Building permits, zoning and land rules in Salem, Virginia
37Index Score / 100 #110 of 133 in Virginia
Salem, Virginia is an independent city, and its Building Inspections office issues building permits for most new residential and commercial construction under the 2021 Virginia codes12. Salem Planning & Zoning handles zoning approval citywide, so the parcel's district determines whether a use is allowed by right or needs a special exception34. Septic permits and private-well permits do not come from the city; they go through the Virginia Department of Health and the Roanoke Health District56.
At a glance
Building permit
Required for most new residential and commercial construction1
Zoning
Yes; the city uses mapped districts with by-right and special-exception uses34
Septic permit
Required through the Virginia Department of Health process for Salem residents57
Private well
Required through the state sewage-disposal and private-well application process8
RV living
Prohibited for living or business use outside an approved campground9
Tiny home
Allowed under the state tiny-house code option when 400 square feet or less; local zoning still applies10
Owner-builder
Homeowners may obtain their own permits, but permits are still required11
Conventional septic soils
Only 13.6% of mapped soils avoid a severe limitation rating12
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Do you need a building permit in Salem, Virginia?
Yes. Salem requires a permit for most new residential and commercial construction1. Building Inspections enforces the 2021 Virginia codes throughout the independent city2. Listed exemptions include fences, residential window or door replacements, residential reroofs, gutters, kitchen cabinets and driveways no larger than 5,000 square feet, although separate zoning or access approval may still apply1314. Homeowners may obtain their own permits, but owner-building does not waive the permit requirement11. A qualifying farm building used primarily for farming and not as a residence is exempt from the state building code, although floodplain or mudslide rules can still apply15.
Who issues building permits and zoning approval in Salem, and how do you reach them?
City of Salem Building Inspections is the local permit and inspection office1617. The office is at 21 South Bruffey Street, Salem, VA 24153; call 540-375-3036 or email communitydev@salemva.gov17. All permit applications and payments go through the Cityworks portal, which is also used to check status and schedule inspections1817. The city publishes separate fee schedules for building permits, certificates of occupancy, driveway curb cuts, floodplain determinations, plan review, site-plan review and zoning permits; check the applicable schedule rather than assuming a flat price19. Planning & Zoning works from the same address and answers parcel-use and development-review questions at 540-375-3032 or communitydev@salemva.gov20. Septic permits and well permits stay with the Virginia Department of Health, not either city office21.
Does Salem, Virginia have zoning?
Yes. Salem administers zoning throughout the city322. The ordinance and zoning map divide Salem into districts where uses may be allowed by right or require a special exception4. The parcel's district therefore controls setbacks, lot size, dwelling type, height and lot coverage4. In the Community Business District, a nonresidential lot must have at least 7,200 square feet and 60 feet of public-street frontage, while residential uses follow the Residential Business District standards23. Principal structures in that business district have a 30-foot front setback measured from the street centerline and no minimum side or rear setback, subject to additional use and design standards24. Ask Planning & Zoning for the standards that apply to the specific parcel20.
How do septic permits work in Salem, Virginia?
The Virginia Department of Health and Roanoke Health District handle onsite sewage and private-well permitting and inspection for Salem residents5. Applicants submit the Commonwealth of Virginia sewage-disposal and private-well application, pay applicable fees and provide work from a licensed private consultant when the proposed system category requires it7. Septic and well requests may be combined on that application7. Repair permits cover replacement tanks, drainfield piping, subsurface drainfields and work requiring a construction permit and installer, while listed maintenance items do not require a repair permit25. Only 13.6% of mapped Salem soils avoid a severe limitation rating for a conventional drain field, so obtain a site-specific evaluation before assuming a conventional system will work12. A private well uses the same application with the water-supply box checked, and ordinary well construction or abandonment carries a $300 fee, with no fee to abandon a well only at a principal residence6.
Can you live in an RV or tiny home in Salem, Virginia?
Salem prohibits using a recreational vehicle for living or business purposes or connecting one to utility services unless the vehicle is in an approved campground9. Recreational vehicles parked in residential areas must remain closed except for maintenance and cleaning9. Virginia's residential code allows Appendix AQ as an alternative code path for a tiny house of 400 square feet or less10. That building-code option does not itself approve a Salem site: the dwelling must still satisfy the parcel's zoning, utilities or septic requirements and obtain required permits10. Ask Planning & Zoning whether the dwelling use is allowed on the parcel, then ask Building Inspections how the proposed structure will be permitted2017. Virginia law will make accessory dwelling units a permitted accessory use in single-family districts starting July 1, 2027, subject to local conditions and an ADU permit26.
