Loudoun County vs Virginia Beach City Building Permit Fees (2026)
Side-by-side residential building permit fee comparison between Loudoun County (Northern Virginia DMV anchor) and Virginia Beach City (Hampton Roads largest independent city in Virginia) for decks, alterations, additions, and pools. Loudoun bundles the building permit, plan review, and county zoning permit into a single $395 flat fee for residential additions and alterations under 1,000 sq ft, plus the 2% Virginia state levy ($402.90 all-in regardless of project size or declared value). Virginia Beach uses a mix of sq-ft pricing (decks $50 + $4 per 100 sq ft, heated additions $50 + $7 per 100 sq ft, non-heated additions $50 + $4 per 100 sq ft) and value-based pricing (alterations and in-ground pools $50 + $5 per $1,000 of declared construction value), plus $100 full plan review or $25 counter plan review for projects ≤500 sq ft and ≤5 pages, plus a $10 universal technology fee, plus the 2% Virginia state levy on the building permit fee only. The structural difference produces a Virginia Beach advantage at every verified project category under the 1,000 sq ft threshold - VB's all-in fees range from $94.16 (200 sq ft deck) to $218.12 (800 sq ft heated addition), all below Loudoun's universal $402.90 bundle. Above 1,000 sq ft Loudoun shifts to an estimated 1% + $335 plan review path and VB's advantage widens to approximately $911 at typical heated-addition sizes.
This comparison covers: Residential 1-2 family building permit fees in Loudoun County and Virginia Beach City for the most common project types - decks (uncovered), interior alterations and repairs, in-ground swimming pools, and additions (both heated and non-heated, under and over the 1,000 sq ft Loudoun threshold). Both jurisdictions are verified from official .gov fee schedules. Loudoun source: loudoun.gov July 2022 Residential Fee Schedule (most recent published Loudoun version as of April 2026; source-age caveat). Virginia Beach source: Virginia Beach Residential Permit Fees PDF rev. Jul-2025 retrieved via authenticated fetch from the virginia-beach-departments-docs S3 bucket and verified April 2026.
This comparison does NOT cover: Trade permits (electrical, plumbing, mechanical) - filed separately in both jurisdictions and not modeled in the all-in figures. Loudoun does not publish itemized residential trade permit fees in PermitPrice's verified data; Virginia Beach publishes them on separate trade-permit fee sheets that are also not included in this comparison's all-in math. Roofing-only and siding-only permits in Virginia Beach use a separate flat-fee sheet (not part of building permit). Fence and asbestos permits in Virginia Beach are also separate fee sheets. Special use permits, variances, rezoning, BMP stormwater approvals, Chesapeake Bay Preservation Area review (relevant in both jurisdictions for waterfront and resource protection areas), well/septic upgrades on rural Loudoun parcels, HOA architectural review, and contractor labor/material costs are all excluded.
What makes this comparison meaningful: Two cross-MSA jurisdictions with opposite fee philosophies. Loudoun's universal bundle treats every residential project under 1,000 sq ft the same - $402.90 for a deck, $402.90 for a pool, $402.90 for an alteration, $402.90 for a small addition. Virginia Beach uses three different pricing methods within the same fee schedule: sq-ft for decks and additions, value-based for alterations and pools, and tiered plan review with a counter-PR option for small projects. The result is that Virginia Beach's all-in fees are dramatically lower across every category - sq-ft pricing wins for small decks and additions, the counter-PR option lowers plan review cost for small additions, and the 2% state levy is applied only to the building permit fee in VB (not to PR or tech), keeping the levy base low.
Source-age caveat: Loudoun's fee schedule is dated July 1, 2022, approximately 4 years old. Virginia Beach's rev. Jul-2025 PDF is the most recent published version. For load-bearing budgets, confirm current rates with Loudoun Building and Development at (703) 777-0220 or the Virginia Beach Department of Planning and Community Development Permits Center at (757) 385-4211 before filing.
For every verified residential project type under Loudoun's 1,000 sq ft threshold, Virginia Beach is structurally cheaper. 200 sq ft uncovered deck at $15,000 declared: VB $94.16 vs Loudoun $402.90, VB saves $308.74. $30,000 interior alteration: VB $314.00 vs Loudoun $402.90, VB saves $88.90. $30,000 in-ground pool: VB $314.00 vs Loudoun $402.90, VB saves $88.90. 500 sq ft heated addition at $50,000 declared: VB $121.70 vs Loudoun $402.90, VB saves $281.20. 800 sq ft heated addition at $80,000 declared: VB $218.12 vs Loudoun $402.90, VB saves $184.78. Above 1,000 sq ft Loudoun shifts to an estimated 1% + $335 plan review path - a $80,000 declared 1,200 sq ft heated addition runs approximately $1,157.70 in Loudoun vs $246.68 in VB, widening Virginia Beach's advantage to ~$911. Virginia Beach wins every category.
