Bolthole Index

Richmond County, Virginia

Building permits, zoning and land rules in Richmond County, Virginia

76Index Score / 100
#9 of 133 in Virginia

Richmond County, Virginia requires building permits from Richmond County Building Inspections for covered construction, alteration, repair and demolition1. Unincorporated Richmond County also has zoning, run by Planning and Zoning, and a single RV may be used in the R-1, R-2 and A-1 districts if water and wastewater disposal are connected2. Private septic and well permits come from the Health Department, not the county, and must accompany a private-system home application1,3.

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

Yes.

Yes. Richmond County requires a permit for covered construction, enlargement, alteration, repair or demolition of a building or structure; qualifying changes of use and regulated building equipment also require permits1. Virginia's statewide code requires an application to the building official and a permit before covered work begins, subject to its emergency-work procedure7. Richmond County requires inspections for new one- and two-family dwellings, and special residential conditions can add inspections beyond the published minimum8. A certificate of occupancy follows an approved final inspection, and moving into a dwelling or structure before the certificate is issued is unlawful8. A qualifying nonresidential farm building can be exempt from the state building code, but the exemption has limits and does not erase applicable flood requirements6.

Who handles Richmond County building permits, and how do you reach the office?

Richmond County Building Inspections handles permits, plan review and inspections at 101 Court Circle, P. O. Box 1000, Warsaw, Virginia 22572; call (804) 333-5460 or use the county's online permitting portal.

Richmond County Building Inspections handles permits, plan review and inspections at 101 Court Circle, P. O. Box 1000, Warsaw, Virginia 22572; call (804) 333-5460 or use the county's online permitting portal9. Planning and Zoning is in the same county complex and answers land-use questions at (804) 333-56525. A single-family application includes drawings, a site plan, private septic and well permits or public-utility receipts, contractor documentation and the applicable fees3. An owner-builder must sign the county affidavit in the office, and the stated trade-contractor documentation still applies3. Richmond County publishes building and zoning fees; the posted site-built dwelling fee is $0.12 per square foot with a $100 minimum, plus the stated state levy10.

Does Richmond County, Virginia have zoning?

Yes.

Yes. Richmond County's zoning ordinance divides unincorporated land among agricultural, residential, business, industrial and historic-overlay districts, with the official zoning map controlling a parcel's designation2. The Zoning Administrator checks whether the project and use are allowed before building and site-plan review3. Dimensional rules are district-specific: the cited agricultural provision sets front, side and rear setbacks and caps a single-family dwelling at 2.5 stories or 35 feet11. Those figures should not be applied to another district. For a single-family dwelling with individual water and sewerage, the ordinance sets a 1 acre minimum lot, 150 feet wide and 200 feet deep; with either public water or public sewerage, but not both, the minimum drops to 30,000 square feet2. The Business District has no minimum lot area, but rezoning still requires a lot large enough to satisfy the ordinance11. Richmond County also regulates subdivision proposals11. We could not confirm a universal dwelling-size or lot-coverage rule; ask Planning and Zoning for the parcel's mapped district and complete dimensional standards5.

How do septic permits work in Richmond County?

Virginia regulates onsite sewage systems through the State Board of Health and local or district health departments.

Virginia regulates onsite sewage systems through the State Board of Health and local or district health departments12. For Richmond County, start with Environmental Health at the Richmond County Health Department, 5591 W. Richmond Road, P.O. Box 700, Warsaw, VA 22572, phone 804-333-017113. A private-system home application needs Health Department septic and well permits; a public-system application instead needs the applicable water or sewer deposit receipt1,3. The onsite system must be installed and inspected before the Health Department issues its operation permit, and Richmond County requires that operation permit before scheduling the final building inspection8. Only about 4.5% of mapped county soils rate as free of severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency rather than assuming a standard system will fit14.

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

Richmond County's zoning ordinance allows a single recreational vehicle on property in the R-1, R-2 and A-1 districts if adequate water and wastewater disposal systems are connected to it.

