Skip to main content

Henrico County Alteration Permit Cost (2026)

Residential alteration permit fees in Henrico County, Virginia, pulled from the Henrico County permit fee schedule on henrico.gov/building (page state captured December 2025). Henrico applies a tiered valuation formula to residential 1-2 family alterations and repairs: $100 base building permit plus $6 per $1,000 of declared construction value over $5,000, capped at $680 building permit, plus a 2% Virginia state levy on the building permit subtotal. There is NO separate plan review fee for residential alterations - plan review is bundled into the base + tier rate. The $680 building permit cap freezes the building fee at $680 for any alteration declared at $101,667 or higher, producing an all-in cap of $693.60 ($680 + $13.60 levy). A $5,000 minor update runs $102.00 all-in. A $15,000 bathroom remodel runs $163.20. A $30,000 kitchen remodel runs $255.00. A $50,000 whole-home update runs $377.40. A $100,000 full gut remodel runs $683.40 (just under the cap), and a $250,000 luxury renovation also caps at $693.60. The cap is the structural reason Henrico is the cheapest verified DMV jurisdiction for high-value residential alterations.

Building Permit Base
$100 + $6/$1k over $5k
Building Permit Cap
$680 (at $101,667 declared)
Plan Review
Bundled into base
$30k Kitchen Remodel
$255.00 all-in
All-In Cap (high-value)
$693.60
Fee Status
December 2025
What This Guide Covers - and What It Does Not

This guide covers: Henrico County, Virginia residential 1-2 family alteration and repair permit fees under the residential_alteration_repair line item in PermitPrice's verified source.json, captured from henrico.gov/building in December 2025. Coverage includes the $100 base + $6 per $1,000 over $5,000 tier formula, the $680 building permit cap, and the 2% Virginia USBC state levy applied to the building permit subtotal. The formula applies to kitchen remodels, bathroom remodels, basement finishes, interior renovations, and most home-improvement permit categories classified as residential alterations under Henrico's catch-all category for existing 1-2 family dwellings. Worked examples cover the typical residential alteration scope range from the $5,000 threshold floor through a $250,000 luxury renovation that hits the cap.

This guide does NOT cover: Trade permit fees (electrical, plumbing, mechanical) for the alteration scope - Henrico publishes a flat $100 per trade permit rate, filed separately on top of the building permit. Each trade permit also carries the 2% Virginia state levy; commercial alterations (similar structure but different inspection processes); new construction or additions that extend the heated envelope (handled by Henrico's new_1_2_family line item at flat $680 + 2% levy); zoning approvals required before permit submission (lot coverage, setback compliance, special exception variances); HOA architectural review; the cost of materials, labor, or construction itself; downstream property tax reassessment.

Important - the $680 cap is the structural advantage: Henrico's $680 building permit cap activates at approximately $101,667 declared construction value (where $6/$1k over $5k = $580, plus the $100 base = $680). Above that declared value, the building permit freezes at $680. With the 2% Virginia state levy, the all-in cap is $693.60. This means a $200,000 luxury whole-home renovation costs the same $693.60 building permit as a $101,667 alteration. The cap is unique in the verified DMV cluster - no other VA or DC jurisdiction in PermitPrice's data caps residential alteration permit fees. This makes Henrico the cheapest verified DMV jurisdiction for any alteration over approximately $80,000 declared value.

Note on $5,000 threshold floor: The Henrico formula has no rate slope for declared values $0-$5,000 - the building permit is the flat $100 base + 2% levy = $102.00 all-in at any declared value in that range. The $6 per $1,000 rate only applies to the portion of declared value above $5,000. A $3,000 minor update and a $5,000 minor update both cost the same $102.00 all-in. The floor is the cheapest verified residential alteration permit in Henrico.

