Zoning, building permits and septic rules in Richmond, Virginia

At a glance

Building permit

Required for new buildings and alterations; separate trade permits for electrical, mechanical and plumbing¹⁴

Zoning

Yes, city-run under Chapter 30 with mapped districts²⁵

Septic

Virginia Department of Health permits; written permit required³⁶

RV living

Not allowed on private lots outside an approved travel trailer park⁷

Accessory dwelling

One per lot in residential districts⁸

Owner-builder

State contractor-licensure exemption for one primary residence per 24 months; building code still applies⁹

Private well

Permit required before construction¹⁰

Who to call

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Do you need a building permit in Richmond, Virginia?

Yes. Richmond requires a building permit before any new construction or alteration of a building¹. The city's construction documents requirement covers new buildings, additions, alterations and finishing a space, and a soil report is required for new homes¹.

A building permit in Richmond covers only the building and structural portion of a project, so electrical, mechanical and plumbing work each need a separate trade permit¹¹. The city lists exemptions for small detached structures and ordinary repairs; one-story detached tool and storage sheds up to 256 square feet are among them, though that kind of project still needs a zoning permit application¹².

Most permits for a detached single-family house also need a separate Richmond Erosion and Stormwater Management Program permit¹². Richmond applies the 2021 Virginia edition of the Virginia Residential Code¹³.

Who issues building permits in Richmond, and how do you reach them?

The City of Richmond Bureau of Permits and Inspections, part of Planning & Development Review, issues building permits, trade permits and certificates of occupancy¹¹. All services are processed through the city's online permitting portal¹¹. The permit center takes walk-ins Monday through Friday, 8:00 a.m. to 1:00 p.m., and inspections run Monday through Friday¹¹.

For a one- or two-family house, plans do not have to come from a registered design professional; the applicant, owner or contractor can prepare construction documents¹². An owner can also apply without naming a contractor by submitting a written statement supported by an affidavit¹². Initial plan review is completed within 10 business days of the application reaching plan review¹².

Fees follow the city's published permit fee schedule, which adds a 2.0% state surcharge to every calculated fee¹⁴. A certificate of occupancy is required for the use and occupancy of a building¹⁵.

Does Richmond have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. Every parcel inside Richmond city limits has a zoning classification, and Chapter 30 of the city code and the zoning map decide how it can be used¹⁶. The City is rewriting the ordinance, so check with Zoning Administration for the current text before you buy¹⁷.

District rules differ. In the R-1 single-family district, a house needs a lot of at least 20,000 square feet and 100 feet of width¹⁸. R-1 requires a front yard at least 35 feet deep, and side and rear yards of at least 10 feet¹⁹. R-1 caps lot coverage at 20 percent²⁰ and building height at 35 feet²¹. Other districts set their own numbers.

Richmond allows one accessory dwelling unit per residential lot, no larger than one-third of the main home's floor area or 500 square feet, whichever is greater⁸. We could not confirm a city rule for tiny homes on foundations or wheels; ask Zoning Administration at 804-646-6340¹⁷.

How do septic permits work in Richmond, Virginia?

Most of Richmond is on public utilities: Department of Public Utilities states that water and sewer are available throughout the city²². A lot that does use a septic system still needs a written construction permit before building and a written operation permit before use⁶. Virginia Department of Health regulations also require inspection and approval before any part of the installation is covered or used²³.

The Virginia Department of Health, not the city's building office, permits onsite sewage systems³. The Richmond City Health District's Environmental Health Division can be reached at 804-205-3912²⁴. We could not confirm whether a new Richmond home must connect to public sewer; ask the Department of Public Utilities Development Services at (804) 646-4646²².

A private well needs a state permit before construction, with a $40 filing fee¹⁰.

Can you live in an RV or tiny home in Richmond, Virginia?

RVs: no. Richmond's zoning ordinance bars occupying a recreational vehicle as a dwelling on private land except within an approved travel trailer park⁷. An RV also may not be parked or stored in a front yard or required side yard in R or RO districts⁷. That makes living in an RV while you build a house on a Richmond lot a non-starter.

Tiny homes: we could not locate a tiny-home rule in the zoning text we reviewed, so there is no confirmed answer. An accessory dwelling unit is the established path for a small second home on a residential lot⁸. Confirm any plan with Zoning Administration before you buy¹⁷.