Richmond County's zoning ordinance allows a single recreational vehicle on property in the R-1, R-2 and A-1 districts if adequate water and wastewater disposal systems are connected to it2. Two or more RVs on the same property are defined as a campground and need a special exception in A-12. We could not confirm a time limit or whether an RV may be a permanent residence, so ask Planning and Zoning at (804) 333-5652 about the parcel, its district and the intended duration before relying on an RV for housing5. We also could not confirm a county-specific tiny-home occupancy rule or general minimum dwelling size. A permanent small home still needs zoning clearance, applicable building and septic permits, inspections and a certificate of occupancy1,8,11. In A-1, individual manufactured homes are a permitted use on parcels greater than 2 acres, and a separate septic system is required for each dwelling unit2. A manufactured home cannot be placed for occupancy without a building permit11.

Building a home in Richmond County: the steps, in order

Call Planning and Zoning at (804) 333-5652 to confirm jurisdiction, the mapped district, allowed residential use and site standards.

  1. Call Planning and Zoning at (804) 333-5652 to confirm jurisdiction, the mapped district, allowed residential use and site standards5,11.
  2. Contact Environmental Health at 804-333-0171 for private septic and well approvals before fixing the house location1,3,13.
  3. Prepare the drawings, site plan, utility documents, contractor information and fees; an owner-builder must sign the county affidavit in the office3.
  4. Submit through Richmond County Building Inspections at 101 Court Circle or its online portal9.
  5. Complete the required erosion-and-sediment controls and initial inspection before permit release3.
  6. Schedule the county's required construction inspections8.
  7. Secure the sewage disposal operation permit, pass the final building inspection and obtain the certificate of occupancy before moving in8.

What should you check before buying land in Richmond County?

Confirm zoning and municipal jurisdiction first because Richmond County's ordinance governs unincorporated territory and mapped districts carry different use and dimensional rules.

Confirm zoning and municipal jurisdiction first because Richmond County's ordinance governs unincorporated territory and mapped districts carry different use and dimensional rules2. If a tract will be divided, confirm the county's subdivision review before treating proposed lots as buildable11. Make the purchase contingent on septic and well feasibility: private-system home applications need Health Department permits, and only about 4.5% of mapped soils rate as free of severe limitations for a conventional drain field1,3,14. Material alteration of a shore, bank, floodplain, water body or Resource Protection Area can trigger county development review and other approvals11. Confirm legal road access and obtain a VDOT land-use permit for a new or modified entrance connecting to a VDOT-maintained highway15.

Watch-outs

  • Richmond County's website identifies an older state code edition than Virginia's current statewide code source; confirm the enforced edition with Building Inspections before designing or pricing work9,16,17.
  • Do not assume a conventional septic field will work: only about 4.5% of mapped Richmond County soils rate as free of severe limitations for that use14.
  • We could not confirm a time limit for RV occupancy, tiny-home occupancy, a general minimum dwelling size or dimensional rules for every district; get a parcel-specific answer from Planning and Zoning5.
  • Two or more recreational vehicles on one property are treated as a campground and need a special exception in A-1, so hosting several RVs is not casual use2.

Sources

17 official pages, each quoted and re-checked · written October 9, 2026

  1. Building Office FAQs
  2. Richmond County, Virginia Zoning Ordinance
  3. Building Permit Process
  4. Virginia Department of Health - Onsite Sewage and Water Services (2026 county census)
  5. Richmond County Planning and Zoning (co.richmond.va.us)
  6. Code of Virginia § 36-99. Provisions of Code; modifications (Virginia statewide rule)
  7. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule)
  8. Inspections
  9. Richmond County Building Inspections (co.richmond.va.us)
  10. Building Application Fees
  11. co.richmond.va.us
  12. § 32.1-164. Powers and duties of Board; regulations; fees; onsite soil evaluators; letters in lieu of permits; inspections; civil penalty (Virginia statewide rule)
  13. Virginia Department of Health, Three Rivers Health District — Richmond County Health Department (vdh.virginia.gov)
  14. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  15. Land use permits (Virginia statewide rule)
  16. Building Inspections
  17. Virginia Uniform Statewide Building Code (USBC) (Virginia statewide rule)

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.

