Renovation permits in Fairfax County, Virginia
In Fairfax County, building permits come from Land Development Services (LDS). Kitchen, bath, and basement remodels generally need one, while cabinets, countertops, and flooring generally do not.
By Hawthorne Mason · Published · Sources checked · How we write our guides
What needs a permit
LDS's permit requirements page lists work that needs a building permit, including:
- Kitchen renovations, bathroom remodels, and finished basements
- Removing or building walls, including non-load-bearing walls
- Additions, decks, sunrooms, porches, and garages
- New or relocated electrical, mechanical, and plumbing fixtures
- Direct replacement of appliances such as water heaters and HVAC equipment
What generally does not
- Cabinets, countertops, vanities, tile, flooring, and painting
- Direct replacement of windows and doors
- Replacing roof shingles, and re-siding with similar material
- One-story sheds up to 256 square feet
- Driveways and patios on grade
LDS notes that zoning, floodplain, Resource Protection Area, and Health Department approvals may still apply even when no building permit is needed. Its residential alteration page adds that some towns within the county, such as Vienna and Clifton, also require town approval.
Homeowner or contractor
LDS's residential addition and alteration page says owners may obtain permits in their own name but strongly recommends that a properly licensed contractor pull the permits. If no licensed contractor is listed, a License Exemption Affidavit is required. According to the county's information sheet, the owner exemption covers no more than one primary residence owned by the applicant for their own use in any 24-month period.
Applying in PLUS
Residential remodels and additions are filed in the county's PLUS portal as an Addition/Alteration record, choosing additional square footage, interior alterations, or both. Plans, a cover sheet, and a house location plat are typically required. Electrical and plumbing permits can be added after the building permit without separate plans. Condominiums and apartment buildings are treated as commercial.
Inspections
- Schedule inspections in PLUS; requests made before 11:59 p.m. are for the next business day.
- Related inspections, such as concealment and final, are scheduled together.
- A Residential Use Permit is issued after all permits pass final inspection.
- LDS can be reached at 703-222-0801.
Before you hire, check the contractor's Virginia license with our contractor checklist. To plan a Fairfax project with us, start a project.
Sources
This guide is general information, not legal, financial, or construction advice. Rules and prices change; confirm current requirements with the official office and your own professionals. Hawthorne Mason is not a general contractor and does not perform construction work. Found something out of date? See how we write and correct our guides.
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