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Henrico County vs Virginia Beach City Permit Fees (2026)

Two large Virginia jurisdictions, two completely different fee philosophies. Henrico County uses one residential value-based formula for everything: $100 base + $6 per $1,000 of declared construction value above $5,000, capped at $680, plan review bundled, plus the 2% Virginia state levy. Virginia Beach City uses a mixed-method residential schedule: square-foot pricing for decks ($50 + $4/100 sq ft uncovered) and additions ($50 + $7/100 sq ft heated, $50 + $4/100 sq ft non-heated), value-based pricing for alterations ($50 + $5/$1,000), an itemized plan review fee ($100 standard or $25 counter for small scope), a $10 technology fee, and the 2% Virginia state levy. The structural difference shows up at every project: Virginia Beach is dramatically cheaper for sq-ft-priced projects (decks and heated additions of any size), while Henrico is cheaper for value-based alterations and for in-ground pools (which Virginia Beach files under the alteration formula). Below: three worked examples with shared assumptions, an 8-row decision rule, and the full side-by-side fee structure table.

Key Takeaways
  • Henrico County uses one residential 1-2 family formula for everything: $100 base plus $6 per $1,000 of declared construction value above $5,000, capped at a $680 maximum building permit fee. Plan review is bundled into the base. The 2% Virginia state levy applies to the building permit fee only. Verified December 2025 schedule from henrico.gov/bldg/permit-fees.
  • Virginia Beach City uses a mixed-method residential schedule. Decks and non-heated additions are sq-ft priced at $50 + $4 per 100 sq ft. Heated additions are sq-ft priced at $50 + $7 per 100 sq ft. Alterations (including pools) are value-based at $50 + $5 per $1,000. Plan review is itemized: $100 standard or $25 counter for small scope. A $10 technology fee applies on every permit. The 2% Virginia state levy applies to the building permit fee only. Verified residential permit fees PDF effective July 2025.
  • For decks and additions, Virginia Beach is structurally cheaper than Henrico because sq-ft pricing scales much more slowly than declared value. A 200 sq ft uncovered deck runs $94.16 in Virginia Beach regardless of declared cost, vs $102-$255 in Henrico depending on declared deck value. A 1,200 sq ft heated addition runs $246.68 in Virginia Beach vs $480-$680 in Henrico depending on declared addition value.
  • For alterations and remodels (kitchen, bathroom, basement finish, electrical service upgrades, HVAC swaps that require permits), Henrico is cheaper than Virginia Beach. A $30,000 kitchen remodel runs $255.00 in Henrico vs $314.00 in Virginia Beach - a $59 difference. The crossover where Virginia Beach becomes cheaper than Henrico for alterations is at very high declared values (above $115,000) when Henrico's $680 cap activates.
  • For in-ground pools, Henrico is cheaper than Virginia Beach. Virginia Beach files in-ground pools under the alteration formula ($50 + $5/$1,000 + plan review + tech + levy), so a $30,000 pool runs $314.00 vs Henrico's $255.00 - a $59 difference. Above $115,000 declared pool value, Henrico's cap activates and Virginia Beach catches up; both are then in the $600-$700 range.
  • For new single-family detached construction, both jurisdictions cap or floor relatively low compared to formulaic uncapped jurisdictions like Richmond or Fairfax. Henrico caps at $680 + $13.60 levy = $693.60. Virginia Beach uses sq-ft new construction pricing similar to additions, with results typically $200-$400 plus PR and tech.
  • Virginia Beach charges a $10 technology fee on every permit and has a real plan review fee ($100 standard, $25 counter). These line items are absent in Henrico, which bundles everything into the base. The cumulative impact at small scope: Virginia Beach's "minimum" residential permit lands at $50 + $25 + $10 + $1 levy = $86 floor, while Henrico's minimum is $100 + $2 levy = $102 floor.
  • Both jurisdictions apply Virginia's 2% state levy on the building permit fee only. The levy line is small but always present. Henrico bundles plan review; Virginia Beach itemizes it. The structural decision when budgeting between the two: project type (deck or addition = Virginia Beach; alteration or pool = Henrico) drives 80%+ of the comparison.
Calculate Permit Fees Henrico Permit Fees Virginia Beach Permit Fees

Worked Examples - Same Project, Both Jurisdictions

Each example uses the same project assumptions in both jurisdictions. Trade permits (electrical, plumbing, mechanical) are excluded - both jurisdictions file those separately and rates vary by installer scope.