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Compared with neighboring counties

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

RuleRichmond CountyWestmoreland CountyEssex CountyKing and Queen CountyMiddlesex CountyNorthumberland CountyLancaster County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVDHVA Dept. of HealthVDHVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of Health

County locator

Richmond County in Virginia

76
County map
Richmond County highlighted among the Virginia counties · colored by Index score

How Richmond County scores

76 / 100 · #9 of 133 in Virginia · six factors, land price, tax, rain and climate

Seclusion69100% ev.
Self-Sufficiency64100% ev.
Admin Boringness43100% ev.
Durability71100% ev.
Property Autonomy66100% ev.
Carry Cost84100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$253kTypical home
0.6%Property tax
$3,544Land / acre
46"Annual rain
2.4% of yrsSevere drought
7.8 / yr (+7.1)Mid-century 100°F days
13.9 daysMid-century dry spell
2.36" (+5.6%)Mid-century 1-day rain
1.44×Wildfire change factor
100%Forward climate coverage
$1,324Home insurance / yr
1.4% / yrInsurance growth
1.09%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
15,176People within 30 min
2,945,764People within 2 hr
31,425Radius comparison (15 mi)
48People / sq mi
6.8%Federal land
76.4%Land at 15% slope or less
4.5%Soils rated "not limited" for septic (strict USDA rating)
5,543 acWorkable land screen
61.3%Wooded land
56.7 tonsBiomass / forest ac
58°FAvg temp

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Cities and towns in Richmond County

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.

Town of Warsaw

Answers from the rulebook for Richmond County

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

Richmond County rules

  • Building permitRequired

    Construction, enlargement, alteration, repair, demolition, qualifying change of use, regulated building-code equipment, and asbestos-related work.

    • The FAQ lists the categories requiring a permit.
    • Single-family applications require plans, an approved sewage disposal permit, and a site plan when applicable.
    “A permit is required whenever any of the following apply: Constructing, enlarging, altering repairing, or demolishing a building or structure.”
    2 more reviewed findings on this topic
    • Required — Construction, enlargement, alteration, repair, or demolition of buildings or structures in Richmond County.
      “A permit is required whenever any of the following apply:”
    • Required — Construction, alteration, repair, demolition, qualifying use changes, or regulated building-code equipment.
      “A permit is required whenever any of the following apply: Constructing, enlarging, altering repairing, or demolishing a building or structure.”
  • Owner-builder exemptionConditional

    Owner-builder applicants for a single-family dwelling permit.

    • If the owner is the builder, the owner must sign an affidavit in the office.
    • The page also separately requires contractor, plumbing, electrical, and mechanical license documentation, with owner-builder affidavit procedures stated.
    “A copy of Contractor’s License (If owner is builder; must sign Affidavit in office).”
    2 more reviewed findings on this topic
    • Conditional — An owner acting as builder for a single-family dwelling permit application.
      “A copy of Contractor’s License (If owner is builder; must sign Affidavit in office).”
    • Conditional — An owner-builder applying for a single-family dwelling permit.
      “A copy of Contractor’s License (If owner is builder; must sign Affidavit in office).”
  • Building code adoptedAdopted (with conditions)

    Building-code administration in Richmond County.

    • The county page states the county is currently using the 2018 Virginia Uniform Statewide Building Code.
    “Richmond County is currently using the 2018 Virginia Uniform Statewide Building Code.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Building-code administration in Richmond County.
      “Richmond County is currently using the 2018 Virginia Uniform Statewide Building Code.”
    • Adopted — Building construction in Richmond County.
      “Richmond County is currently using the 2018 Virginia Uniform Statewide Building Code.”
  • InspectionsRequired

    New one- or two-family dwellings and other projects subject to county inspection requirements.

    • The listed inspections are the minimum for a new one- or two-family dwelling.
    • Commercial projects or special residential conditions may require additional inspections.
    • Inspection requests generally require 24 hours advance notice, with listed exceptions.
    “Footing: Required after trenches have been excavated, forms and grade stakes are in place, and before concrete is poured.”
    2 more reviewed findings on this topic
    • Required — New one- or two-family dwellings and other construction subject to county inspection.
      “Final: Required after the building has been completed, the yard is graded and seeded and the building is ready to be occupied, and before moving in any furniture, etc.”
    • Required — New one- or two-family dwellings and other projects subject to the county inspection process.
      “This list of inspections is the minimum inspections required for a new one or two family dwelling. Commercial projects or special conditions on residential projects may require inspections not on this list.”
  • Certificate of occupancyRequired

    Occupancy of a dwelling or structure after completion and final inspection.

