Move Your Richmond Project From Address Check to Issued Permit, Inspection and Final Closeout
A Richmond mailing address does not automatically mean the independent City of Richmond issues the permit. The property may be in Henrico or Chesterfield County and use a different portal, fee schedule and inspection office.
For projects inside the city, this guide explains the Online Permit Portal, residential and commercial plan requirements, separate trade permits, zoning and historic-district reviews, current fees, inspection scheduling, corrections, expiration and final closeout.
Homeowners get a simple action path; contractors, architects, engineers, developers and business owners get deeper review, code and multi-agency checkpoints.
Richmond Permit Route Finder
Select the situation that matches your project.
Choose the Exact Richmond Permit Action You Need
Confirm the Property Is Inside the Independent City of Richmond
Use Richmond’s portal when
- The parcel is inside city limits
- The portal finds the property
- The city zoning map identifies it
- Records do not name Henrico or Chesterfield
Verify before filing when
- The mailing address only says Richmond
- The property is near a county boundary
- The portal cannot find the address
- A contractor provides a county link
Richmond Permits and Inspections Address, Hours and Phone Numbers
Match the Project to the Correct Richmond Permit Path
Project |
Likely route |
Prepare first |
Extra check |
|---|---|---|---|
New home, addition or structural renovation |
Residential building |
Site, foundation, floor, roof, elevations and details |
Zoning, soil, flood, historic and utilities |
Commercial construction, fit-out or change of use |
Commercial building |
Narrative, code/life-safety analysis and sealed plans |
Fire, accessibility, zoning, Public Works and CO |
Electrical, mechanical, plumbing or gas |
Separate trade permit |
Licensed contractor, scope and current trade documents |
Commercial MEP is not included in the building permit |
Shed up to 256 sq. ft. |
Possible building exemption |
Size, setbacks, height and utility details |
Zoning permit still required |
Fence, retaining wall or small pool |
Project-specific check |
Height, depth, location, surcharge and barrier use |
Zoning, flood and historic rules |
Exterior work in Old and Historic District |
CAR review |
Photos, materials, colors and drawings |
Certificate of Appropriateness |
Restaurant, daycare or assembly use |
H-CO route |
Use, occupant load, plans and prior CO |
Fire, zoning and business approvals |
Street, alley or sidewalk work |
Right-of-way permit |
Location, closure, excavation and restoration |
Public Works approval before obstruction |
“No Building Permit” Does Not Mean “No Approval”
Possible exemptions
- Ordinary repairs
- Like-for-like windows and doors
- Cabinetry, trim, paint and wallpaper
- Qualifying shed up to 256 sq. ft.
- Some fences and low walls
Approvals that may remain
- Zoning permit
- Historic CAR review
- Flood review
- Trade permit
- Pool-barrier compliance
- Right-of-way permit
Ask this exact question
“Does this scope require a building permit, zoning approval, historic COA, trade permit, flood review or right-of-way permit at this address?”
How to Submit a Strong Richmond Permit Application
Confirm jurisdiction, zoning and legal use
Verify city limits and identify zoning, historic, flood and public-space conditions before final drawings.
Write a clear scope and construction value
Describe what is new, altered, removed or repaired and include labor and materials in the estimated value.
Identify every permit
Building and trade work use separate applications. Create a parent-and-subpermit list before filing.
Apply through OPP
Register, choose Apply, select the correct plan type, upload files and save the application number.
Upload coordinated PDFs
Use descriptive names and make the scope, value, plans and permit types consistent.
Pay intake fees and monitor reviews
Building, Zoning, Planning, CAR, Public Works, Utilities, Fire and other divisions may review simultaneously.
Answer corrections item by item
Repeat each comment, identify the revised sheet and upload one coordinated current set.
Confirm issuance before work
Download the issued permit and approved plans. Approval or payment alone is not permission to start.
Complete inspections and closeout
Leave work visible, pass building and trade finals and save the final/closed record.