- Loudoun and Virginia Beach use opposite fee philosophies. Loudoun bundles the building permit, plan review, and county zoning permit into a single $395 flat fee for any residential project under 1,000 sq ft - a universal value-blind, size-blind rate, plus 2% Virginia state levy = $402.90 all-in. Virginia Beach uses a mix of three pricing methods within one schedule: sq-ft pricing for decks ($50 + $4 per 100 sq ft) and additions (heated $50 + $7 per 100 sq ft, non-heated $50 + $4 per 100 sq ft); value-based pricing for alterations and in-ground pools ($50 + $5 per $1,000 of declared value); and separate plan review at $100 full or $25 counter (counter PR available for projects ≤500 sq ft and ≤5 plan sheets). Virginia Beach also adds a $10 universal technology fee and the 2% Virginia state levy on the building permit fee only (PR and tech fee are itemized separately and NOT in the levy base).
- For 200 sq ft uncovered decks at $15,000 declared value, Virginia Beach wins by $308.74. VB charges $50 + $8 (2 x $4) = $58 building permit + $25 counter PR (decks ≤500 sq ft qualify) + $10 tech + $1.16 levy on $58 = $94.16 all-in. Loudoun charges $402.90 bundled. VB's sq-ft-based deck formula dramatically beats Loudoun's universal bundle for any sub-1,000 sq ft deck. A larger 400 sq ft deck at $15k: VB $50 + $16 = $66 + $25 + $10 + $1.32 = $102.32 vs Loudoun $402.90, VB saves $300.58.
- For typical residential interior alterations, Virginia Beach wins by $88.90 at $30,000 declared value, and the gap widens at higher values. VB charges $50 + ($30,000/$1,000 x $5) = $200 building permit + $100 full PR (alterations don't qualify for counter PR unless under 500 sq ft and ≤5 pages) + $10 tech + $4 levy on $200 = $314.00 all-in. Loudoun charges $402.90 bundled. At $50k declared: VB $50 + $250 = $300 + $100 + $10 + $6 = $416.00 vs Loudoun $402.90 - Loudoun wins by only $13.10 above approximately $30k. The Loudoun bundled fee becomes structurally favorable for VB alterations only above the crossover near ~$30,000 declared value where VB's $5/$1,000 rate begins to outpace Loudoun's flat $395.
- For $30,000 in-ground pools (where Virginia Beach uses the same value-based alteration formula), VB charges $314.00 all-in - the same arithmetic as a $30k alteration. Loudoun charges $402.90. VB saves $88.90 at this declared value. Above approximately $30,000 declared pool value, Loudoun's flat bundle becomes more attractive than VB's incremental rate - at $50k pool, VB $416.00 vs Loudoun $402.90 (Loudoun saves $13.10). For typical $20k-$30k in-ground residential pools, Virginia Beach wins.
- For 500 sq ft heated additions, Virginia Beach's counter plan review option produces dramatic savings - $281.20 below Loudoun. VB charges $50 + 5 x $7 = $85 building permit + $25 counter PR (heated addition ≤500 sq ft qualifies) + $10 tech + $1.70 levy on $85 = $121.70 all-in. Loudoun charges $402.90 bundled. The counter PR option ($25 instead of $100 full) is a Virginia Beach structural advantage available for any addition ≤500 sq ft and ≤5 plan sheets - decks, additions, and most small-footprint projects qualify. Loudoun has no equivalent counter-PR carve-out.
- For 800 sq ft heated additions at $80,000 declared, Virginia Beach still wins by $184.78 - but the counter PR no longer applies (over 500 sq ft), so VB pays the full $100 PR. VB charges $50 + 8 x $7 = $106 building permit + $100 full PR + $10 tech + $2.12 levy on $106 = $218.12 all-in. Loudoun charges $402.90 bundled. The structural advantage shrinks once the addition exceeds 500 sq ft (VB loses the counter PR discount), but VB's per-100-sq-ft heated rate of $7 keeps the all-in well below Loudoun's universal $402.90 throughout the under-1,000 sq ft range.