    • A final inspection must be approved.
    • A sewage disposal operational permit from the Richmond County Health Department is required before a final inspection will be scheduled.
    • The assigned address number must be displayed before the certificate is issued.
    • Occupying a dwelling or structure before issuance is unlawful.
    “Certificate of Occupancy: A certificate of occupancy is issued once the final inspection is approved. IT IS UNLAWFUL TO OCCUPY A DWELLING OR STRUCTURE PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY.”
    One more reviewed finding on this topic
    • Required — Occupancy of a dwelling or structure after county final inspection.
      “Certificate of Occupancy: A certificate of occupancy is issued once the final inspection is approved. IT IS UNLAWFUL TO OCCUPY A DWELLING OR STRUCTURE PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY.”
  • County-wide zoningPresent (with conditions)

    Zoning regulation in the unincorporated areas of Richmond County.

    • The ordinance states that its listed districts apply to unincorporated areas; incorporated municipalities are not addressed by this claim.
    “This Ordinance and the provisions contained herein shall hereafter govern all land development within the unincorporated areas of Richmond County, Virginia, as now or may be hereafter established.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Land development in the unincorporated areas of Richmond County.
      “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
    • Present (with conditions) — Land-use zoning in the unincorporated areas of Richmond County.
      “This Ordinance and the provisions contained herein shall hereafter govern all land development within the unincorporated areas of Richmond County, Virginia, as now or may be hereafter established.”
  • Local zoningPresent (with conditions)

    Land development within the unincorporated areas of Richmond County, Virginia.

    • The ordinance governs all land development within the unincorporated areas of Richmond County.
    • The ordinance was adopted by the Richmond County Board of Supervisors on November 9, 1995.
    • The ordinance establishes base and overlay zoning districts, including A-1, R-1, R-2, R-3, B-1, M-1, H-1, and the Chesapeake Bay Preservation Area overlay district.
    “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
    2 more reviewed findings on this topic
    • Present (with conditions) — County-administered zoning in unincorporated Richmond County.
      “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
    • Present (with conditions) — County zoning ordinance governing unincorporated Richmond County.
      “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
  • Zoning districtsPublished (with conditions)

    Published Richmond County base and overlay zoning districts for unincorporated areas.

    • The ordinance identifies A-1, R-1, R-2, R-3, B-1, M-1, and H-1 districts.
    • The ordinance states it was adopted November 9, 1995 and includes amendments through December 13, 2012.

    adoption date: November 9, 1995 · amendments included through: December 13, 2012

    “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
    One more reviewed finding on this topic
    • Published (with conditions) — Published zoning districts and zoning map for unincorporated Richmond County.
      “The unincorporated areas of Richmond County are divided into the following base and overlay Districts:”
  • Minimum lot sizeSpecified

    Residential and other lots governed by the Richmond County zoning ordinance.

    • For single-family dwellings with individual water and sewerage systems: 1 acre, minimum width 150 feet, minimum depth 200 feet.
    • With either public or central water or sewerage, but not both: 30,000 square feet, minimum width 100 feet, minimum depth 150 feet.
    • Lots fronting on a U.S. Highway require 2 acres and 200-foot minimum width.
    • Lots fronting on a Primary Highway require 1.5 acres and 200-foot minimum width.
    • Minimum street frontage for any lot is 25 feet.
    • Other uses follow the single-family standard or district regulations.

    minimum lot area with individual water and sewerage: 1 acre · minimum lot width with individual water and sewerage: 150 feet · minimum lot depth with individual water and sewerage: 200 feet · minimum lot area with either public or central water or sewerage: 30000 square feet · minimum street frontage: >= 25 feet

    “Minimum street frontage for any lot shall be 25 feet.”
    One more reviewed finding on this topic
    • None (with conditions) — Lots in the Business District.
      “There are no minimum lot area requirements. However no lot shall be zoned Business until it has been demonstrated to the satisfaction of the plan approving authority that the lot area is of sufficient size to ensure compliance with the requirements of this Ordinance.”
  • SetbacksSpecified

    Main structures in the district addressed by §2-2-5.