Key Takeaways
  • Henrico residential alteration permits use a tiered valuation formula: $100 base + $6 per $1,000 over $5,000, capped at $680 building permit, plus 2% Virginia state levy. The catch-all residential_alteration_repair line item in Henrico's fee schedule covers kitchen remodels, bathroom remodels, basement finishes, interior renovations, and most home-improvement work on existing 1-2 family dwellings.
  • The $5,000 threshold creates a flat-fee floor: below $5,000 declared value the building permit is $100 + 2% = $102.00 all-in. The $6 per $1,000 slope only applies to declared value above $5,000. A $3,000 update and a $5,000 update both cost $102.00 all-in.
  • The $680 building permit cap is the structural advantage that makes Henrico the cheapest verified DMV jurisdiction for high-value alterations. The cap activates at approximately $101,667 declared value. Above that, the all-in fee freezes at $693.60. A $200,000 alteration and a $1,000,000 alteration both cost the same $693.60 in Henrico - no other verified DMV jurisdiction caps residential alteration permit fees.
  • Henrico does NOT charge a separate plan review fee for residential alterations. Plan review is bundled into the $100 base + tier rate. This is structurally different from Fairfax County (50% plan review on top of the 3% building permit, producing an effective combined rate of 4.59% of declared value) and Norfolk's tiered plan review fees. Henrico's bundled plan review meaningfully reduces alteration permit cost vs Fairfax at every scope.
  • Compared to value-based VA jurisdictions: a $30,000 kitchen remodel costs $255.00 in Henrico, $237.62 in Richmond City ($63 + 28 x $6.07 = $232.96 + 2% levy = $237.62), $314.00 in Virginia Beach ($50 + $150 + $100 PR + $10 tech + 2% levy on BP), $152.00 in Norfolk City (flat $100 + $35 PR + $15 + 2% levy on $100), $402.90 in Loudoun County (bundled flat), $735.90 in DC, and $1,377.00 in Fairfax County. Henrico is mid-pack at $30k declared value but becomes the cheapest at high declared values because of the cap.
  • The 2% Virginia state levy is required by Code of Virginia Section 36-139 and USBC Section 107.2. Henrico applies the levy to the building permit subtotal only. On a $30,000 kitchen remodel: BP $250 + 2% = $5 levy = $255 all-in. The levy is a state-collected pass-through to the Virginia Department of Housing and Community Development.
  • Trade permits (electrical, plumbing, mechanical) for alterations are filed SEPARATELY in Henrico at a flat $100 per trade permit. Each trade permit also carries the 2% Virginia state levy, producing $102 per trade. A typical $30,000 kitchen remodel with new circuits (electrical permit), new sink + dishwasher rough-in (plumbing permit), and minor HVAC adjustment (no permit if no new equipment) runs approximately $204 in trade permits ($102 electrical + $102 plumbing) on top of the $255 building permit, for an all-in $459 for the kitchen remodel including trades.
  • For projects that include structural changes (load-bearing wall removal, beam installation, footing modifications), Henrico may require stamped structural drawings prepared by a Virginia-licensed structural engineer. These engineering costs are NOT included in the bundled plan review and are billed separately by the engineer ($1,500-$5,000 typical for residential structural work). Confirm with Henrico Building Department at (804) 501-4360 before relying on the $255 figure for any alteration involving structural modifications.
Calculate Your Alteration Permit All Henrico County Permit Fees

Henrico Alteration Permit Fee Components

Henrico's residential alteration permit splits into two component lines: the tiered building permit (with bundled plan review) and the 2% Virginia state levy on the building permit subtotal. The breakdown below shows component math at five typical residential alteration scopes from the $5,000 threshold floor through a high-value alteration that hits the $680 cap.

Component $5k threshold $15k bathroom $30k kitchen $50k whole-home $200k luxury (cap)
Base building permit $100.00 $100.00 $100.00 $100.00 capped
$6 per $1,000 over $5,000 $0.00 (at threshold) 10 x $6 = $60.00 25 x $6 = $150.00 45 x $6 = $270.00 capped at $580
Building permit subtotal (capped $680) $100.00 $160.00 $250.00 $370.00 $680.00 (cap)
2% Virginia state levy $2.00 $3.20 $5.00 $7.40 $13.60
All-in alteration permit total $102.00 $163.20 $255.00 $377.40 $693.60 (cap)

Source: Henrico County permit fee schedule on henrico.gov/building (verified December 2025), residential_alteration_repair line item for existing 1-2 family dwellings. The formula uses $100 base + $6 per $1,000 over a $5,000 threshold, capped at $680 building permit. Plan review is bundled into the base + tier rate (no separate PR line). The 2% Virginia state levy is required by Code of Virginia Section 36-139 and USBC Section 107.2 and is applied to the building permit subtotal only. Trade permit fees ($100 flat per trade for residential electrical, plumbing, mechanical) are filed separately and are not included in this table.