What Richmond Residential and Commercial Plans Should Include
Residential package
- Site plan and setbacks
- Soil report for new home
- Foundation, floor and roof plans
- Existing/new/demolished walls
- Elevations and sections
- Construction details
- Truss information
- Structural reports when required
Commercial package
- Project narrative and drawing index
- Code and life-safety analysis
- Occupancy and construction type
- Site and accessible route
- Architectural and structural plans
- COMcheck or energy documents
- Asbestos information
- Special-inspection documents
Current Richmond Intake and Initial Plan-Review Goals
Stage |
Published goal |
What stops or extends it |
|---|---|---|
Online submittal review |
3–5 business days |
Missing fields, files, account or property issues |
Initial review: projects about $1–$1.5 million |
5–10 business days |
Complexity and other city departments |
Initial review: about $1.5–$10 million |
10–20 business days |
Multi-agency and technical review |
Larger/complex projects |
20–30 business days or more |
Size, complexity and correction cycles |
These are bureau goals, not total-project guarantees. Clocks pause while the city waits for applicant information.
Richmond Permit Fees and Common Extra Charges
Item |
Published amount |
Note |
|---|---|---|
Residential 1- or 2-family, $0–$2,000 value |
$63 |
Fee schedule effective July 1, 2024 |
Residential over $2,000 |
$63 plus $6.07 per thousand or fraction |
Portal uses higher of estimate or RS Means |
Commercial, $0–$2,000 |
$131 |
Separate reviews may add charges |
Commercial over $2,000 |
$131 plus $8.50 per thousand or fraction |
Final invoice controls |
State surcharge |
2% |
Added to final calculated permit fee |
Residential / commercial demolition |
$184 / $368 |
Commercial area adjustment may apply |
Residential / commercial reinspection |
$32 / $63 |
Includes listed failure-to-appear condition |
After-hours inspection |
$110 per hour |
Nights, weekends and holidays |
Certificate of Occupancy |
$263 |
Includes temporary and partial |
Stop-work investigation |
$400 per permit |
Working without a permit |
Permit extension |
$25 |
Approval still required |
Resolve Richmond Zoning Before the Building Permit Stalls
Certificate of Zoning Compliance
Use OPP for residential, commercial, short-term rental, accessory-structure and other CZC applications. Assembly uses use the H-CO route.
Board of Zoning Appeals
Current fees: $175 for single- or two-family cases, $550 for other uses and $250 to appeal a Zoning Administrator decision.
Historic district
CAR reviews exterior changes in City Old and Historic Districts and issues Certificates of Appropriateness.
Zoning service |
Published fee |
|---|---|
Home occupation CZC | $50 |
One or two dwelling units CZC | $100 |
Three to 12 dwelling units | $200 |
Other use up to 5,000 sq. ft. | $300 |
Other use over 5,000 sq. ft. | $600 |
Short-term rental, valid two years | $600 |
Buildable-lot / lot-split letter | $300 |
Administrative variance | $100 |
Schedule and Prepare for Richmond Inspections
Request online
Sign into OPP and use My Inspections. Scheduling help: 804-646-1628.
Daily window
Inspections are conducted Monday–Friday, 7:00 AM–3:30 PM, by day rather than exact time.
Call ahead
Request a 30-minute call ahead in the scheduling comments when needed.
Stage |
Ready condition |
Common failure |
|---|---|---|
Footing |
Excavation and reinforcement visible before concrete |
Concrete placed early |
Foundation |
Required foundation components visible |
Work concealed |
Framing |
Structure matches approved plans |
Unapproved field changes |
Rough trades |
Electrical, mechanical, plumbing and gas exposed |
Wrong permit or covered work |
Energy / insulation |
Material installed before concealment |
Walls closed early |
Final |
Project and trade finals complete |
Outstanding correction or permit |
Expiration, Revisions, Contractor Changes and Occupancy
How to Search Richmond Permits and Find Missing Records
Confirm city jurisdiction
A missing result may mean the property belongs to Henrico or Chesterfield.
Search by plan or permit number
Use the exact identifier from a permit, invoice, email or inspection notice.
Try the base address
Remove unit information and compare owner, description and dates before selecting a record.
Read the complete record
Check status, issue date, invoices, reviews, inspections and final disposition.
Request missing documents
Email the permit help desk with address, approximate year, prior owner and the exact documents needed.