What are the steps to build a home in Salem, Virginia?
Ask Planning & Zoning to confirm the parcel's district, whether a dwelling is allowed and the applicable development standards420.
Confirm municipal water and sewer availability and connection costs, or begin the Roanoke Health District application for onsite sewage and a private well2757.
Prepare the plans and project-specific materials; new construction and exterior additions require a plat showing dimensions and distances from property lines18.
Apply and pay through Cityworks, using the city's published fee schedules1819.
Request inspections through the portal as each major construction phase is ready2818.
Complete final inspections and obtain the certificate of occupancy before moving into a new house; a floodplain project that required a preconstruction elevation certificate also needs the post-construction certificate before occupancy2930.
What should you check before buying land in Salem, Virginia?
Start with the parcel's mapped zoning district, allowed residential use and development standards4. Confirm municipal water and sewer availability and price because connection charges vary by meter size and installation status; we could not confirm that every Salem property must connect27. If onsite sewage is necessary, obtain a site-specific evaluation rather than relying on citywide soil data, since only 13.6% of mapped soils avoid severe conventional-drain-field limits12. In the Floodplain Overlay District, listed development needs a zoning permit, new residential floors must be at least 1 foot above base flood elevation and improvements costing at least 50% of market value must conform to the floodplain rules31. A driveway larger than 5,000 square feet needs a building permit, but separate curb-cut or right-of-way approval was not confirmed; ask Building Inspections before finalizing access1417.
Watch-outs
A zoning permit may be required even when the work is exempt from a building permit, so clear the project with Planning & Zoning before construction1.
Each major construction phase must pass inspection before work moves to the next phase28.
Salem prohibits RV living outside an approved campground; a tiny house may use Virginia's alternative code path at 400 square feet or less, but Salem zoning and permitting still apply910.
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.
Salem City highlighted among the Virginia counties · colored by Index score
How Salem City scores
Seclusion3328% ev.
Self-Sufficiency1585% ev.
Admin Boringness38100% ev.
Durability79100% ev.
Property Autonomy66100% ev.
Carry Cost7394% ev.
Evidence strength: 80%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$295kTypical home
0.9%Property tax
$6,876Land / acre
43.8"Annual rain
0.8% of yrsSevere drought
4.8 / yr (+4.6)Mid-century 100°F days
14.5 daysMid-century dry spell
2.65" (+11.8%)Mid-century 1-day rain
1.53×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
248,325People within 30 min
2,283,037People within 2 hr
242,408Radius comparison (15 mi)
1,763.7People / sq mi
0%Federal land
32.8%Land at 15% slope or less
13.6%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Salem 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.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Salem City rules
SetbacksSpecified
The RSF-zoned parcel shown in the City of Salem plat for 844 Roanoke Boulevard.
The cited setback standards are stated on a parcel-specific City of Salem plat and should not be generalized to every Salem zoning district.
Front and rear setbacks are 25 feet.
Each side yard must be at least 10 percent of lot width, but neither side yard is required to exceed 25 feet.
front yard setback: 25 feet · rear yard setback: 25 feet · side yard setback: 10% of lot width, capped at 25 feet (neither side yard is required to exceed 25 feet)
“FRONT YARD SETBACK: 25' REAR YARD SETBACK: 25' SIDE YARD SETBACK: ANY SIDE YARD SHALL BE A MINIMUM OF TEN PERCENT OF LOT WIDTH.”
Who permits septicState (with conditions)
Onsite sewage and private-well permitting for Salem residents administered through the Virginia Department of Health and Roanoke Health District.
The FAQ applies to residents of Botetourt, Roanoke City and County, and Salem.
Some systems require a DPOR-licensed private-sector consultant.
Certain applicants may petition VDH for services and may be subject to income or hardship criteria.
“For residents of Botetourt, Roanoke City and County, and Salem:”
2 more reviewed findings on this topic
State (with conditions) — Onsite sewage and private-well permitting for Salem residents through the Virginia Department of Health and Roanoke-area health district process.
“For residents of Botetourt, Roanoke City and County, and Salem:”
State (with conditions) — Onsite sewage and private-well permitting and inspection for Salem residents through the Virginia Department of Health and Roanoke Health District.
