Virginia, Virginia Beach City Remodeler Permit Regulations and County Ordinances for Unincorporated Areas

Virginia Beach City Building & Safety Division

The Permits & Inspections Division of the City of Virginia Beach is responsible for administering the Uniform Statewide Building Code and local ordinances related to construction, health, safety, and welfare. They handle building permit applications, plan reviews, and inspections. You can reach them at 757-385-4211 or [email protected].

Unincorporated Areas

In Virginia, city and county governments are responsible for issuing building permits. If a property is located in an unincorporated region, the county government will handle the permit application process.

Permit Triggers for Demolition Work During a Remodel

Demolition permits are generally required for the full demolition of a building. Partial demolition that involves removing structural elements such as walls or roof sections also requires a building permit, and structural plans may be needed to show how the remaining structure will be supported.

Full building demolition requires a demolition permit.
Partial demolition involving the removal of structural elements (walls, roof sections, floors) requires a building permit.
For structures built before 1978, a demolition permit requires an asbestos survey.
Utility disconnection (gas, electric, water, sewer) is required before demolition work begins.
Small accessory structures built after 1978 and not in a historic district may be exempt from demolition permits, but utility disconnection and proper disposal are still necessary.

Permit Requirements for Altering or Converting Non-Living Spaces

Converting non-living spaces such as garages, attics, or unfinished basements into habitable living areas typically requires a building permit. This is because the use of the space is changing from non-habitable to habitable, and it involves multiple trades (carpentry, electrical, HVAC, plumbing) that must meet building codes for safety and occupancy.

Garages: Converting a garage into living space requires a building permit. The converted space must meet residential building code requirements for habitable areas, including egress, insulation, and ceiling height.
Attics: Converting an unfinished attic into a habitable space (bedroom, office, etc.) almost always requires a permit. This involves meeting specific building codes for safety and occupancy, such as minimum ceiling height (often 7 feet for at least 50% of the space), minimum room dimensions (e.g., 70 sq. ft. with a minimum of 7 feet in any direction), and adequate egress (usually a staircase and an egress window). Structural changes, new electrical wiring, or HVAC modifications for an attic conversion will also require permits.
Basements: Converting an unfinished basement into a habitable space requires building, electrical, and plumbing permits. The conversion must meet all residential building code requirements for habitable space, including egress, insulation, ceiling height, and ventilation.

Resources to Learn More

Note: The following state-wide building codes and regulations apply universally to all jurisdictions within Virginia, including Virginia Beach City.

Virginia Remodeler Legislation, Codes, and Guidelines

The Commonwealth of Virginia adopts and enforces the Virginia Uniform Statewide Building Code (USBC) for all construction, renovation, and maintenance of buildings. The USBC is comprised of three parts: the Virginia Construction Code, the Virginia Existing Building Code (VEBC), and the Virginia Maintenance Code. The USBC is updated on a three-year cycle, with the most recent adoption being the 2021 International Codes (I-Codes), including the International Residential Code (IRC) and International Building Code (IBC), effective January 18, 2024. The 2020 National Electrical Code (NEC) is also referenced.

State Board or Agencies

The Board of Housing and Community Development (BHCD) is the primary state agency responsible for adopting and amending the USBC. The Virginia Department of Housing and Community Development (DHCD) administers these codes and regulations.

Classification of Remodels and Demolition Guidelines

The Virginia Uniform Statewide Building Code (USBC) requires a building permit for any structural work, additions, or work to finish off existing space. Cosmetic changes, such as painting, installing vinyl siding, or replacing carpet, are generally excluded from permit requirements. Ordinary repairs, such as replacing cabinetry, kitchen appliances (except gas equipment), electrical switches, electric water heaters, or reroofing, are also typically excluded.

The Virginia Existing Building Code (VEBC) is used for most alterations to existing buildings and aims to simplify and reduce the cost of renovations. Alterations are classified into levels:

Level 1 Alterations: Repairs and alterations where new materials must not present a hazard and are similar in function to existing materials. Damaged structural elements must be evaluated, and any new structural members must comply with the Virginia Construction Code (VCC).
Level 2 Alterations: Involve the removal or installation of walls, doors, windows, or counters. These must meet Level 1 requirements, and new construction materials and methods must comply with the VCC. The effect of the alteration on fire protection, means of egress, structural, electrical, ventilation, and sanitation must be evaluated.
Level 3 Alterations: Involve work areas greater than 50 percent of the building. These must meet Level 1 and Level 2 requirements, and mechanical systems and elevators in high-rise buildings must be evaluated.

Converting attics or basements to habitable living spaces would generally be considered a structural alteration requiring a permit and adherence to the relevant code provisions for new construction or substantial improvements.

Demolition of buildings and structures requires specific procedures. Prior to issuing a demolition permit, the owner must provide certification that all utility service connections have been removed and sealed, and a release from the utility company has been obtained. Additionally, owners must provide written notice to adjoining property owners at least 10 days before demolition begins. The requirements of Chapter 33 of the IBC for necessary retaining walls or fences during demolition are applicable, and established grades must be restored after demolition.

Resources to Learn More

Select a City in Virginia Beach City

If your project is located within incorporated city limits, you will likely need to follow municipal ordinances rather than county rules. Select your city below to view local regulations.

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