Renovation permits in Loudoun County, Virginia

What needs a permit

The county's residential permits page says permits are typically required for additions, decks, demolition, finished basements, garages and sheds, pools and hot tubs, renovations and alterations, retaining walls, sunrooms, and woodstoves and fireplaces. Residential work generally needs a building permit and a zoning permit, plus separate trade permits for electrical, gas, mechanical, and plumbing work, each filed under the building permit.

• Decks: the county says a building permit and a zoning permit are required for all decks.
• Sheds: under 256 square feet need only a residential zoning permit; larger sheds need a building permit.
• Additions: the application must be signed by the property owner and include detailed structural plans and a plat showing distances to property lines.
• Gas: since October 1, 2025, residential fuel gas permits for new work, alterations, additions, and pools need plan review. Replacing an appliance without increasing its BTU rating or moving it is exempt from plan review but still needs a gas permit.

What generally does not

Loudoun does not publish its own list of work that needs no permit, so the state rule applies. Section 108.2 of the Virginia Uniform Statewide Building Code lists work on one- and two-family homes that needs no permit, including:

• Floor finishes, interior wall and ceiling finishes, cabinets, trim, paint, and wallpaper
• Replacing windows and doors with similar units in the same opening
• Replacing plumbing fixtures without altering the supply, drain, or vent piping
• Replacing switches, receptacles, light fixtures, and ceiling fans
• Replacing roof covering or siding, in most areas
• One-story tool sheds and playhouses up to 256 square feet, and most fences

The code allows a building official to require permits for siding, roofing, and windows in a locally designated historic district, and exempt work must still meet the code. A kitchen or bath remodel that moves plumbing, wiring, or walls needs permits.

Typical details and review times

For single-level decks and basement finishing that does not alter load-bearing or exterior walls, beams, or columns, the county publishes typical deck and typical basement details that can be used instead of custom drawings. The county's residential permits dashboard lists expected review times of:

The dashboard adds 2 to 5 business days for intake on decks, basements, and trade permits, and up to 10 business days for other residential permits. Times change, so check the dashboard before you plan around them.

Applying and fees

Applications, plan uploads, payments, and inspection requests go through LandMARC, the county's online system. The county lists these fees on its permit pages:

• Additions of 1,000 square feet or less: $395, including building permit, plan review, and county zoning permit.
• Larger additions: 1% of construction cost plus a $335 plan review fee and the county zoning permit.
• Alterations: 1% of construction cost plus a $130 plan review fee.
• Basements on the typical details: 1% of construction cost, $65 minimum.
• Decks under 1,000 square feet outside the towns: $265 on the typical details, $395 with plan review.

Work cannot begin until the permit is issued. Questions go to Building and Development at 703-777-0220. The permitting counter is at the Government Center, 1 Harrison Street SE, Leesburg.

Inspections

Schedule inspections in LandMARC. Requests made by midnight are for the next workday, and inspections are done between 8:30 a.m. and 3 p.m., Monday through Friday. The approved plans or typical details must be on site. Alterations typically get framing and final inspections; additions add footing, foundation, and insulation.

Homes in Leesburg and the other towns

Loudoun has seven incorporated towns: Hamilton, Hillsboro, Leesburg, Lovettsville, Middleburg, Purcellville, and Round Hill. For property in a town, the county asks for an approved town zoning permit with your building permit application. The Town of Leesburg says all building permits in Leesburg are issued by the county after the town's zoning permit is approved, and that exterior changes in its Old and Historic District need a town Certificate of Appropriateness. Check with your town before you apply.

County historic districts

The county has seven historic overlay districts: Aldie, Beaverdam Creek Historic Roads, Bluemont, Goose Creek, Oatlands, Taylorstown, and Waterford. A Certificate of Appropriateness from the Historic District Review Committee is required for new structures, additions, changes of material on an existing building, and demolition. Repainting, replacement in kind, and interior alterations do not need one. The committee meets monthly, and the county says staff decisions on minor items are typically made within 5 business days. Leesburg, Middleburg, and Purcellville run their own historic districts.

Pulling your own permit, and contractor licenses

The county says you may get a permit in your own name, that a contractor must be licensed to obtain one, and that the owner must sign the application either way. An owner pulling a permit without a licensed contractor signs a Statement of Owner/Lessee License Exemption, which covers no more than one owned primary residence for the owner's own use in any 24-month period and makes the owner solely responsible.

Contractors listed on a permit need a Virginia contractor license from DPOR and a county business license. Under DPOR's current thresholds (form dated July 1, 2025), a Class C license covers single jobs over $1,000 up to $10,000, Class B covers $10,000 to under $120,000, and Class A covers $120,000 or more, with separate limits on annual totals. Our contractor checklist shows where to look one up. To plan a Loudoun project with us, start a project.