“For residents of Botetourt, Roanoke City and County, and Salem: [...] Submit a completed Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit.”
Septic permitRequired
Onsite sewage systems serving Salem properties.
Submit the Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit.
Septic and well applications may be combined.
A DPOR-licensed consultant and supporting work are required for listed system types, including non-residential systems, systems over 1,000 gallons per day, alternative systems, certain engineered designs, certification letters, voluntary upgrades, subdivision reviews, and non-principal-residence properties.
The required application fee must be paid.
design flow threshold: > 1000 gallons per day (Listed systems over 1,000 gallons per day require a private consultant.)
“Submit a completed Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit.”
2 more reviewed findings on this topic
Required — Onsite sewage systems serving Salem residents.
“Submit a completed Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit. Septic and well applications can be combined. Confirm that applicable boxes at the top of the application are checked.”
Required — Onsite sewage construction and qualifying repair work for Salem residents.
“require a repair permit from the health department”
Well permitRequired
Private well construction, replacement, and abandonment in Salem city, Virginia, under the Virginia Department of Health/Roanoke City and Alleghany Health District process.
For Salem City residents seeking private-well construction or related services, the official FAQ directs applicants to complete the Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit and check the Water Supply box.
For replacement of an existing well, Salem City residents do not automatically qualify for health-department evaluation and design services and must provide supporting work from a DPOR-licensed private-sector consultant unless VDH services are separately approved through a petition.
A required fee applies to ordinary well construction or abandonment applications.
If abandoning a well only and it is the principal place of residence, the application is still required but no fee will be charged.
The official fee page lists $300 for a construction permit for a well, geo-thermal well, or well abandonment; the principal-residence-only abandonment exception applies.
well construction or ordinary well abandonment permit fee: 300 USD (No fee for abandoning a well only when it is the applicant's principal place of residence.)
“After November 6, 2024, no person shall construct, alter, abandon, or increase the depth of a private well or allow the construction, alteration, abandonment, or activity to increase the depth of a private well without a written construction permit from the commissioner.”
One more reviewed finding on this topic
Required — Private well construction and replacement serving Salem properties.
“Roanoke City and Salem City residents do not automatically qualify for evaluation and design services from the health department”
County-wide zoningPresent
The City of Salem administers a citywide Zoning Ordinance (Code Ch. 106) with mapped districts and by-right/special-exception uses, enforced by the Zoning Administration Division.
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.”
Owner-builder exemptionConditional
A person performing or supervising construction, removal, repair, or improvement of one primary residence owned by that person and for that person's own use, for contractor-licensing purposes.
The exemption is limited to no more than one primary residence owned by the person and for the person's own use during any 24-month period.
The exemption from contractor licensing does not exempt the work from the Virginia Uniform Statewide Building Code.
If the person is exempt under subdivision A 7 and conveys the property to a third-party purchaser, the person must obtain a certificate of occupancy before conveyance unless the purchaser acknowledges in writing that no certificate of occupancy has been issued and consents to acquire the property without one.
The exemption concerns Chapter 11 contractor licensing; applicable building permits and inspections remain governed by the Uniform Statewide Building Code.
primary residences per 24-month period: <= 1 residence (residence must be owned by the person and for the person's own use)
“Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
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.”
Tiny homesAllowed (with conditions)
A tiny house used as a dwelling in Salem city, Virginia, when constructed under the Virginia Residential Code and applicable local zoning requirements.
Appendix AQ may be used as an alternative to the code only where the dwelling is 400 square feet or less in floor area.
The state building-code provision does not establish Salem zoning approval, site eligibility, setbacks, lot size, utilities, or septic approval; those requirements remain applicable.
The City of Salem administers and enforces its zoning ordinance.
maximum floor area: <= 400 square feet (Appendix AQ alternative-code provision)
“R336.1 General. Appendix AQ may be used as an alternative to the requirements of this code where a dwelling is 400 square feet (37 m2) or less in floor area.”
Manufactured homesLimited
Placement and occupancy of manufactured homes in Virginia localities that adopt and enforce zoning ordinances.
In agricultural zoning districts, or similarly classified districts where agricultural, horticultural, or forest uses are dominant and site-built housing is allowed, placement of manufactured homes must be permitted.
In other zoning districts where site-built housing is allowed, the manufactured home must be converted to real property under § 46.2-653.1, have its certificate of occupancy issued within five years following the manufacture date on the data plate, and be placed on an individual lot.