- Above 1,000 sq ft Loudoun shifts to an estimated 1%-of-construction-value formula plus a separate $335 plan review fee, and Virginia Beach's advantage widens dramatically. A $80,000 declared 1,200 sq ft heated addition pays Loudoun an estimated 1% x $80,000 = $800 + $335 PR = $1,135 building permit subtotal + 2% levy on $1,135 = $22.70, for $1,157.70 all-in. VB pays $50 + 12 x $7 = $134 + $100 PR + $10 tech + $2.68 levy on $134 = $246.68 all-in. VB saves approximately $911 on this 1,200 sq ft addition. At larger additions (1,500-2,000 sq ft) or higher declared values ($150k-$250k), Loudoun's over-threshold pricing climbs steeply while VB's sq-ft + value approach stays moderate.
- The cleanest single-row decision rule: for any verified residential project under 1,000 sq ft, Virginia Beach is the cheaper jurisdiction except at alteration and pool declared values above approximately $30,000 where the value-based VB rate begins to outpace Loudoun's flat bundle. For decks, heated additions, non-heated additions, and small alterations, Virginia Beach wins by $89-$309. For high-value alterations or premium pools above the $30k crossover, Loudoun's flat $402.90 bundle becomes competitive. For any addition over 1,000 sq ft, Virginia Beach wins by hundreds (sometimes thousands) of dollars because of Loudoun's over-threshold pricing path.
Five Worked Examples - Same Assumptions, Side-by-Side Math
Each example below applies the same project assumptions to both jurisdictions. All-in totals include building permit + plan review + tech fee (where applicable) + 2% Virginia state levy on the building permit subtotal. Trade permits (electrical, plumbing, mechanical) are excluded from both totals - they are filed separately in both jurisdictions and add roughly $100-$400 depending on scope. Source-age caveats apply to Loudoun (July 2022 schedule).
A homeowner builds a 200 sq ft pressure-treated rear deck off the kitchen door. Wood framing, standard footings, no roof or hot tub. Total area: 200 sq ft. Contractor invoice: $15,000.
- Loudoun: $395 bundled (building permit + plan review + zoning permit) + 2% levy on $395 = $402.90
- Virginia Beach: $50 + (200/100 x $4) = $58 building permit + $25 counter PR (≤500 sq ft qualifies) + $10 tech + 2% levy on $58 = $1.16. Total = $94.16
- Winner: Virginia Beach saves $308.74
Why: Virginia Beach's sq-ft-based deck formula ($4 per 100 sq ft) keeps the building permit fee at $58 for a 200 sq ft deck, while Loudoun's bundled universal rate is $395 regardless of footprint. VB's $25 counter PR is also dramatically cheaper than the typical $100 full plan review, available because the deck is ≤500 sq ft. Decks rarely require more than 5 plan sheets, so most residential decks qualify for counter PR. Loudoun wins zero decks against VB at any verified residential deck size.
A homeowner remodels a kitchen - new cabinets, new countertops, new appliances, new flooring, electrical updates (new outlets, undercabinet lighting), and plumbing relocations (sink, dishwasher). Total declared construction value: $30,000.
- Loudoun: $395 bundled + 2% levy on $395 = $402.90
- Virginia Beach: $50 + ($30,000/$1,000 x $5) = $200 building permit + $100 full PR (alterations under 500 sq ft would qualify for counter PR, but kitchen scope typically uses full PR for code-review purposes - confirm with VB Permits Center) + $10 tech + 2% levy on $200 = $4.00. Total = $314.00
- Winner: Virginia Beach saves $88.90
Why: At $30,000 declared value, VB's $5 per $1,000 rate produces $150 in incremental building permit fee on top of the $50 base ($200 total building permit). The crossover point above which Loudoun's flat $402.90 becomes cheaper than VB's value-based + PR + tech + levy stack falls around $30,000-$31,000 declared. Below that, Virginia Beach is cheaper; above that, Loudoun's flat bundle wins. Note: trade permits for the kitchen's electrical and plumbing scope are NOT included in either figure and would add separately in both jurisdictions.
A homeowner installs a standard 16 x 32 ft in-ground concrete swimming pool with basic decking and a pool barrier fence already in place. Pool only - no new fence, no separate pool electrical infrastructure beyond the pump circuit. Total declared construction value: $30,000.
- Loudoun: $395 bundled + 2% levy on $395 = $402.90
- Virginia Beach: $50 + ($30,000/$1,000 x $5) = $200 building permit (same alteration formula applies to in-ground pools per VB schedule) + $100 full PR + $10 tech + 2% levy on $200 = $4.00. Total = $314.00
- Winner: Virginia Beach saves $88.90
Why: VB uses the same value-based formula for in-ground pools as for general alterations ($50 + $5 per $1,000). At $30,000 the building permit subtotal is $200, well below Loudoun's $395 bundle, even after VB's $100 PR + $10 tech + $4 levy stack. Same crossover above approximately $30,000 declared as alterations. Trade permits for pool electrical (pump grounding, bonding) and any plumbing fixture work are separate filings in both jurisdictions and not included. Pool barrier alterations or new pool fences are separate scope.