Example 1: $30,000 residential kitchen remodel (alteration scope)

A homeowner remodels their kitchen: new cabinets, counters, electrical, plumbing, HVAC vent updates, no footprint change. Declared construction value is $30,000.

Henrico County (residential 1-2 family value formula):

  • Base: $100.00
  • Increment: ($30,000 - $5,000) / $1,000 x $6 = 25 x $6 = $150.00
  • Building permit subtotal: $250.00
  • 2% Virginia state levy on $250: $5.00
  • Henrico total: $255.00

Virginia Beach City (alteration formula + plan review + tech fee):

  • Alteration base: $50 + ($30,000 / $1,000) x $5 = $50 + $150 = $200.00
  • Plan review (standard): $100.00
  • Technology fee: $10.00
  • Subtotal pre-levy: $310.00
  • 2% Virginia state levy on $200 alteration base: $4.00
  • Virginia Beach total: $314.00

Henrico saves $59.00 on this $30,000 alteration. Henrico's bundled plan review and lack of a tech fee drive the difference. The crossover where Virginia Beach becomes cheaper for alterations is at roughly $115,000 declared value (when Henrico's $680 cap activates).

Example 2: 200 sq ft uncovered residential deck at $15,000 declared value

A homeowner builds a 10 x 20 ft (200 sq ft) attached pressure-treated uncovered deck off the back of the house, 4 feet above grade with a code-compliant guardrail. Declared construction value is $15,000.

Henrico County (residential 1-2 family value formula):

  • Base: $100.00
  • Increment: ($15,000 - $5,000) / $1,000 x $6 = 10 x $6 = $60.00
  • Building permit subtotal: $160.00
  • 2% Virginia state levy on $160: $3.20
  • Henrico total: $163.20

Virginia Beach City (uncovered deck sq-ft formula):

  • Deck base: $50 + (200 sq ft / 100) x $4 = $50 + $8 = $58.00
  • Plan review (counter, small scope): $25.00
  • Technology fee: $10.00
  • Subtotal pre-levy: $93.00
  • 2% Virginia state levy on $58 deck base: $1.16
  • Virginia Beach total: $94.16

Virginia Beach saves $69.04 on this deck. Virginia Beach's sq-ft pricing is structurally cheaper for any deck because declared dollar value does not enter the math - the deck base is $58 whether the project is $5,000 or $50,000 declared cost. Plan review at counter rate ($25 for small scope) compounds the savings.

Example 3: $30,000 in-ground residential pool

A homeowner installs a 16 x 32 fiberglass in-ground pool with declared construction value of $30,000. Existing back-yard fence already meets pool barrier requirements; no separate fence permit needed. Trade permits filed separately.

Henrico County (residential 1-2 family value formula):

  • Base: $100.00
  • Increment: ($30,000 - $5,000) / $1,000 x $6 = 25 x $6 = $150.00
  • Building permit subtotal: $250.00
  • 2% Virginia state levy on $250: $5.00
  • Henrico total: $255.00

Virginia Beach City (pool filed under alteration formula):

  • Alteration base: $50 + ($30,000 / $1,000) x $5 = $50 + $150 = $200.00
  • Plan review (standard): $100.00
  • Technology fee: $10.00
  • Subtotal pre-levy: $310.00
  • 2% Virginia state levy on $200 alteration base: $4.00
  • Virginia Beach total: $314.00

Henrico saves $59.00 on this pool. The pool comparison tracks the alteration math because Virginia Beach files in-ground pools under the alteration value-based formula. Henrico's bundled plan review wins again. Above $115,000 declared pool value, Henrico's $680 cap activates and Virginia Beach catches up.

Decision Rule by Project Type

Project-by-project guidance for which jurisdiction's fee schedule produces the lower all-in cost. Crossover values are approximate; trade permits and pool barrier permits are excluded.