Localities may adopt uniform standards applying to all residential structures in the zoning district, but those standards may not exclude manufactured housing compliant with the Virginia Manufactured Housing Construction and Safety Standards Law.
Restrictive covenants may continue to impose obligations.
Local zoning and land-use controls that do not affect construction or installation remain in force; site preparation, utility connections, skirting, and maintenance must meet the Uniform Statewide Building Code.
certificate of occupancy deadline from manufacture date: <= 5 years (date listed on the home's data plate) · placement requirement: individual lots
“the placement of manufactured homes shall be permitted for manufactured homes that are (i) converted to real property in accordance with § 46.2-653.1”
Accessory dwellingsAllowed (with conditions)
Accessory dwelling units on residential dwelling lots in single-family residential zoning districts, under Virginia Code § 15.2-2292.4 effective July 1, 2027.
The ADU must be attached or detached, provide complete independent living facilities, be on the same lot as a proposed or existing primary residence, and include facilities for living, sleeping, eating, cooking, and sanitation.
The locality must treat ADUs as a permitted accessory use in single-family residential zoning districts, subject to the statute's listed exceptions and conditions.
An applicant must first obtain an ADU permit from the locality; the locality may charge no more than $500 for that permit, in addition to applicable inspection, site, or building permit fees.
Localities may require a rental lease term of at least 30 consecutive days; replacement or dedicated parking; floor-area, lot-coverage, and impervious-area limits of at least 350 square feet on lots under 2,500 square feet and at least 500 square feet on lots of 2,500 square feet or greater; building-code, water, sewer, septic, emergency-access, flood-zone, stormwater, historic-district, corridor-protection, and Air Installations Compatible Use Zone compliance; owner occupancy of either the ADU or primary dwelling at application; an ADU no more than 500 feet from the primary dwelling; no ADU on a residential lot with more than one dwelling unit; and no separate sale or subdivision from the primary dwelling.
Localities may not require rear or side setbacks greater than those applicable to the primary dwelling or accessory structures, more restrictive ADU restrictions regarding height, rear or side setbacks, lot size or coverage, or building frontage than for single-family dwellings in the same zoning area, restrictive covenants concerning an ADU on a qualifying lot, public-street improvements except for repair or reconstruction of construction-related disturbance, or consanguinity or affinity between occupants.
The statute does not supersede private contracts, recorded declarations, condominium instruments, common-interest-community declarations, cooperative instruments, or property-owners'-association declarations.
The statute does not apply to existing ADU permits approved before July 1, 2027.
The statute does not restrict a locality from passing before July 1, 2027, an ADU ordinance or amendment that substantially complies with the statute.
The statute does not apply to a locality that adopted an ADU ordinance before January 1, 2026.
ADU permit fee maximum: <= 500 USD (Additional inspection, site, or building permit fees may apply.) · minimum floor-area limit on lots under 2,500 square feet: >= 350 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · minimum floor-area limit on lots of at least 2,500 square feet: >= 500 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · maximum ADU distance from primary dwelling: <= 500 feet (A locality may require this limit.) · effective date: 2027-07-01
“§ 15.2-2292.4. (Effective July 1, 2027) Development and use of accessory dwelling units. [...] Zoning ordinances for single-family residential zoning districts shall be deemed to include accessory dwelling units as a permitted accessory use, and no locality shall require compliance with any other requirements except as provided in this section.”
Septic inspectionLimited
Installation of sewage disposal systems statewide.
For installations not pursuant to a design certified by a licensed professional engineer or onsite soil evaluator, no part may be covered or used until inspected, corrected if necessary, and approved by the district or local health department, unless expressly authorized.
Installations under a certified professional engineer or onsite soil evaluator design are exempt from the local-health-department inspection requirement in 12VAC5-610-320 and instead require the certifier's inspection report under 12VAC5-610-330.
The rule is inapplicable to a Type III septage disposal facility.
“This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
Agricultural exemptionConditional
Farm buildings and structures under the Virginia Uniform Statewide Building Code.
A farm building or structure is not used for residential purposes, is located on property where farming operations take place, and is used primarily for a listed farm use.
The exemption does not apply to a building or portion of a building on a farm that is operated as a restaurant and licensed by the Board of Health under Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.
Farm buildings and structures in a flood plain or mudslide-prone area remain subject to applicable flood-proofing or mudslide regulations.