    • Front setback is at least 75 feet from the centerline of a street or road right-of-way and never less than 50 feet from the edge of the right-of-way.
    • U.S. or Primary Highway frontage requires 100 feet from the edge of the right-of-way.
    • Side yards are 25 feet each, with 50 feet total; rear yard is 25 feet.
    • Pre-August 10, 1989 lots 100 feet or less wide receive the stated reduced side-yard exception.
    • Private rights-of-way 25 feet or less wide require 25 feet from the edge of the right-of-way.

    front setback: >= 75 feet from centerline (Never less than 50 feet from right-of-way edge; highway frontage requires 100 feet from edge.) · side yard: >= 25 feet (Two side yards together must total at least 50 feet.) · rear yard: >= 25 feet

    “Front - The front yard setback shall be seventy-five (75) feet or more from the center line of any street or road right-of-way, but, in no event less than fifty (50) feet from the edge of the right-of-way.”
  • Building heightSpecified

    Structures in the district addressed by §2-2-6.

    • Single-family dwellings and other structures may not exceed 2.5 stories or 35 feet.
    • Churches may not exceed 2.5 stories or 45 feet.
    • Accessory structures may not exceed the height of the main structure.
    • Article IV exceptions apply to listed structures such as belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, water towers, standpipes, and public monuments.

    single-family dwelling maximum height: <= 35 feet (2.5-story limit also applies.) · church maximum height: <= 45 feet (2.5-story limit also applies.)

    “Single-family dwellings 2 1/2 stories not to exceed 35 feet Churches 2 1/2 stories not to exceed 45 feet Accessory structures Not to exceed height of main structure”
  • Living in an RVLimited

    Use of recreational vehicles on property in Richmond County zoning districts.

    • A single recreational vehicle may be used in R-1, R-2, and A-1 only if adequate water and wastewater disposal systems are connected.
    • Two or more recreational vehicles on the same property require a special exception in A-1 and are defined as a campground.
    “A single recreational vehicle may be used on property in the R-1, R-2 and A-1 Districts provided adequate water and waste water disposal systems are connected to the recreational vehicle.”
  • Camping on your landLimited

    Campground-type temporary shelter use in the unincorporated county.

    • The zoning ordinance defines a campground as two or more recreational vehicles, tents, or other forms of temporary shelter designed for recreational or occasional use.
    • The cited provision expressly regulates two or more recreational vehicles as a special exception in A-1.
    “Campgrounds for tents, campers, travel trailers or other recreational vehicles.”
  • Manufactured homesLimited

    Placement of a manufactured home for occupancy in Richmond County.

    • A building permit from the Building Official must be issued before occupancy.
    • The zoning ordinance also regulates manufactured homes and manufactured-home parks.
    “No manufactured home shall be placed for occupancy without the issuance of a building permit from the Building Official.”
    One more reviewed finding on this topic
    • Limited — Manufactured-home placement and occupancy in Richmond County zoning districts.
      “For parcels greater than two acres in size in the Agricultural General, A-1 District, structures to be erected or land to be used shall be for one or more of the following uses:”
  • Septic permitRequired

    Private sewage systems serving a proposed single-family dwelling.

    • A copy of the Health Department septic permit must accompany the building application.
    • Public-system applicants instead provide a water/sewer deposit connection-fee receipt.
    “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
    2 more reviewed findings on this topic
    • Required — A private sewage system serving a single-family dwelling in Richmond County.
      “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
    • Required — A single-family dwelling using a private sewage system.
      “Application for a single family residence would require 2 sets of plans (to scale), an approved sewage disposal permit (issued by the Department of Health), a site plan indicating the location of the structure from all property lines and also indicating measurements from waterfronts and/or wetlands (if applicable).”
  • Septic inspectionRequired

    Inspection of an onsite sewage system after installation in Richmond County before obtaining an Operation Permit needed for a Certificate of Occupancy.

    • The system must be installed and inspected before the Health Department issues the Operation Permit described on the Three Rivers Health District page.
    • The Operation Permit is required for a Certificate of Occupancy from the local building official.
    • This claim concerns post-installation approval and does not establish a requirement for inspection before property transfer.
    “After your system is installed and inspected, you will need an Operation Permit from the Health Department”
    One more reviewed finding on this topic
  • Well permitRequired

    A single-family dwelling using a private well.

    • The building application must include a well permit issued by the Health Department for a private system.
    “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
  • Mandatory utility hookupConditional

    Single-family dwelling permit applications using public water and/or sewer.

    • Applicants must provide a receipt for water and/or sewer deposit connection fees for public systems.
    • Private-system applicants instead provide Health Department septic and/or well permits.
    “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
    2 more reviewed findings on this topic
    • Conditional — Single-family dwelling permit applications using public water and/or sewer.
      “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
    • Conditional — Single-family dwelling permit applications using private or public water/sewer systems.
      “A copy of Septic and/or Well Permit(s) issued by Health Department (Private System); or a copy of receipt for Water and/or Sewer Deposit Connection Fee(s) (Public System)”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in Richmond County.

