Salem city, VA Building Permits, Zoning & Septic

Q: Does Salem, Virginia have zoning?

Yes. Salem administers zoning throughout the city. The ordinance has regulatory text and a map showing district boundaries, and uses may be allowed by right or require a special exception depending on the district. That makes the parcel's district the starting point for setbacks, minimum lot size, minimum dwelling size, accessory dwellings, building height and lot coverage. We could not confirm one citywide answer for those dimensional standards, so ask Planning & Zoning for the requirements tied to the parcel. A zoning permit may still be necessary even when a project is exempt from a building permit.

Salem, Virginia requires a building permit for most new residential and commercial construction, and the city's Building Inspections division administers permits and enforces the statewide building code¹². Salem also applies zoning citywide, so the parcel's district controls allowed uses and development standards³⁴. Onsite sewage and private-well permits go through the Virginia Department of Health process for Salem residents⁵.

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 residents⁵⁶
Private well: Required through the state sewage-disposal and private-well application process⁷
RV living: Prohibited for living or business use outside an approved campground⁸
Tiny home: No specific occupancy rule confirmed; city zoning and building review still apply⁹²
Owner-builder: Homeowners may pull their own permits, but permits are still required¹⁰
Conventional septic soils: Only 13.6% of mapped soils avoid a severe limitation rating¹¹

Who to call

Building permits

City of Salem Building Inspections

Building permit applications, payments, permit documents and construction inspections within Salem

540-375-3036

[email protected]

21 South Bruffey Street, Salem, VA 24153

Online permits →

Zoning

City of Salem Planning & Zoning

Zoning administration, parcel-use questions, development review, setbacks and easement questions

540-375-3032

[email protected]

21 South Bruffey Street, Salem, VA 24153

Septic permits

Roanoke Health District Onsite Sewage and Well Water Program

Virginia Department of Health applications and repair-permit questions for onsite sewage systems and private wells serving Salem properties

Contact details are copied from each office’s official page and were checked against it on October 2, 2026.

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 Virginia Uniform Statewide Building Code throughout the independent city, using the 2021 building and related codes¹². Some work is listed as exempt, but zoning permits are required regardless of structure size¹. A driveway does not require a building permit unless it is greater than 5,000 square feet; separate curb-cut or right-of-way approval was not confirmed¹³. Homeowners may obtain their own permits, but that does not waive the permit requirement¹⁴. 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 Salem building permits, and how do you reach them?

City of Salem Building Inspections is the local permit and inspection office²¹⁶. The office is at 21 South Bruffey Street, Salem, VA 24153; call 540-375-3036 or email [email protected]¹⁶. Salem's Cityworks portal lets applicants apply, check status, print permit documents, pay fees and schedule inspections¹⁷¹⁶. The city publishes separate fee schedules for building permits, certificates of occupancy, driveway curb cuts, plan review, site-plan approval and zoning permits; check the current schedule rather than assuming a flat price¹⁸. Planning & Zoning works from the same address and answers parcel-use and development-review questions at 540-375-3032 or [email protected]¹⁹.

Does Salem, Virginia have zoning?

Yes. Salem administers zoning throughout the city³⁹. The ordinance has regulatory text and a map showing district boundaries, and uses may be allowed by right or require a special exception depending on the district⁴. That makes the parcel's district the starting point for setbacks, minimum lot size, minimum dwelling size, accessory dwellings, building height and lot coverage. We could not confirm one citywide answer for those dimensional standards, so ask Planning & Zoning for the requirements tied to the parcel¹⁹. A zoning permit may still be necessary even when a project is exempt from a building permit¹.

How do septic permits work in Salem, Virginia?

The Virginia Department of Health and Roanoke Health District process handles onsite sewage and private-well permitting for Salem residents⁵. Applicants submit the Commonwealth of Virginia sewage-disposal and private-well application, pay applicable fees and provide licensed private-consultant work when the proposed system category requires it⁶. Private well construction and replacement use that same application, which may be combined with a sewage application⁷. Salem residents do not automatically qualify for health-department evaluation and design services⁷²⁰. 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 work¹¹.

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 campground⁸. Recreational vehicles parked in residential areas must remain closed except for maintenance and cleaning⁸. We could not confirm a Salem-specific tiny-home occupancy rule or a single minimum dwelling size. A tiny home proposed as a permanent dwelling still faces the parcel's zoning-district rules and building-permit requirements⁴¹. Ask Planning & Zoning whether the dwelling type and use are allowed on the parcel, then ask Building Inspections how the structure will be classified and permitted¹⁹¹⁶.

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 standards⁴¹⁹.
Confirm public utility availability or begin the Roanoke Health District application for onsite sewage and a private well⁵⁷.
Prepare the plans and project-specific materials, which may include soil-test results, a certified plat, erosion-control documents and a floodplain elevation certificate¹⁷.
Apply through Cityworks, pay the applicable published fees and obtain the permit before covered work begins¹⁷¹⁸.
Keep the permit posted and request inspections as each required construction stage is ready²¹²².
Complete all final inspections and obtain the certificate of occupancy before moving into a new house²³.