Worked Examples - Real Alteration Projects in Henrico

The four worked examples below cover typical Henrico residential alteration scopes from a $5,000 minor update at the threshold floor through a $200,000 luxury renovation that hits the $680 building permit cap. Trade permits ($100 each + 2% levy = $102 each) are NOT included.

Example 1: $15,000 full bathroom remodel

A homeowner files an alteration permit for a full bathroom remodel: demolition of existing bathroom, new tile floor and walls, new bathtub or shower, new vanity with sink, new toilet, new exhaust fan, all new GFCI electrical, full plumbing rough-in for the new layout. Contractor invoice: $15,000 (mid-range bathroom remodel including all rough-ins and finish work).

  • Declared value: $15,000
  • Tier portion: ($15,000 - $5,000) / $1,000 = 10 x $6 = $60.00
  • Building permit ($100 base + $60 tier): $160.00
  • 2% Virginia state levy: $3.20
  • Building permit total: $163.20

Note: trade permits for the plumbing (sink + toilet + tub/shower + vent = $102 plumbing permit) and electrical (GFCI circuits + exhaust fan + lighting = $102 electrical permit) would be filed separately. Estimated trade permits add $204 on top of the $163.20, for an all-in $367.20 for the bathroom remodel. The same project in Fairfax County costs $688.50 building permit only; Henrico saves $525.30 building permit for the same scope.

Example 2: $30,000 full kitchen remodel

A homeowner files an alteration permit for a full kitchen remodel: complete demolition, new cabinets and counters, new island with electrical outlet, new dishwasher rough-in, new range with gas line work, undercabinet and pendant lighting, recessed ceiling lighting, full new electrical to support new circuits, and minor plumbing relocation for the new sink. Contractor invoice: $30,000.

  • Declared value: $30,000
  • Tier portion: ($30,000 - $5,000) / $1,000 = 25 x $6 = $150.00
  • Building permit ($100 base + $150 tier): $250.00
  • 2% Virginia state levy: $5.00
  • Building permit total: $255.00

Note: trade permits for the electrical (new circuits + gas line work = $102) and plumbing (one fixture relocation = $102) would be filed separately. Estimated trade permits add $204 on top of the $255, for an all-in $459 for the kitchen remodel. The same $30,000 kitchen remodel costs $1,377 in Fairfax County, $735.90 in DC, $237.62 in Richmond City. Henrico is structurally cheap because of the bundled plan review and the value-tier slope.

Example 3: $50,000 whole-home update

A homeowner files an alteration permit for a $50,000 whole-home update: kitchen refresh (new cabinets, counters, appliances), two bathroom refreshes (vanities, tile, toilets), full interior paint and trim work, refinished hardwood floors, replacement of some outdoor electrical for landscape lighting, minor plumbing line work. Contractor invoice: $50,000 (broad-scope refresh, no structural changes).

  • Declared value: $50,000
  • Tier portion: ($50,000 - $5,000) / $1,000 = 45 x $6 = $270.00
  • Building permit ($100 base + $270 tier): $370.00
  • 2% Virginia state levy: $7.40
  • Building permit total: $377.40

Note: the same $50,000 whole-home update in Fairfax County runs $2,295 building permit only; Henrico saves $1,917.60 building permit for the same scope. DC runs $1,204.50 ($30 + $1,000 BP + $103 Enhanced + $65 GBF + $6.50 Enhanced). Henrico's bundled plan review structure is the structural advantage at this scope.

Example 4: $200,000 luxury renovation (cap-active)

A homeowner files an alteration permit for a $200,000 luxury whole-home renovation: gut renovation of all bathrooms (three full bathrooms with high-end finishes), full kitchen gut and rebuild, refinished floors throughout, replaced trim throughout, new high-end electrical scope (smart-home wiring + multiple new circuits), full new plumbing fixtures throughout, custom built-in cabinetry. Contractor invoice: $200,000 (high-end whole-home renovation).

