entrance permit is required for the described street entrance.
- The entrance location must be approved by DPW-Traffic Engineering.
- Entrance design receives final review by DPW-Permits & Inspections.
- The cited manual addresses street entrances and public right-of-way access; it does not establish a general requirement for every private driveway unrelated to a street entrance.
“The owner of a residential, commercial, or industrial property who desires a street entrance to benefit their property, must obtain an entrance permit. The entrance location must be approved by the DPW-Traffic Engineering (see Attachment 8). Entrance design will be reviewed by the DPW-Permits & Inspections for final approval.”
Right-of-Way Design and Construction Standards Manual / Right-of-Way Excavation and Restoration Manual ↗Re-checked Oct 5, 2026
Short-term rentalsAllowed (with conditions)
Short-term rentals, defined by the city as transient occupancy of a dwelling unit for fewer than 30 consecutive days, in Richmond city.
- The operator must be the property owner.
- In a residential zoning district, the rental must be on the operator's primary-residence lot.
- Only one short-term rental is permitted on a lot in a residential zoning district.
- In non-residential zoning districts, the maximum is ten or one-third of the multifamily dwelling units on the lot, whichever is lesser.
- A permit is required biennially and costs $600; each permit is active for two years after issuance.
- The approval number must be posted on advertisements.
- The total number of adult renters is limited to eight; children are not limited; building-code occupancy limits may further restrict occupancy.
- Smoke detectors, a fire extinguisher, and carbon-monoxide detectors are required as stated.
- Events and gatherings other than authorized lodgers are prohibited.
- A building or premises inspection is required before issuance of the Certificate of Zoning Compliance.
permit fee: 600 USD (biennial) · permit term: 2 years (after date of issuance) · adult renters: <= 8 adults (building code may further limit occupancy) · residential zoning district rentals per lot: <= 1 rental · transient occupancy duration: < 30 consecutive days
“The ordinance permits short-term rentals as a principal or accessory use”
Short-Term Rentals ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Short-term rentals of dwelling units or permitted ADUs in Richmond.
  “The ordinance permits short-term rentals as a principal or accessory use to a dwelling unit or permitted accessory dwelling unit”
  Short-Term Rentals ↗Re-checked Oct 3, 2026
Permit processPublished (with conditions)
Building permit applications and inspections for new construction, alterations, and improvements to structures in the City of Richmond
- A building permit must be obtained before new construction or alterations begin.
- Building permits cover only the building and structural portion; electrical, mechanical, and plumbing work requires separate trade permits.
- Applications may be reviewed by multiple city agencies, including zoning, planning, public works, public utilities, water resources, and code enforcement/property maintenance.
- The City states that online processing times for some application types may take 2-3 weeks and applications are reviewed in the order received.
- Applications and payments received by mail are still accepted, but fax business is not currently conducted.
- The Online Permit Portal should be used for the listed commercial and residential building, trade, zoning-compliance, and plan-of-development applications.
“A building permit must be obtained prior to commencing any new construction or alterations to a building. In the City of Richmond, a building permit only covers the building and structural portion of a project. The permit is only reviewed for compliance with the building code. Any electrical, mechanical, and plumbing work for a project will be done under a separate trade permit.”
Permits and Inspections ↗Re-checked Oct 5, 2026
2 more reviewed findings on this topic
- Published — Commercial and residential building and trade permits in Richmond city.
  “services are now being processed through the City of Richmond’s Online Permitting Portal”
  Permits and Inspections ↗Re-checked Oct 1, 2026
- Published (with conditions) — City building-permit application, review, inspection, and occupancy process.
  “Applications begin as a Plan and a plan number is assigned after the application is submitted and the requisite fee is paid. Once reviewed and it is determined the Plan complies with code requirements, the Plan is approved to authorize the requested work and a Permit is generated with an assigned permit number. Once the work progresses, it is necessary to request periodic inspections of the work in order to receive approval of the various phases and components of the construction.”
  rva.gov ↗Re-checked Oct 3, 2026

Still unanswered

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

Minimum dwelling size — Dwellings in Richmond city zoning districts.
Camping on your land — Temporary camping on private land in Richmond city.
Tiny homes — Tiny-home occupancy in Richmond city.
Off-grid sanitation — Off-grid sanitation in Richmond city.
Mandatory utility hookup — Water and sewer connection requirements in Richmond city.

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.

Living off-grid in Richmond City, Virginia

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

Richmond City scores 30/100 on the Bolthole Index, a weak county profile. Its strengths: mixed durability signals and a stronger property-autonomy legal backdrop. Watch-outs: strong self-sufficiency basics: 46.3″/yr rainfall with little drought and little seclusion — roughly 1,106,378 people within a 30-minute drive.

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

Richmond City generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health (Richmond City Health District, Environmental Health). 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 Richmond City?

Living in an RV on your own land in Richmond City is prohibited: Living in a recreational vehicle in residential areas of Richmond city. The cited rule also addresses RV parking location in residential areas. Confirm with the county before relying on it.

How much does land cost in Richmond City, Virginia?

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

What is the water situation in Richmond City?

Richmond City gets about 46.3" of rain a year, with severe drought in roughly 1.2% of years.

How remote is Richmond City?

A representative private-land location has about 1,106,378 people within a 30-minute drive and 8,484,220 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.

Building permits, zoning and land rules in the independent city of Richmond, Virginia

At a glance

Who to call

Do you need a building permit in Richmond city, VA?

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

Does Richmond have zoning?

How do septic, sewer and water work in Richmond?

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

Building a home in Richmond: what are the steps, in order?

What should you check before you buy land in Richmond, Virginia?

Watch-outs

Sources

Compared with neighboring counties

Richmond City in Virginia

How Richmond City scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Richmond City

Answers from the rulebook for Richmond City

Richmond City rules

Virginia rules that apply here

Inside cities and towns in Richmond City

Still unanswered

Living off-grid in Richmond City, Virginia

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

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

Can you live in an RV or tiny home on your land in Richmond City?

How much does land cost in Richmond City, Virginia?

What is the water situation in Richmond City?

How remote is Richmond City?

How Richmond compares in Virginia