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 sewer and water availability because we could not confirm that every Salem property must connect to public utilities. 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 limits¹¹. Check flood status early: a project in the floodplain requires a preconstruction elevation certificate, and the city must receive a post-construction certificate before issuing occupancy approval when that requirement applies²⁴²⁵. A building permit is required for a driveway greater than 5,000 square feet, but separate curb-cut or right-of-way approval was not confirmed; ask Building Inspections before finalizing access¹³¹⁶.

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.
A posted permit must remain at the construction site through final inspections; an extra inspection trip caused by improper posting carries a $30 re-inspection fee²¹.
Salem prohibits RV living outside an approved campground, while tiny-home occupancy and a citywide minimum home size remain unconfirmed; ask Planning & Zoning about the proposed dwelling and parcel⁸¹⁹.

Sources

Written October 2, 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.

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%Septic soil without severe limits

1,185 acWorkable land screen

56.7°FAvg temp

Answers from the rulebook for Salem City

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

Who permits septicState (with conditions)
Onsite sewage and private-well permitting for Salem residents through the Virginia Department of Health and Roanoke-area health district process.
- For certain systems, Salem residents must use a DPOR-licensed private-sector consultant.
- The VDH application and required supporting work and fee are required.
“For residents of Botetourt, Roanoke City and County, and Salem:”
RCAHD Onsite Sewage (Septic) and Well Water Program FAQ ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- 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.”
  RCAHD Onsite Sewage (Septic) and Well Water Program FAQ ↗Re-checked Oct 1, 2026
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.”
RCAHD Onsite Sewage (Septic) and Well Water Program FAQ ↗Re-checked Oct 1, 2026
One more reviewed finding 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.”
  RCAHD Onsite Sewage (Septic) and Well Water Program FAQ ↗Re-checked Oct 1, 2026
Well permitRequired
Private well construction and replacement serving Salem properties.
- Submit the Commonwealth of Virginia Application for a Sewage Disposal System and/or Private Well Construction Permit.
- The application may be combined with a sewage application.
- Salem City residents seeking VDH evaluation and design services do not automatically qualify and may need a DPOR-licensed private consultant and petition approval.
- Required fees apply, except the VDH FAQ states no fee is charged for abandoning a principal-residence well only.
“Roanoke City and Salem City residents do not automatically qualify for evaluation and design services from the health department”
RCAHD Onsite Sewage (Septic) and Well Water Program FAQ ↗Re-checked Oct 1, 2026
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.
City of Salem Planning & Zoning ↗Scouted from the county site, not yet independently re-checked

Virginia rules that apply here

Building permitRequired
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Oct 1, 2026
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;”
§ 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties ↗Re-checked Oct 1, 2026
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.”
Virginia Uniform Statewide Building Code (USBC) ↗Re-checked Sep 21, 2026
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:”
13VAC5-63-130. Section 113 Inspections ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-160. Section 116 Certificates of occupancy ↗Re-checked Sep 21, 2026
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”
§ 15.2-2290. Uniform regulations for manufactured housing ↗Re-checked Sep 21, 2026
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.”
Code of Virginia § 15.2-2292.4 — Development and use of accessory dwelling units ↗Re-checked Oct 1, 2026
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.”
12VAC5-610-320. Inspection and correction ↗Re-checked Sep 21, 2026
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.”
Code of Virginia § 36-99. Provisions of Code; modifications ↗Re-checked Sep 21, 2026
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.”
Code of Virginia § 15.2-2240. Localities to adopt ordinances regulating subdivision and development of land ↗Re-checked Sep 21, 2026
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.”
Land use permits ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Chapter 9. General Powers of Local Governments ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-70. Section 107 Fees ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds ↗Re-checked Oct 1, 2026
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.”
  12VAC5-450 Rules and Regulations Governing Campgrounds ↗Re-checked Sep 21, 2026
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.”
§ 15.2-2280. Zoning ordinances generally ↗Re-checked Sep 21, 2026
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.”
§ 36-98. Board to promulgate Statewide Code; other codes and regulations superseded; exceptions ↗Re-checked Sep 21, 2026