Project Type Henrico is cheaper Virginia Beach is cheaper
Uncovered deck Never (sq-ft pricing always wins) Always (sq-ft pricing structural advantage)
Heated addition Never (sq-ft pricing wins for additions too) Always at typical residential sq-ft
Alteration / remodel Below ~$115,000 declared value Above ~$115,000 declared value (Henrico cap activates)
In-ground pool Below ~$115,000 declared value Above ~$115,000 declared value (rare for pools)
Kitchen remodel ($20-50k) Yes (typical $20-50k kitchen value) No
Bathroom remodel ($10-25k) Yes (typical $10-25k bath value) No
Basement finish ($30-80k) Yes (alteration scope) No
Re-roof / replacement only Verify - both apply alteration formulas; fees track within $30 Verify - Norfolk-style no-permit-required policy does NOT apply in either jurisdiction

Crossover values rounded to the nearest $5,000. Plan review tier (standard $100 vs counter $25) in Virginia Beach materially affects small-scope crossovers - the counter rate applies to permits issued without separate plan review staff time. For larger or complex permits, the $100 standard plan review is automatic and pushes the Virginia Beach total higher. Virginia Beach also issues sq-ft pricing for new construction, demolition, fence, and other categories - this comparison covers the four most common residential scopes only.

Side-by-Side Fee Structure

Component-level comparison of how each jurisdiction calculates a residential building permit. Both apply Virginia's 2% state levy on the building permit fee only.

Component Henrico County Virginia Beach City
Fee structure type Single value-based formula Mixed sq-ft + value-based
Uncovered deck $100 + $6/$1k over $5k (capped $680) $50 + $4/100 sq ft
Heated addition $100 + $6/$1k over $5k (capped $680) $50 + $7/100 sq ft
Non-heated addition $100 + $6/$1k over $5k (capped $680) $50 + $4/100 sq ft
Alteration / pool $100 + $6/$1k over $5k (capped $680) $50 + $5/$1,000
Plan review Bundled into base ($0 separate) $100 standard or $25 counter
Technology / processing fee N/A $10 flat
Maximum cap $680 building permit cap No cap
Virginia 2% state levy 2% of building permit only 2% of building permit base only
Source / effective date Page last updated December 2025 Residential PDF rev. July 2025