    • Subdivision is generally the division of a tract or parcel into two or more tracts, parcels, lots, or building sites for transfer or development.
    • Listed exemptions apply where no new streets are created or existing streets changed, including certain adjoining-owner transfers, recombinations, rights-of-way, court partitions, existing-dwelling lots, and agricultural/open-space divisions.
    • Major subdivisions are five or more lots; minor subdivisions are four or fewer.
    “The administration of this Ordinance focuses on a plan of development submission and review process which provides for the review of development proposals requiring subdivision and/or site plan submissions.”
  • Building in a floodplainLimited

    Material alteration of a shore, bank, floodplain, river, stream, lake, natural water body, or Resource Protection Area.

    • The ordinance identifies material alteration of these areas as a regulated development activity requiring county development-permit review and applicable approvals.
    “For purposes of this Ordinance, the following activities shall be considered to be development which shall adhere to the requirements of this section:”
  • Permit feesPublished (with conditions)

    County building, zoning, land-disturbing, wetlands, stormwater, and subdivision-related fees.

    • Building fees are listed as of December 20, 2013.
    • Zoning and land-use fees are listed as of January 1, 2015.
    • After-the-fact permit fees are doubled where stated.
    • A 2% state levy applies to the listed building fees.

    site-built dwelling building fee: per 0.12 USD per square foot ($100 minimum) · manufactured home singlewide fee: 200 USD · manufactured home doublewide fee: 300 USD · zoning permit for single-family dwelling and accessory structures: 30 USD per structure or addition

    “BUILDING APPLICATION FEES – as of December 20, 2013 Dwelling, Modular and Site Built | $.12 per square ft. ($100.00 minimum)”
  • Permit processPublished (with conditions)

    Single-family dwelling building-permit process in Richmond County.

    • Submit two sets of drawings and a site plan.
    • Submit private septic/well permits or public water/sewer deposit receipts.
    • Owner-builders must sign the stated affidavit.
    • Fees are calculated and collected with the completed application.
    • The Zoning Administrator reviews allowed use before simultaneous building and site-plan review.
    • The review usually takes 1-2 weeks.
    • Temporary toilet, dumpster, stone construction entrance or other E&SC controls, and an initial E&SC inspection are required before permit release.

    usual review duration: 1-2 weeks

    “Once a completed application is submitted and permit/review fees have been paid, the application is first reviewed by the Zoning Administrator to ensure that the proposed project and use of the property is allowed by Richmond County’s Zoning Ordinance.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Single-family dwelling building permit applications.
      “Once a completed application is submitted and permit/review fees have been paid, the application is first reviewed by the Zoning Administrator to ensure that the proposed project and use of the property is allowed by Richmond County’s Zoning Ordinance. At this time, it will be determined if the proposed project has applied for all of the required permits.”
    • Published (with conditions) — Single-family dwelling building-permit applications in Richmond County.
      “Upon the review and approval by the Zoning Administrator, the building and site plans will be reviewed simultaneously. The review process usually takes 1-2 weeks.”

Virginia rules that apply here

  • Minimum dwelling sizeSpecified

    Bedrooms in residential dwelling units subject to the Virginia Uniform Statewide Building Code; this is a bedroom-area standard, not a stated statewide minimum total floor area for an entire dwelling unit.

    • Each bedroom must contain at least 70 square feet of floor area.
    • A bedroom occupied by more than one person must contain at least 50 square feet of floor area for each occupant.

    minimum bedroom floor area: >= 70 square feet · minimum bedroom floor area per occupant: >= 50 square feet per occupant (Applies where a bedroom is occupied by more than one person.)

    “each bedroom shall contain at least 70 square feet of floor area, [...] at least 50 square feet of floor area for each occupant.”
  • Lot coverageDistrict specific (with conditions)

    Lot coverage requirements in the small lot residential zoning district that localities with a population of 50,000 or more must maintain

    • Applies only to localities with a population of 50,000 or more.
    • Does not apply to areas within a historic district established under § 15.2-2306.
    • The statute sets no numeric lot coverage cap. Lot coverage is otherwise set by each locality's zoning ordinance.
    “such zoning district classifications shall not impose minimum lot widths exceeding 30 feet or setback, lot coverage, or density requirements that would preclude construction of eligible dwellings on conforming lots.”
  • Tiny homesAllowed (with conditions)

    A dwelling of 400 square feet or less in floor area constructed under the Virginia Construction Code.