  • Declared value: $200,000
  • Tier portion (uncapped math): ($200,000 - $5,000) / $1,000 = 195 x $6 = $1,170.00
  • Building permit (uncapped): $100 + $1,170 = $1,270.00
  • $680 cap activates: building permit caps at $680.00
  • 2% Virginia state levy: $13.60
  • Building permit total (capped): $693.60

Note: this is where Henrico's $680 cap becomes the structural advantage. The same $200,000 renovation in Fairfax County runs $9,180 all-in building permit (3% + 50% PR + 2% levy, uncapped); Henrico saves $8,486.40 building permit for the same scope. DC runs $4,613 ($30 + $4,000 + $403 Enhanced + $260 GBF + $26 Enhanced + tier components). Richmond City runs approximately $1,330 (uncapped formula). Henrico's $693.60 is the cheapest verified DMV jurisdiction at this scale by a wide margin.

Calculate Your Henrico Alteration Permit

The PermitPrice fee calculator supports Henrico's residential alteration formula directly. Pick "Henrico County, VA" and "Alteration" in the calculator dropdowns; enter declared construction value; the calculator applies $100 base + $6 per $1,000 over $5,000 (capped at $680) + 2% levy. The formula is simple to compute manually: round (declared - 5,000) up to nearest $1,000, multiply by 6, add 100, cap at 680. For a $30,000 alteration: 25 x 6 = 150, plus 100 = 250 BP, plus $5 levy = $255 all-in. Trade permits add separately at flat $102 each. Use the worked examples on this page as a budgeting reference.

Henrico alteration rule of thumb: [($100 + 6 x (declared - 5,000) / 1,000)] x 1.02, capped at $693.60. At declared values $0-$5,000: $102 all-in. At $101,667+: $693.60 all-in. Trade permits add $102 each (electrical, plumbing, mechanical). The cap is the structural reason Henrico is the cheapest verified DMV jurisdiction for high-value alterations.

Open the Permit Fee Calculator

Trade Permits for Alterations in Henrico

Residential alterations with electrical, plumbing, or mechanical scope require SEPARATE trade permits in Henrico County. The building permit covers the structural/architectural review only - it does NOT include circuits, fixtures, gas lines, water lines, ductwork, or HVAC equipment installation. Henrico publishes a flat $100 per trade permit rate for residential work. Each trade permit also carries the 2% Virginia state levy, producing $102 per trade permit all-in.

Residential electrical permits in Henrico: Flat $100 + 2% levy = $102 all-in. Single permit covers all electrical work scoped under one filing (new circuits, panel work, EV charging install, service-meter upgrade). Service upgrades over 400 amp may require separate engineering review or upgraded utility coordination - confirm with Henrico Building Department at (804) 501-4360 if scope is over typical residential service.

Residential plumbing permits in Henrico: Flat $100 + 2% levy = $102 all-in. Single permit covers all plumbing work scoped under one filing (new fixtures, line modifications, water heater replacement, gas line work for kitchen ranges or hot water systems).

Residential mechanical/HVAC permits in Henrico: Flat $100 + 2% levy = $102 all-in. Single permit covers HVAC equipment installation or replacement, duct modifications, mini-split system installation. A typical $30,000 kitchen remodel with new circuits (electrical permit $102) + new sink/dishwasher (plumbing permit $102) but no HVAC equipment changes adds $204 total in trade permits on top of the $255 building permit, for an all-in $459 for the kitchen remodel.

Henrico Alteration Permit Cost vs Neighbors

Henrico sits in the mid-range of the verified DMV cluster for typical residential alterations under $80,000 declared value but becomes the structurally cheapest jurisdiction at high declared values because of the $680 building permit cap. The table below compares the all-in alteration permit cost across the verified DMV cluster at four scopes.

