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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 (including decks, sheds and porches) of 1,000 sq ft or less, ($395.00 to $399.60 all-in regardless of project size or declared value). Virginia requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit). Residential alterations are priced separately at 1% of construction cost ($65 minimum) plus a $130 plan review fee. 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 on decks, additions and alterations 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 $395.00 to $399.60 bundle, and VB's $314.00 for a $30,000 alteration is below Loudoun's $430.00 to $438.60 alteration fee. Above 1,000 sq ft Loudoun shifts to an estimated 1% + $335 plan review path and VB's advantage widens to approximately $888 to $911 or more at typical heated-addition sizes.

200 sq ft Deck ($15k)
VB $94.16 vs Loudoun $395.00 to $399.60
$30k Alteration
VB $314.00 vs Loudoun $430.00 to $438.60
$30k In-Ground Pool
VB $314.00 vs Loudoun $260.00 to $261.90 outside towns ($95.00 to $96.90 + town fees in a town)
500 sq ft Heated Addition ($50k)
VB $121.70 vs Loudoun $395.00 to $399.60
Loudoun Source
July 2022 (caveat)
Virginia Beach Source
rev. Jul-2025
What This Comparison Covers - and What It Does Not

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 (still the most recent published Loudoun version as of November 4, 2026; source-age caveat) and loudoun.gov/5382 for pool fees. 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 bundle treats decks, sheds, porches and small additions of 1,000 sq ft or less the same - $395.00 to $399.60 each - prices in-ground pools separately ($260 outside incorporated towns, $95 plus town fees inside a town), while residential alterations follow a separate formula (1% of cost, $65 minimum, plus $130 plan review), which is $430.00 to $438.60 for a $30,000 remodel. 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 for decks, additions and alterations (pools depend on Loudoun town location) - 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, over 4 years old, and still the published version as of November 4, 2026. Virginia requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit). 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.

Key Takeaways
  • 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 residential additions (including decks, sheds and porches) of 1,000 sq ft or less - a value-blind, size-blind rate, $395.00 to $399.60 all-in depending on the 2% Virginia state levy - and prices residential alterations at 1% of construction cost ($65 minimum) plus a $130 plan review fee. 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 $300.84 to $305.44. 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 $395.00 to $399.60 bundled. VB's sq-ft-based deck formula dramatically beats Loudoun's 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 $395.00 to $399.60, VB saves $292.68 to $297.28.
  • For typical residential interior alterations, Virginia Beach wins by $116.00 to $124.60 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 1% of $30,000 = $300 building permit + $130 plan review + the 2% levy, if not already included, on $430 ($0 to $8.60) = $430.00 to $438.60. At $50k declared: VB $50 + $250 = $300 + $100 + $10 + $6 = $416.00 vs Loudoun $630.00 to $642.60 - VB saves $214.00 to $226.60. There is no alteration crossover: Loudoun's 1% rate grows faster than VB's $5 per $1,000, and even at Loudoun's $195.00 to $198.90 minimum (projects up to $6,500) VB is lower ($186.50 at $5,000).
  • 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's official pool page lists $260 for a property not in an incorporated town, including the county building and zoning permits ($260.00 to $261.90 with the levy range) - $52.10 to $54.00 less than VB at this declared value. Because Loudoun's pool fee is flat, outside towns it is lower than VB's for pools declared above $19,000 and higher below that. Inside an incorporated town (Leesburg, Purcellville, Middleburg, Hamilton, Hillsboro, Lovettsville, Round Hill) Loudoun charges $95 ($95.00 to $96.90) for the county building permit only, plus the town's own zoning permit and fees, which are not published here - so it depends on the town fee.
  • For 500 sq ft heated additions, Virginia Beach's counter plan review option produces dramatic savings - $273.30 to $277.90 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 $395.00 to $399.60 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 $176.88 to $181.48 - 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 $395.00 to $399.60 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 $395.00 to $399.60 bundle 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 + the 2% levy, if not already included, on $1,135 ($0 to $22.70), for $1,135.00 to $1,157.70 plus the county zoning permit. VB pays $50 + 12 x $7 = $134 + $100 PR + $10 tech + $2.68 levy on $134 = $246.68 all-in. VB saves approximately $888 to $911 or more 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 decks, additions and alterations of 1,000 sq ft or less, Virginia Beach is the cheaper jurisdiction; for in-ground pools, it depends on whether the Loudoun property is in an incorporated town. For decks, heated additions, non-heated additions, and alterations at any declared value, Virginia Beach wins. For pools outside Loudoun's incorporated towns, Loudoun's $260.00 to $261.90 is cheaper than VB above $19,000 declared; inside a town Loudoun's $95.00 to $96.90 county fee plus the town's own zoning fee decides it. 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.
Open the Permit Fee Calculator Loudoun County Fees Virginia Beach City Fees