    • Appendix AQ may be used as an alternative to the Virginia Construction Code requirements for a dwelling of 400 square feet or less.
    • The USBC applies when constructing a new building, structure, or addition, and when maintaining, repairing, renovating, or changing the use of a building or structure.
    • USBC enforcement is the responsibility of the local government's building inspections department.
    • State law leaves zoning and site-specific residential-use regulation to localities: a locality may regulate, restrict, permit, or prohibit land, building, structure, and premises uses through zoning districts.

    maximum dwelling floor area for Appendix AQ alternative: <= 400 square feet (Appendix AQ may be used as an alternative to the requirements of the Virginia Construction Code.)

    “Appendix AQ may be used as an alternative [...] where a dwelling is 400 square feet [...] or less in floor area.”
  • 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.”
  • Who permits septicState (with conditions)

    Onsite sewage disposal-system construction permits, including systems serving private development in Richmond County, Virginia.

    • Construction permits are issued by the Commissioner; requests must initially be directed to the district or local health department.
    • For a Richmond County single-family-dwelling building-permit application using a private system, the county requires a copy of the septic and/or well permit issued by the Health Department; public-system applicants instead provide a water and/or sewer connection-fee receipt.
    “Construction permits are issued by the commissioner but all requests for a sewage disposal construction permit shall be directed initially to the district or local health department.”
    One more reviewed finding on this topic
  • Off-grid sanitationLimited

    Construction, expansion, modification, and operation of sewage disposal systems, including onsite systems, in Virginia.

    • A written construction permit from the Commissioner is required before construction, expansion, or modification.
    • A sewage disposal system constructed after the chapter's effective date requires a written operation permit before operation.
    • Permit conditions may be imposed and the system may not be constructed, modified, or operated in violation of those conditions.
    • Site conditions may limit or prohibit onsite systems; the regulations establish different criteria for systems relying on undisturbed soils and fill soils.
    “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
  • 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.”
  • Shed and accessory-building permit exemptionConditional

    Building permit exemption for small one-story detached accessory structures under the Virginia Uniform Statewide Building Code

    • The structure must be one story and detached, used as a tool or storage shed, playhouse, or similar use.
    • The structure must not be classified as a group F-1 or H occupancy.
    • The exemption is from the building permit only. Local zoning, setback and lot coverage rules still apply.
    • The exemption is one item in a list of exemptions in 13VAC5-63-80. This claim does not rely on the list's separate historic-district exception for replacement siding, roofing and windows.

    maximum building area: <= 256 square feet (not group F-1 or H occupancy)

    “one story detached structures used as tool and storage sheds, playhouses, or similar uses, provided the building area does not exceed 256 square feet (23.78 m 2) and the structures are not classified as a group f-1 or h occupancy.”
  • 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.”
  • 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.”
  • 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.”
    2 more reviewed findings on this topic
  • 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.”

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.

Water rights & wells in Richmond County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Virginia’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Household wells are exempt from the groundwater withdrawal permit even inside a Groundwater Management Area, but a private well in a GWMA must be registered with DEQ within 30 days (Va. Code 62.1-258); a permit is triggered only at 300,000 gal/month.

Limit: < 300,000 gal/month (no withdrawal permit)

Virginia DEQ — Ground Water Withdrawal Permitting ↗
  • Eastern Virginia Groundwater Management Areapartial of county

    DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95.

    Virginia DEQ / 9VAC25-600-20 ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Virginia state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Richmond County, Virginia

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

Richmond County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals.

How much does land cost in Richmond County, Virginia?

Land in Richmond County runs about $3,544 per acre, based on the latest county data.

What is the water situation in Richmond County?

Richmond County gets about 46" of rain a year, with severe drought in roughly 2.4% of years. On water rights, Richmond County lies in the Eastern Virginia Groundwater Management Area — DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95..

How remote is Richmond County?

A representative private-land location has about 15,176 people within a 30-minute drive and 2,945,764 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.

How Richmond compares in Virginia

Compare side-by-side →See all 133 Virginia counties ranked →