A homeowner adds a 500 sq ft glass-roof sunroom on a slab foundation off the rear of the home. Full HVAC second zone, electrical, finished interior. Total addition area: 500 sq ft. Contractor invoice: $50,000.
- Loudoun: $395 bundled (under 1,000 sq ft) + 2% levy on $395 = $402.90
- Virginia Beach: $50 + (500/100 x $7 heated rate) = $85 building permit + $25 counter PR (heated addition ≤500 sq ft and ≤5 plan sheets qualifies) + $10 tech + 2% levy on $85 = $1.70. Total = $121.70
- Winner: Virginia Beach saves $281.20
Why: Virginia Beach's sq-ft-based heated addition formula ($7 per 100 sq ft) keeps the building permit at $85 for a 500 sq ft addition, far below Loudoun's $395 bundle. The counter PR option ($25 vs $100 full) cuts plan review by 75% for additions ≤500 sq ft and ≤5 plan sheets. The 2% levy is applied only to the $85 building permit (not to PR or tech fee), keeping the levy base small. Loudoun's bundle has no per-component itemization - the whole $395 is the levy base. VB's structural advantage is largest at small heated additions where the counter PR applies.
A homeowner adds a 1,200 sq ft second-story addition over the existing ranch home - new master suite, two secondary bedrooms, full bath. Structural reinforcement of first-floor framing, full electrical (twelve circuits), full HVAC second zone, full plumbing. Total addition area: 1,200 sq ft. Contractor invoice: $80,000.
- Loudoun (over 1,000 sq ft path): 1% x $80,000 = $800 building permit + $335 separate plan review = $1,135 subtotal + 2% levy on $1,135 = $22.70. Estimated total = $1,157.70
- Virginia Beach: $50 + (1,200/100 x $7 heated rate) = $134 building permit + $100 full PR (over 500 sq ft, counter PR does not apply) + $10 tech + 2% levy on $134 = $2.68. Total = $246.68
- Winner: Virginia Beach saves approximately $911.02
Why: Once Loudoun crosses the 1,000 sq ft threshold, the bundled flat $395 path no longer applies. The 1%-of-construction-value formula plus the separate $335 plan review fee combines into $1,135 building permit subtotal before levy - nearly 3x the under-threshold $395 bundle. Meanwhile Virginia Beach's sq-ft pricing scales linearly: 1,200 sq ft x $7/100 = $84 incremental + $50 base = $134 building permit. The structural gap between Loudoun's over-threshold path and VB's sq-ft formula is the single biggest fee-structure divide between these two jurisdictions. At 2,000 sq ft / $150,000 declared, the Loudoun estimated path runs $1,500 + $335 = $1,835 + $36.70 = $1,871.70 vs VB $50 + $140 = $190 + $100 + $10 + $3.80 = $303.80 - VB saves approximately $1,568.
Decision Rule by Project Type
Compact decision table for typical residential projects in Loudoun County vs Virginia Beach City. Trade permits not included. Loudoun source-age caveat (July 2022) applies. Virginia Beach source is rev. Jul-2025 PDF.
| Project Type | Loudoun | Virginia Beach | Winner |
|---|---|---|---|
| 200 sq ft deck at $15k | $402.90 | $94.16 | VB saves $308.74 |
| 400 sq ft deck at $15k | $402.90 | $102.32 | VB saves $300.58 |
| $15k alteration | $402.90 | $239.50 | VB saves $163.40 |
| $30k alteration | $402.90 | $314.00 | VB saves $88.90 |
| $50k alteration | $402.90 | $416.00 | Loudoun saves $13.10 |
| $30k in-ground pool | $402.90 | $314.00 | VB saves $88.90 |
| $50k in-ground pool | $402.90 | $416.00 | Loudoun saves $13.10 |
| 500 sq ft heated addition at $50k | $402.90 | $121.70 | VB saves $281.20 |
| 800 sq ft heated addition at $80k | $402.90 | $218.12 | VB saves $184.78 |
| 1,200 sq ft heated addition at $80k (over Loudoun 1,000 sq ft path) | ~$1,157.70 (est) | $246.68 | VB saves ~$911.02 |
| 2,000 sq ft / $150k new construction or large addition (over Loudoun threshold) | ~$1,871.70 (est) | $303.80 | VB saves ~$1,567.90 |
Crossover for alterations and pools above which Loudoun's bundle becomes cheaper than VB's value-based pricing: approximately $30,500 declared (at $30,500 VB's building permit fee + PR + tech + levy stack roughly matches Loudoun's $402.90 flat). Below this threshold VB wins; above this threshold Loudoun's flat bundle wins on alterations and pools only. For decks and additions (sq-ft-based pricing), VB wins at every typical residential size because the per-100-sq-ft rates ($4 deck, $7 heated addition, $4 non-heated addition) never push the VB all-in above Loudoun's flat $402.90 under 1,000 sq ft. Loudoun's over-1,000-sq-ft path is estimated using the published 1% + $335 PR formula - confirm with Building and Development at (703) 777-0220 for exact pricing on larger projects.