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.”
Frequently Asked Questions | Salem, VA ↗Re-checked Oct 1, 2026
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.”
  City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
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.”
City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
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).”
  Residential Building: A House Guide ↗Re-checked Oct 1, 2026
Building code adoptedAdopted
Building and related codes enforced within the City of Salem.
- Effective January 18, 2024, applicants could choose the 2018 or 2021 building and related codes.
- On January 18, 2025, only the 2021 codes are enforced.
enforced code after January 18, 2025: 2021 building and related codes
“To do this, we work to fairly and efficiently enforce the Virginia Uniform Statewide Building Code by regulating the safety, design, use, or occupancy of all buildings and structures within the City of Salem. Effective January 18, 2024, an applicant can choose to work in either the 2018 or 2021 building and related codes. On January 18, 2025, only the 2021 codes will be enforced.”
Building Inspections ↗Re-checked Oct 1, 2026
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.”
  Building Inspections | Salem, VA ↗Re-checked Oct 1, 2026
InspectionsRequired
Permitted construction and alterations requiring inspections in the City of Salem.
- Building permits must remain posted until all final inspections are made.
- If the permit is not properly posted, the inspection will not be made.
- A $30 re-inspection fee applies when an additional trip is required because the permit was not properly posted.
re-inspection fee: 30 USD (when an additional trip is required because the permit was not properly posted)
“All building permits must be posted at least five feet from the finished grade on construction sites and must be maintained until all final inspections are made. If, at the time of inspection, building permits are not properly posted as described above, the inspection will not be made. If it is necessary for the inspector to make another trip to the job site as a result of the permit not being properly posted, a re-inspection fee of $30 will be required prior to subsequent inspections being made.”
City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- 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”
  Residential Building: A House Guide ↗Re-checked Oct 1, 2026
Certificate of occupancyRequired
New houses and residential additions or finished spaces before occupancy.
- For a new house, an approved final building inspection and approvals from all applicable city departments are required before the certificate is issued.
- For additions and finished spaces, move-in is allowed after all final inspections are completed.
“you will be issued a Certificate of Occupancy (CO) and will be allowed to move in.”
Residential Building: A House Guide ↗Re-checked Oct 1, 2026
One more reviewed finding 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.”
  City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
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.”
Planning & Zoning | Salem, VA ↗Re-checked Oct 1, 2026
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.”
  Planning & Zoning ↗Re-checked Oct 1, 2026
Zoning districtsPublished
City of Salem zoning districts and district boundaries.
- The zoning ordinance contains text and a map.
- The official Planning & Zoning page links the City's Zoning Map.
- Allowable uses may be by right or special exception depending on district.
“A zoning ordinance divides a locality into different districts or "zones." For each district or "zone," the ordinance designates allowable uses as either "by right" or as "special exceptions." The zoning ordinance consists of 1) a text, which contains definitions, procedural rules, and regulations pertaining to the uses allowed and placement thereof within each zoning district; and, 2) a map, which shows the boundaries of each district.”
Planning & Zoning ↗Re-checked Oct 1, 2026
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.”
  Planning & Zoning | Salem, VA ↗Re-checked Oct 1, 2026
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.”
Keep Recreational Vehicles in Their Place ↗Re-checked Oct 1, 2026
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.”
Planning & Zoning ↗Re-checked Sep 26, 2026
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”
City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
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”
  Permits ↗Re-checked Sep 26, 2026
Building in a floodplainRequired
Residential and commercial building-permit projects located in the City of Salem floodplain.
- A preconstruction Certificate of Elevation is required if the project is located in the floodplain.
- Before a Certificate of Occupancy is issued, a post-construction Certificate of Elevation must be received.
- The residential and commercial permit checklists also require erosion-and-sediment-control documentation.
“If located in the floodplain, preconstruction Certificate of Elevation [...] 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.”
City of Salem FAQs — Building Inspections ↗Re-checked Oct 1, 2026
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”
  Permits ↗Re-checked Sep 26, 2026
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.
“Building Permit Fees (PDF) [...] Certificate of Occupancy Fee (PDF) [...] Driveway-Curb Cut Permit Fees (PDF)”
Fees & Taxes | Salem, VA ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- 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)”
  Fees & Taxes ↗Re-checked Oct 1, 2026
Permit processPublished (with conditions)
Residential permitting and Salem's online permit process.
- Applicants may apply, view status, print permit documents, pay fees, and schedule inspections through the Cityworks system.
- For a new house, the process includes document submission and fees, permit issuance, construction, and calling for required inspections.
- Approval from the Building Department and Zoning Administrator is required for the residential process described in the House Guide.
typical plan-review time: 10-15 days (when there are not many code violations)
“Apply for permits (and other items) [...] View application status [...] Pay Fees [...] Schedule Inspections”
Planning & Zoning permit system ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Published — Building and zoning permit application process in Salem.
  “This system allows applicants to: Apply for permits (and other items) View application status Print permit documents Pay Fees Schedule Inspections”
  Planning & Zoning ↗Re-checked Oct 1, 2026

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.
Minimum lot size — Minimum lot size in City of Salem zoning districts.
Setbacks — Setbacks and easements in the City of Salem.
Lot coverage — Lot coverage in City of Salem zoning districts.
Building height — Building height in City of Salem zoning districts.

4 more unanswered

Camping on your land
Tiny homes
Off-grid sanitation
Mandatory utility hookup

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.

Building permits, zoning and land rules in Salem, Virginia