A qualifying agritourism farm building or structure where the public is invited to enter and which is used for display, sampling, or sale described in § 36-99 must have portable fire extinguishers, a simple written emergency plan, and the required exemption sign.
“Notwithstanding the provisions of this section, farm buildings and structures shall be exempt from the provisions of the Building Code, except for a building or a portion of a building located on a farm that is operated as a restaurant as defined in § 35.1-1 and licensed as such by the Board of Health pursuant to Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.”
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 feesVariable (with conditions)
Virginia Uniform Statewide Building Code permit fees administered through local building departments statewide.
The local governing body establishes the fee schedule.
Unit rates may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.
A permit or amendment generally may not be issued until designated fees are paid, but the building official may authorize delayed payment.
A local building department collects a 2.0% code-academy levy on permit fees, subject to the stated statutory exception for localities with qualifying individual or regional training academies.
code academy levy: 2 percent (Localities that maintain individual or regional training academies accredited by DHCD may retain the levy.)
“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
Limited — Temporary camping in a Virginia campground regulated under 12VAC5-450.
“to allow temporary camping of 14 days duration or less.”
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 Salem City
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building permitRequired
Most new residential and commercial construction and listed construction work in Salem.
A permit is required for most new residential and commercial construction.
Listed exemptions include items such as fences, residential window or door replacements, residential reroofs, gutters, kitchen cabinets, and driveways unless greater than 5,000 square feet.
Other exemptions under Virginia Construction Code or Virginia Residential Code section 108.1 may apply.
driveway area threshold: > 5000 square feet (Driveways 5,000 square feet or less are listed as not requiring a building permit.)
“A permit is required for most new residential and commercial construction.”
One more reviewed finding on this topic
Required — Most new residential and commercial construction in the City of Salem.
“A permit is required for most new residential and commercial construction.”
Owner-builder exemptionConditional
Who may obtain building permits in the City of Salem.
Homeowners may obtain their own permits.
All others must have licensed contractors obtain the corresponding permits.
This is not a general exemption from permitting requirements.
“Homeowners may obtain their own permits. All others must have their licensed contractors obtain the corresponding permits.”
One more reviewed finding on this topic
Available (with conditions) — A homeowner applying for applicable building or trade permits for work the homeowner will perform.
“The homeowner or contractor who is going to do the work can apply for the applicable building or trade permit(s).”
Building code adoptedAdopted (with conditions)
Buildings and structures within the City of Salem.
Effective January 18, 2024, applicants could choose the 2018 or 2021 codes.
On January 18, 2025, only the 2021 codes are enforced.
enforced code from 2025-01-18: 2021 Virginia Uniform Statewide Building Code
“On January 18, 2025, only the 2021 codes will be enforced.”
One more reviewed finding on this topic
Adopted (with conditions) — Building and related codes enforced for construction in Salem.
“On January 18, 2025, only the 2021 codes will be enforced.”
InspectionsLimited
New homes, additions, conversions, and finishing off space within the City of Salem, Virginia, when the scope of work and specific construction details call for the listed inspections.
The source states inspections are typically required depending on the scope of work and specific construction details.
The listed inspections include footing, foundation, poured walls, slab, drainage/waterproofing, rough electrical, rough mechanical, rough gas, rough plumbing, framing, insulation, final electrical, final mechanical, final gas, final plumbing, final building, and applicable city-department final inspections.
The final building inspection occurs after all trades are completed and the lot is graded.
The permit holder must keep the Approved Field Set of plans available at all times during construction.
Inspection requests are made by calling (540) 375-3036.
“The following inspections are typically required for new homes, additions, conversions and finishing off space depending on the scope of work and specific construction details.”
2 more reviewed findings on this topic
Required — Each major phase of permitted construction in the City of Salem.
“Each major phase of construction must be inspected by a city inspector”
Required — New homes, additions, conversions, and finishing-off-space projects, depending on scope and construction details.
“The following inspections are typically required for new homes, additions, conversions and finishing off space”
Certificate of occupancyLimited
A new house in the City of Salem, Virginia, after final building inspection and approvals from all applicable city departments.
A new house receives a Certificate of Occupancy after an approved final building inspection and approvals from all applicable city departments.
The source states the certificate permits the owner to move in.
For additions and finishing off existing space, the source states the homeowner may move in after all final inspections are completed but does not expressly state that a Certificate of Occupancy is issued.
The City of Salem fee schedule states the certificate is issued after project completion and approves the structure to be occupied and used.