Jurisdiction Pricing Method $15k bathroom $30k kitchen $200k luxury
Henrico County $100 + $6/$1k over $5k (cap $680) + 2% levy $163.20 $255.00 $693.60 (cap)
Norfolk City Flat $100 + $35 PR + $15 + 2% levy on $100 $152.00 $152.00 $152.00
Richmond City $63 + $6.07/$1k over $2k + 2% levy $144.75 $237.62 $1,289.86
Virginia Beach $50 + $5/$1k + $100 PR + $10 tech + 2% on BP $237.50 $314.00 $1,121.00
Loudoun County Bundled $395 + 2% levy $402.90 $402.90 $402.90 (under 1,000 sq ft)
Washington, DC $30 + 2% + 10% Enhanced + 0.13% GBF + Enhanced $384.45 $735.90 $4,613.00
Fairfax County 3% of value + 50% PR + 2% levy $688.50 $1,377.00 $9,180.00

All figures are building permit only - trade permits (electrical, plumbing, mechanical) excluded. Norfolk's flat $152 covers any alteration value. Richmond's uncapped value formula climbs at $6.07 per $1,000 - at $200k declared the building permit is $63 + 198 x $6.07 = $1,264.86 + 2% levy = $1,289.86. Virginia Beach $200k = $50 + $1,000 + $100 PR + $10 tech = $1,160 + 2% levy on $1,160 BP only = $1,183.20 - approximately, actual depends on PR vs counter PR election. Loudoun's bundled flat applies only under 1,000 sq ft. DC's Tier 3 at $200k = $30 + $4,000 = $4,030 BP + $403 Enhanced + $260 GBF + $26 Enhanced = $4,719 (small adjustment for Tier 3 thresholds). Fairfax 3% formula uncapped is the most expensive. Source-age caveats: Loudoun is July 2022; Norfolk is July 2021; Richmond is June 2022. Chesterfield County not in table - no verified general-alteration line item in source data.

Compare Across the DMV

For a full breakdown of how Henrico and other Virginia jurisdictions price alterations, see the cross-jurisdiction guide.

Frequently Asked Questions

The $680 building permit cap activates at approximately $101,667 declared construction value. Math: $680 = $100 base + $X tier portion, so $X = $580. At $6 per $1,000 over $5,000, the tier portion hits $580 at 96.67 thousand-dollar increments above the threshold: $5,000 + (96.67 x $1,000) = $101,667. With the 2% Virginia state levy on the capped $680 building permit, the all-in cap is $693.60. Any alteration declared at $101,667 or higher pays the same $693.60. A $150,000 luxury renovation, a $500,000 estate-grade gut renovation, and a $1 million dream-home renovation all cost the same $693.60 in Henrico. The cap is unique in the verified DMV cluster.
Three structural reasons. First, Henrico's tier slope of $6 per $1,000 (effectively 0.6% of declared value above the $5,000 threshold) is roughly one-fifth of Fairfax's 3% rate on every dollar of declared value. Second, Henrico bundles plan review into the base + tier; Fairfax adds a 50% plan review surcharge on top of the 3% building permit fee. Third, Henrico caps the building permit at $680; Fairfax has no cap on residential alteration permit fees. The combined effect: a $30,000 kitchen remodel costs $255 in Henrico vs $1,377 in Fairfax. At $100,000 declared value, Henrico costs $693.60 (capped) vs $4,590 in Fairfax (uncapped). The structural cost difference grows with project size.
Yes - the $100 base building permit + 2% levy = $102.00 all-in is the minimum residential alteration permit fee in Henrico, regardless of declared construction value. The $5,000 threshold for the $6/$1k tier rate means there is no tier slope below $5,000. A $500 minor repair, a $1,000 small project, and a $5,000 minor update all cost the same $102.00 all-in. The threshold effectively creates a flat-fee floor below $5,000 declared.
Yes - Henrico's residential_alteration_repair line item is a catch-all that applies the same $100 + $6/$1k over $5k formula (capped at $680) to kitchen remodels, bathroom remodels, basement finishes, interior renovations, and most home-improvement work on existing 1-2 family dwellings. The fee math does not distinguish between project types within the alteration category. A $30,000 kitchen remodel and a $30,000 basement finish both cost the same $255 all-in. Trade permits ($100 flat each + 2% levy) are filed separately and depend on the specific electrical/plumbing/HVAC scope of the project.
No. Henrico trade permit fees are flat $100 per trade ($102 with 2% levy) regardless of project size or declared construction value. A $5,000 alteration with one electrical permit costs $102 in trade permits. A $200,000 alteration with one electrical permit also costs $102 in trade permits. The flat-fee structure is structurally different from Fairfax's tiered trade permits (0-149/150-399/400-599 amp, 1-5/6-15 fixture, 1-zone/2-3 zone) where the trade permit cost rises with the size of the trade scope.
Load-bearing wall removal, beam installation, footing modifications, and other structural changes are still classified as residential alterations under Henrico's residential_alteration_repair line item. The $100 + $6/$1k formula and the $680 cap apply. HOWEVER, Henrico may require stamped structural drawings prepared by a Virginia-licensed structural engineer. The engineering review and stamping costs are NOT included in the bundled plan review fee - those are billed by the engineer separately ($1,500 to $5,000 typical for residential structural work). Confirm structural review requirements with Henrico Building Department at (804) 501-4360 before budgeting any alteration that involves load-bearing modifications.
Yes - declared value drives the formula above the $5,000 threshold, so a lower declared value produces a lower permit fee (within reason). Under-declaring an honest $30,000 kitchen remodel as $15,000 saves $91.80 ($255 - $163.20) in permit fees but risks administrative complications. Henrico inspectors verify declared value against project scope at inspection - a kitchen with new high-end appliances, custom cabinets, and granite counters cannot reasonably be declared at $5,000. The honest contractor invoice or materials-plus-labor figure should be filed. Declared value below the $680 cap activation point ($101,667) directly affects the building permit; declared value above the cap activation point produces the same $693.60 all-in regardless of how much higher the actual project cost is.
Henrico's residential fee structure bundles plan review into the $100 base + tier rate. The Henrico Building Department operates with a lean residential plan review process for typical 1-2 family alteration scope - kitchen remodels, bathroom remodels, basement finishes do not generally require complex multi-discipline plan review on the same scale as commercial projects or large new construction. Bundling plan review into the base fee structure reduces administrative billing overhead for both Henrico and homeowners. Commercial alterations have a separate plan review line item; residential alterations do not. This is structurally different from Fairfax County where 50% plan review surcharge is applied to every residential alteration permit, but similar to Richmond City which also bundles plan review for residential.