Building a home in Richmond: the steps, in order

1. Confirm the parcel's zoning district and any historic-district review with Zoning Administration¹⁷. In an Old and Historic District, a certificate of appropriateness is required before the building permit for visible exterior work¹².
2. Check whether the lot's land disturbance triggers a stormwater permit; the Richmond Erosion and Stormwater Management Program applies at 4,000 square feet of disturbance, or 2,500 square feet in a Chesapeake Bay preservation area¹².
3. If you use septic or a well, get the Virginia Department of Health permits first⁶.
4. Apply for the building permit with construction documents and a soil report through the online portal¹.
5. Pull separate trade permits for electrical, mechanical and plumbing work¹¹.
6. Work within the street, including a new driveway apron, needs a work-in-streets permit from the Department of Public Works²⁵; driveways are also limited where alley access exists in R-1²⁶.
7. Pass inspections at each stage and get the certificate of occupancy²⁷.

What to check before you buy land in Richmond

Check zoning first, because the district decides lot size, setbacks and whether a second dwelling is possible²⁸. Richmond's floodplain rules sit in Chapter 14 of the city code, and we could not confirm their details; ask the Department of Public Utilities Water Resources Division before closing²⁹.

A split of a lot goes through the city's subdivision review³⁰. Property taxes are modest by Virginia standards: Richmond's effective rate is 0.9% and the median bill is $2,834 a year³¹³². Typical home value is about $374,985³³.

The nearest city of 100,000 or more is about 3 miles from the county center, so this is an urban lot, not a bolthole³⁴. For land outside the city, see the Richmond city county page.

Watch-outs

• The City is rewriting its zoning ordinance, so the district rules in effect when you apply may differ from the 2021 text¹⁷.
• Sheds up to 256 square feet can skip a building permit but still need a zoning permit application¹².
• Living in an RV is prohibited on private lots outside an approved travel trailer park⁷.
• Owner-builders are exempt from contractor licensure for one primary residence per 24 months, but must still follow the building code⁹.
• We could not confirm tiny-home rules, a sewer-connection requirement, or floodplain permit details; call Zoning Administration, Public Utilities and Water Resources respectively¹⁷.

Sources

1. Homeowner's Permit Process Guide (City of Richmond Bureau of Permits and Inspections, 2021 Virginia Residential Code) (Richmond), quoted and re-checked
2. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
3. Onsite Sewage & Water Program - Central Virginia, quoted and re-checked
4. Permits and Inspections | Richmond, quoted and re-checked
5. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
6. 12VAC5-610-240. Permits; general., quoted and re-checked
7. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
8. Accessory Dwelling Units | Richmond, quoted and re-checked
9. Virginia Code § 54.1-1101, Exemptions, quoted and re-checked
10. Virginia Private Well Construction Act, quoted and re-checked
11. City of Richmond Bureau of Permits and Inspections (Planning & Development Review) (rva.gov)
12. City of Richmond residential building plan review requirements (rva.gov)
13. Permits and Inspections | Richmond, quoted and re-checked
14. City of Richmond permits fee schedule (effective 07/01/2024) (rva.gov)
15. Frequently Asked Questions | Richmond, quoted and re-checked
16. Frequently Asked Questions | Richmond, quoted and re-checked
17. City of Richmond Zoning Administration (Planning & Development Review) (rva.gov)
18. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
19. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
20. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
21. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
22. City of Richmond Department of Public Utilities, Development Services (rva.gov)
23. Sewage Handling and Disposal Regulations, quoted and re-checked
24. Richmond City Health District (Virginia Department of Health), Environmental Health Division (vdh.virginia.gov)
25. City of Richmond Department of Public Works, Right-of-Way Division (rva.gov)
26. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
27. Permits and Inspections | Richmond, quoted and re-checked
28. Frequently Asked Questions | Richmond, quoted and re-checked
29. City of Richmond, Virginia Zoning Ordinance (Chapter 30, re-codification adopted December 14, 2020, revised 9/27/2021) (Richmond), quoted and re-checked
30. Frequently Asked Questions | Richmond, quoted and re-checked
31. Effective property tax rate: Bolthole Index county data
32. Median property tax bill: Bolthole Index county data
33. Typical home value (Zillow): Bolthole Index county data
34. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 24, 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.