The Certificate of Occupancy fee is $30.00.
The fee schedule cites Salem City Code, Chapter 78, Article V, Section 78-508, and resolutions listed on the official fee document.
certificate of occupancy fee: 30 USD
“For a new house, once you have obtained an approved final building inspection and approvals from all applicable city departments, you will be issued a Certificate of Occupancy (CO) and will be allowed to move in.”
2 more reviewed findings on this topic
Limited — Projects in the City of Salem floodplain for which a preconstruction Certificate of Elevation is required.
“Please note: If a preconstruction Certificate of Elevation is required, then before a Certificate of Occupancy is issued, we must receive a post-construction Certificate of Elevation.”
Required — New houses and residential additions or finished spaces before occupancy.
“you will be issued a Certificate of Occupancy (CO) and will be allowed to move in.”
Local zoningPresent (with conditions)
Land-use zoning throughout the City of Salem.
The City of Salem administers its zoning ordinance through the Zoning Administration Division.
Uses may be by right or special exception depending on the zoning district.
“the city adopted a zoning ordinance as provided by § 15.2-2204 of the Code of Virginia, as amended.”
One more reviewed finding on this topic
Present (with conditions) — Zoning within the City of Salem.
“In order to improve the public health, safety, convenience, and welfare of our citizens and to plan for the future development of our community the city adopted a zoning ordinance as provided by § 15.2-2204 of the Code of Virginia, as amended.”
Zoning districtsPublished (with conditions)
Zoning districts and district maps in the City of Salem.
The ordinance text contains definitions, procedural rules, and regulations for uses and placement within each district.
The zoning map shows the boundaries of each district.
Uses may be by-right or special-exception uses depending on the district.
“A zoning ordinance divides a locality into different districts or "zones."”
One more reviewed finding on this topic
Published (with conditions) — City of Salem zoning text and mapped districts.
“The zoning ordinance consists of 1) a text [...] and, 2) a map, which shows the boundaries of each district.”
Minimum lot sizeSpecified
CBD Community Business District lots in the City of Salem, Virginia.
The standards are general CBD development standards.
The required frontage must be on a public street.
Additional, modified, or more stringent standards may apply under Article III, Use and Design Standards.
Residential uses in CBD must conform to the RB Residential Business District site development regulations.
Nonconforming lots and variance procedures may affect particular parcels.
minimum lot area: 7200 square feet · minimum frontage: 60 feet on a public street
“(A) Minimum Lot Requirements. 1. Area: 7,200 square feet 2. Frontage: 60 feet on a public street”
One more reviewed finding on this topic
District specific (with conditions) — Lots in Salem's Community Business District (CBD).
“(A) Minimum Lot Requirements. 1. Area: 7,200 square feet 2. Frontage: 60 feet on a public street (B) Minimum Setback Requirements.”
SetbacksDistrict specific (with conditions)
Principal and accessory structures in Salem's Community Business District (CBD).
The cited standards are for the CBD district and do not establish setback requirements for every Salem zoning district.
The PDF states that additional, modified, or more stringent standards may apply under Article III, Use and Design Standards.
Residential uses in the CBD must conform to the site development regulations of the RB Residential Business District.
Accessory structures must be behind the rear building line of the principal structure in the front yard; accessory side and rear yards are five feet.
Outdoor dining areas may be located in the front yard if properly screened from adjoining residential property.
principal structure front setback: 30 feet from street centerline · principal structure side setback: No Minimum · principal structure rear setback: No Minimum · accessory structure side setback: 5 feet · accessory structure rear setback: 5 feet
“Front Yard: 30 feet from street centerline Side Yard: No Minimum Rear Yard: No Minimum”
Living in an RVProhibited
Use of recreational vehicles for living or business purposes, or connection to utility services, in Salem.
The prohibition does not apply when the recreational vehicle is located within an approved campground.
The City states recreational vehicles must be kept closed while parked in residential areas and may only be opened for maintenance and cleaning.
“No recreational vehicle shall be used for living or businesses purposes, or otherwise connected to utility services unless located within an approved campground.”
Mandatory utility hookupWater and sewer (with conditions)
Municipal water and sewer connections in Salem.
Connection fees vary by meter size and whether service is already installed.