Fix Common Richmond Permit Problems
Problem |
Likely cause |
Next action |
|---|---|---|
Old records missing after login |
New account used a different email |
Use the prior portal email and contact CSSHelp@rva.gov |
Address not found |
Wrong jurisdiction or formatting |
Confirm city limits and try base address |
Application remains saved |
Required field or submit step missing |
Confirm an application number was generated |
Review not started |
Invoice, license or document unresolved |
Check workflow and contact permit technician |
Corrections repeat |
Partial response or conflicting plans |
Submit itemized response and coordinated set |
Inspection unavailable |
Permit hold, expiry or prerequisite |
Check My Permits and call 804-646-1628 |
Field work changed |
Unapproved revision |
Pause and submit post-permit revision |
Open permit during sale |
Final never completed |
Request full record and written closeout path |
What to Say to Richmond Permit Staff
“I plan to [scope] at [address]. Please confirm city jurisdiction, building and trade permits, zoning or historic review, plans and inspections.”
“Plan [number] shows [status]. Which review, invoice, document or correction is preventing the next step?”
“The response addresses each comment and identifies the revised sheet. Please confirm acceptance and any remaining review.”
“I need [inspection] for permit [number]. The work is ready and visible. Please add a 30-minute call-ahead request.”
Do Not Finish the Project Without These Confirmations
- City jurisdiction confirmed
- Zoning and legal use checked
- Historic and flood checks completed
- Building and trade permits identified
- Right-of-way work identified
- Plans coordinated
- Invoices paid
- Reviews resolved
- Permit formally issued
- Approved plans on site
- Required work left visible
- Building and trade finals passed
- Revisions approved
- CO obtained when required
- Records show final or closed
- Closeout proof saved
Richmond Permit Center Map
Open the Correct Richmond Permit Resource
🏗️ Permits and InspectionsMain office, notices, review goals, codes and requirements › 🖥️ Online Permit PortalApply, search, pay, print and schedule inspections › 📂 Current FormsBuilding and trade applications, checklists and requirements › 🏠 Homeowner Permit GuideApplication, inspection, expiration and CO workflow › 💵 Permit Fee SchedulePermit, inspection, CO and extension charges › 📍 Zoning AdministrationCZCs, zoning map, letters and variance routes › 🏛️ Historic ReviewOld and Historic District COA requirements › 👷 Third-Party ProgramQualified plan-review and inspection alternatives › ✅ Virginia Contractor LookupVerify license, classification and status ›City of Richmond Building Permit FAQs
Where do I apply for a City of Richmond building permit?
Use the official Online Permit Portal. Register or sign in, select Apply, choose the correct plan or permit type, upload documents and monitor invoices and reviews.
What is the Richmond permit office phone number?
Call 804-646-4169 or email PDRPermitsAndInspections@rva.gov. The Permit Center is at 900 E. Broad St., Room 108.
What are the Permit Center and inspection hours?
Walk-in service is currently listed Monday–Friday, 8:00 AM–1:00 PM; phone service 8:00 AM–5:00 PM; inspections 7:00 AM–3:30 PM.
How do I check permit status?
Open the Online Permit Portal and use Search. Search by plan or permit number when possible and open the complete record.
Does a shed require a permit?
A qualifying one-story shed not exceeding 256 square feet may be exempt from a building permit, but a zoning permit is still required. Historic and flood rules may also apply.
How long does plan review take?
Published goals include 3–5 business days for online intake and size-based initial-review goals from 5–10 to 20–30 business days or more. Other departments and applicant delays extend the total time.
How are permit fees calculated?
The current schedule lists residential and commercial base fees, per-thousand additions for values over $2,000, and a 2% state surcharge. The portal invoice is the final payment source.
How do I schedule an inspection?
Sign into OPP and use My Inspections. Inspections are scheduled by day. Request a 30-minute call ahead in comments and call 804-646-1628 for assistance.
When does a permit expire?
A building permit is valid for 180 days from issuance. Each building inspection extends it another 180 days from the last inspection. Obtain an approved extension before continuing expired work.
Do historic-district projects need extra approval?
They may. CAR reviews exterior changes in City Old and Historic Districts and issues Certificates of Appropriateness when required.
Source and Update Notes
Building-Department.org is independent and is not the City of Richmond. Applications, payments, inspections and official decisions must use city systems.
Researched from current Richmond permit pages, 2025 plan guides, the July 2024 permit-fee schedule and December 2025 zoning fees. Refreshed July 21, 2026.
Forms, fees, staff, review goals and procedures can change. Confirm time-sensitive details before filing or starting work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.