Sources

Official .gov Sources - Verified December 2025
  • Henrico County Building Department - Permit Fees Verified December 2025 - Henrico County Government - Primary source for the residential_alteration_repair tiered formula ($100 base + $6 per $1,000 over $5,000, capped at $680), the residential trade permit flat-fee structure ($100 per trade permit), and the 2% Virginia state levy application rules. Page state captured via Playwright + Fetch MCP from henrico.gov/building.
  • Henrico County Permit Application Information Accessed April 2026 - Henrico County Government - Official residential permit application information page with current contact information for Henrico Building Department ((804) 501-4360) and permit submission guidance. The destination for verifying current alteration pricing and trade permit costs before filing.
  • 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 2% levy applied to the Henrico alteration permit subtotal
Next Step

Calculate your specific Henrico alteration permit cost or compare against neighbors.

Always verify current alteration permit fees, cap activation, and trade permit costs directly with Henrico County Building Department before budgeting or filing. Call Henrico Building Department at (804) 501-4360 to confirm the $100 + $6/$1k formula, the $680 building permit cap, and the residential trade permit flat-fee rate for your specific alteration scope. Structural alterations may require stamped engineering drawings outside the standard plan review fee.
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 Building Department at the time of application. The $100 base + $6 per $1,000 over $5,000 tiered formula, the $680 building permit cap, the residential trade permit flat-fee structure ($100 per trade), and the 2% Virginia state levy application rules are all sourced from the Henrico County permit fee schedule on henrico.gov/building, verified December 2025. The catch-all residential_alteration_repair line item covers kitchen remodels, bathroom remodels, basement finishes, interior renovations, and most home-improvement work on existing 1-2 family dwellings. Trade permit fees (electrical, plumbing, mechanical) are filed separately and each carries the 2% Virginia state levy on the $100 trade fee. Structural alterations (load-bearing wall removal, beam installation, footing modifications) may require stamped structural drawings prepared by a Virginia-licensed structural engineer - these engineering costs are billed by the engineer separately, not by Henrico. Confirm scope and current pricing with Henrico Building Department before budgeting.

Written by: Munib Ur Rehman

Data verified against official fee schedule documents.