Side-by-Side Fee Structure Comparison
The structural differences between the two fee schedules explain why Virginia Beach wins most categories. Loudoun bundles three components (building permit + plan review + zoning permit) into one universal flat rate; Virginia Beach itemizes building permit, plan review (with a counter-PR option for small projects), and a separate technology fee. The 2% Virginia state levy applies differently: in Loudoun it sits on the full bundled $395; in Virginia Beach it sits on the building permit fee component only.
| Fee Component | Loudoun County | Virginia Beach City |
|---|---|---|
| Building permit (under 1,000 sq ft additions/alterations) | $395 bundled flat (includes PR + zoning permit) | Varies by project type (see below) |
| Building permit (over 1,000 sq ft additions) | 1% of declared construction value (est) | Continues same sq-ft or value formula |
| Deck pricing | $395 bundled flat (under 1,000 sq ft) | $50 + $4 per 100 sq ft |
| Heated addition pricing | $395 bundled flat (under 1,000 sq ft) | $50 + $7 per 100 sq ft |
| Non-heated addition pricing | $395 bundled flat (under 1,000 sq ft) | $50 + $4 per 100 sq ft |
| Interior alteration/repair pricing | $395 bundled flat (under 1,000 sq ft) | $50 + $5 per $1,000 of declared value |
| In-ground pool pricing | $395 bundled flat (under 1,000 sq ft) | $50 + $5 per $1,000 (same alteration formula) |
| Plan review fee | Bundled into $395 (under 1,000 sq ft); $335 separate (over 1,000 sq ft) | $100 full PR (or $25 counter PR for ≤500 sq ft, ≤5 plan sheets) |
| County zoning permit | Bundled into $395 (jurisdiction-unique in DMV) | Not bundled; planning approvals separate |
| Technology fee | None disclosed in source.json | $10 flat on every permit |
| 2% Virginia state levy base | Full $395 bundled subtotal | Building permit fee only (PR and tech excluded from levy base) |
| Source schedule date | July 1, 2022 (caveat - ~4 years old) | rev. Jul-2025 |
Frequently Asked Questions
Sources
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Loudoun County Building and Development - Residential Fee Schedule Effective July 1, 2022 (FY2023) - Loudoun County Government - Primary source for the bundled $395 flat fee covering building permit, plan review, and county zoning permit for residential additions and alterations under 1,000 sq ft, and for the 1%-of-construction-value + $335 plan review formula for additions over 1,000 sq ft. Source schedule is the most recent published Loudoun residential version as of April 5, 2026 - source-age caveat applies; this schedule is over three years old as of 2026. Caveat
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Virginia Beach Department of Planning and Community Development - Permits and Inspections Residential Permit Fees PDF rev. Jul-2025 - Virginia Beach City Government - Primary source for the sq-ft pricing on decks ($50 + $4/100 sq ft), heated additions ($50 + $7/100 sq ft), non-heated additions ($50 + $4/100 sq ft), the value-based formula for alterations and in-ground pools ($50 + $5/$1,000), the full plan review ($100) and counter plan review ($25, ≤500 sq ft + ≤5 plan sheets) options, the $10 universal technology fee, and the 2% Virginia state levy on the building permit fee component only. Source PDF retrieved via authenticated fetch from S3 bucket virginia-beach-departments-docs and verified April 2026 - high confidence.
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Code of Virginia Section 36-139 - USBC State Levy Authority Current - Virginia General Assembly - Authorizing statute for the statewide 2% building permit surcharge applied in Virginia jurisdictions, including the Loudoun and Virginia Beach state levy components. Loudoun applies the levy to the full bundled $395 amount; Virginia Beach applies it only to the building permit fee (not to PR or technology fee).
Run the calculator with your specific project values, or read the individual jurisdiction guides for fuller fee detail.