Sewer-lateral connection charges are the greater of $2,200 or actual cost plus 29%; an installed service connection has no charge on the cited schedule.
sewer lateral new connection fee: greater of $2,200 or actual cost plus 29% USD (service connection already installed: no charge)
“All Sewer Laterals | The greater of $2,200 or actual cost plus 29% | No Charge”
Subdividing landRegulated (with conditions)
Subdivision reviews within the City of Salem.
The City manages planning and zoning review.
The Roanoke Health District FAQ identifies subdivision reviews among septic systems requiring a DPOR-licensed private-sector consultant.
“These regulations shall govern the subdivision of all land located within the corporate limits of the city occurring on or after the effective date of this chapter.”
Driveway accessLimited
Driveway work and building-permit treatment in Salem.
A building permit is not required for driveways unless the driveway is greater than 5,000 square feet.
This claim does not establish separate curb-cut or right-of-way approval requirements.
driveway area threshold: > 5000 square feet
“Driveways - unless greater than 5,000 square feet in size”
One more reviewed finding on this topic
Limited — Driveway construction or enlargement in the City of Salem.
“Driveways - unless greater than 5,000 square feet in size”
Building in a floodplainRequired
Development within Salem's Floodplain Overlay District.
A zoning permit is required for listed floodplain development, including construction, modification, excavation, filling, paving, drilling, grading, and permanent storage.
New residential structures and additions must have the lowest floor at least one foot above base flood elevation.
Non-residential structures must also be one foot above base flood elevation unless floodproofed.
Repairs or improvements at or above 50% of market value are substantial improvements and must conform.
Pre- and post-construction flood-elevation surveys are required.
Other permits may be required.
minimum residential elevation: >= 1 foot above base flood elevation · substantial-improvement threshold: >= 50 percent of market value
“A zoning permit is required for the following development in the floodplain:”
One more reviewed finding on this topic
Required — Building permit applications for properties in the City of Salem floodplain.
“If located in the floodplain, preconstruction Certificate of Elevation”
Permit feesPublished (with conditions)
City permit and related fee schedules.
The City publishes links for building permit fees, certificate-of-occupancy fees, driveway-curb-cut fees, plan-review fees, subdivision fees, water and sewer fees, and zoning permit fees.
Residential Building Guide states permit-fee inquiries may be obtained from Building Inspection and fees are subject to annual change.
Published — City of Salem permit and development fee schedules.
“Building Permit Fees (PDF) [...] Certificate of Occupancy Fee (PDF) [...] Driveway-Curb Cut Permit Fees (PDF) [...] Flood Plain Determination (PDF) [...] Plan Review for Residential and Commercial Fees (PDF) [...] Site Plan Approval Review Fee (PDF) [...] Zoning Permit Fee (PDF)”
Permit processPublished (with conditions)
City of Salem permit application, review, approval, construction, inspection, and completion process.
All permit applications and payments are required through the online permit portal under the July 1, 2025 process.
The City may require separate building and trade permits.
New construction or exterior additions require a plat showing dimensions and distances from property lines.
Inspections are scheduled through the portal.
permit portal implementation: 2025-07-01
“All permit applications will be required to be submitted via the permit portal.”
One more reviewed finding on this topic
Published (with conditions) — Residential permitting and Salem's online permit process.
“Apply for permits (and other items) [...] View application status [...] Pay Fees [...] Schedule Inspections”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Minimum dwelling size — Minimum dwelling size in City of Salem zoning districts.
Lot coverage — Lot coverage in City of Salem zoning districts.
Building height — Building height in City of Salem zoning districts.
Camping on your land — Temporary camping on private property in the City of Salem.
Off-grid sanitation — Off-grid sanitation and alternative sanitation systems serving Salem City properties.
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 Salem City, Virginia
Is Salem City a good place to live off-grid or homestead?
Salem City scores 37/100 on the Bolthole Index, a marginal county profile. Its strengths: mixed durability signals and manageable long-term carry cost. Watch-outs: workable self-sufficiency basics (43.8″/yr rainfall) and about 248,325 people within a 30-minute drive.
Do you need a building permit in Salem City, Virginia?
Salem City generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health, Roanoke County/Salem Health Department (Alleghany Health District). 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 Salem City, Virginia?
Land in Salem City runs about $6,876 per acre, based on the latest county data.
What is the water situation in Salem City?
Salem City gets about 43.8" of rain a year, with severe drought in roughly 0.8% of years.
How remote is Salem City?
A representative private-land location has about 248,325 people within a 30-minute drive and 2,283,037 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.