Frequently Asked Questions

Project-type dependent. Virginia Beach is structurally cheaper for sq-ft-priced projects (uncovered decks, heated additions, non-heated additions of any size) because sq-ft pricing scales much more slowly than declared value. Henrico is cheaper for value-based alterations (kitchens, bathrooms, basement finishes, electrical service upgrades) below roughly $115,000 declared value, and for in-ground pools below the same value. Above $115,000 declared value on alterations or pools, Henrico's $680 cap activates and Virginia Beach can catch up. For new construction and demolition, both jurisdictions use specific schedules - verify with each building department.
Virginia Beach uses sq-ft pricing for uncovered decks: $50 + $4 per 100 sq ft. The math is driven by the deck's physical size, not by the contractor's declared cost. A 200 sq ft deck pays $50 + $8 = $58 base regardless of whether the deck is $5,000 pressure-treated or $25,000 composite. Henrico uses value-based pricing where a $25,000 declared deck pays $100 + 20 x $6 = $220 base, more than 4x Virginia Beach's $58 deck base. Add Virginia Beach's $25 counter plan review and $10 tech fee, and the all-in is $94.16 for the same 200 sq ft deck regardless of declared cost. Virginia Beach's sq-ft structure is unique among verified Virginia jurisdictions; only Norfolk uses tiered area pricing (a different model again).
Virginia Beach issues plan review at $100 standard for permits requiring formal staff plan-review time, and at $25 counter for permits issued same-day without separate plan-review staff time. Small-scope projects (uncovered decks under typical residential size, simple shed permits, fence-only permits, like-for-like replacement work) often qualify for the $25 counter rate. Larger projects, additions over a small footprint, alterations involving structural or fire-rated assemblies, and any work that requires sealed engineering drawings get the $100 standard plan review. Confirm which rate applies with Virginia Beach Permits and Inspections at (757) 385-4211 before assuming counter rate.
Henrico's $680 cap activates at roughly $98,333 declared construction value (the value at which the formula $100 + $6/$1k over $5k would produce $680). Above that, every additional dollar of declared value costs nothing additional in Henrico. Virginia Beach's value-based alteration formula has no cap - it keeps scaling at $5/$1,000 as declared value grows. Crossover: Henrico capped at $680 + $13.60 levy = $693.60 vs Virginia Beach $50 + V/$1,000 x $5 + $100 PR + $10 tech + 2% levy on the alteration base. Setting equal: V works out to ~$115,000 declared value where Virginia Beach's all-in approximately equals Henrico's cap. Above $115,000, Virginia Beach can be cheaper for alterations - the gap widens as declared value continues to grow.
Different treatments. Henrico applies its residential 1-2 family formula to a separately-filed pool barrier fence based on the declared fence value. A $5,000 declared fence runs $100 + $0 increment + $2 levy = $102.00 in Henrico. Virginia Beach applies a separate fence permit category at a different rate; verify with Virginia Beach Permits and Inspections at (757) 385-4211. If your existing yard fence already meets pool barrier requirements (minimum height, self-closing self-latching gates, no climbable pool side), no separate barrier permit is required in either jurisdiction. Confirm with the building department before assuming exemption.
Both jurisdictions file electrical, plumbing, and mechanical permits separately from the building permit. The all-in totals shown on this page cover only the building permit and its directly-attached fees (plan review, tech, levy). Trade permits add to the all-in total beyond those numbers. Henrico publishes residential trade permits as flat fees per discipline; Virginia Beach uses tiered fees (electrical by amperage, plumbing by fixture count, mechanical by tonnage or BTU). A typical residential project might add $100-$300 in trade permits. For full project budgeting, contact Henrico Building Construction and Inspections at (804) 501-4360 or Virginia Beach Permits and Inspections at (757) 385-4211 to verify trade-permit tiers and applicability.
Both jurisdictions cap or floor relatively low for new SFD construction compared to uncapped formulaic jurisdictions. Henrico applies the same residential 1-2 family formula with the $680 cap activating around $98k declared value, so any typical new SFD lands at or near the $680 cap regardless of value (final $693.60 with levy). Virginia Beach uses sq-ft pricing for new construction similar to additions, with results that scale by sq ft - a 2,000 sq ft new home heated runs $50 + 20 x $7 = $190 base + plan review + tech + levy, typically $300-$400 all-in. For typical 1,800-2,500 sq ft new SFDs, Virginia Beach is generally cheaper than Henrico. Verify the new construction sq-ft tier with Virginia Beach Permits and Inspections before relying on this estimate.
Henrico applies one formula across the combined declared value, so a $50,000 project that is half alteration and half addition still pays $100 + 45 x $6 + 2% levy = $377.40. Virginia Beach issues separate building permits for the alteration scope (value-based) and the addition scope (sq-ft based). A combined kitchen-remodel-plus-addition project would carry an alteration line ($50 + remodel value/$1,000 x $5) and an addition line ($50 + new sq ft / 100 x $7), each with the 2% levy on its respective base, plus typically one plan review fee for the combined scope. Verify scope split with Virginia Beach Permits and Inspections - the line-item structure can change the all-in total materially.

Sources

Official .gov Sources - Verified April 2026
Next Step

Calculate fees for your specific project and declared value, see all fees per jurisdiction, or compare against other Virginia jurisdictions.

Norfolk vs Virginia Beach → Henrico vs Richmond → Richmond vs Virginia Beach → All Comparisons →
Always verify directly with the building department before budgeting or filing. For Henrico County, call Henrico Building Construction and Inspections at (804) 501-4360 to confirm current rates and project classification. For Virginia Beach City, call Virginia Beach Permits and Inspections at (757) 385-4211 to confirm sq-ft tiers, plan review rate (counter $25 vs standard $100), and trade permit categories before submitting an application.
Disclaimer: All fee information on PermitPrice is for informational purposes only and is not an official permit quotation. Actual permit fees are determined by Henrico County Department of Building Construction and Inspections or Virginia Beach Department of Planning and Community Development at the time of application. Trade permit fees (electrical, plumbing, mechanical) are not itemized in this comparison and add to all-in totals. Plan review tier (counter $25 vs standard $100) in Virginia Beach can change small-scope project totals materially - confirm tier with the building department. Crossover values shown are approximate and rounded to the nearest $5,000. Virginia Beach issues sq-ft pricing for additions, decks, and new construction; alterations are value-based. Combining alteration and addition scope on a single permit can change all-in totals - verify with the building department.

Written by: Munib Ur Rehman

Data verified against official fee schedule documents.