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). Virginia requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit).

Example 1: 200 sq ft uncovered deck, $15,000 declared

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) + the 2% levy, if not already included, on the $230 building permit and plan review ($0 to $4.60) = $395.00 to $399.60
  • 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 $300.84 to $305.44

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 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.

Example 2: $30,000 interior kitchen alteration

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: 1% of $30,000 = $300 building permit + $130 plan review + the 2% levy, if not already included, on $430 ($0 to $8.60) = $430.00 to $438.60
  • 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 $116.00 to $124.60

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). Loudoun prices alterations at 1% of cost plus a $130 plan review, which rises faster than VB's $5 per $1,000, so there is no alteration crossover - Virginia Beach is cheaper at every declared value. Note: trade permits for the kitchen's electrical and plumbing scope are NOT included in either figure and would add separately in both jurisdictions.

Example 3: $30,000 in-ground pool

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, not in an incorporated town: $260 published ($95 county building permit + $165 county zoning permit) + the 2% levy, if not already included, on $95 ($0 to $1.90) = $260.00 to $261.90
  • Loudoun, in an incorporated town: $95 county building permit + up to $1.90 levy = $95.00 to $96.90, plus the town's zoning permit and fees (not included)
  • 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: Depends on location - outside towns Loudoun saves $52.10 to $54.00; inside a town Loudoun's county fee is $217.10 to $219.00 lower before the town's own fees

Why: VB uses the same value-based formula for in-ground pools as for general alterations ($50 + $5 per $1,000). Loudoun's $395 bundle does not apply to pools. Loudoun's official pool page (loudoun.gov/5382) lists $260 outside incorporated towns (county building and zoning permits) and $95 inside a town (county building permit only), with no plan review fee listed. Outside towns VB is cheaper only for pools declared at or below $19,000. 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.

Example 4: 500 sq ft heated sunroom addition, $50,000 declared

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 (1,000 sq ft or less) + the 2% levy, if not already included, on the $230 building permit and plan review ($0 to $4.60) = $395.00 to $399.60
  • 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 $273.30 to $277.90

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 published fees do not say whether the required levy is already included; at most it is 2% of the $230 building permit and plan review portion of the $395 bundle. VB's structural advantage is largest at small heated additions where the counter PR applies.

Example 5: 1,200 sq ft heated second-story addition, $80,000 declared (Loudoun crosses 1,000 sq ft threshold)

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 + the 2% levy, if not already included, on $1,135 ($0 to $22.70). Estimated total = $1,135.00 to $1,157.70 plus the county zoning permit
  • 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 $888.32 to $911.02 or more

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, or $1,871.70 with the 2% levy, plus zoning, vs VB $50 + $140 = $190 + $100 + $10 + $3.80 = $303.80 - VB saves approximately $1,531 to $1,568 or more.

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 requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit). Virginia Beach source is rev. Jul-2025 PDF.

Project Type Loudoun Virginia Beach Winner
200 sq ft deck at $15k $395.00 to $399.60 $94.16 VB saves $300.84 to $305.44
400 sq ft deck at $15k $395.00 to $399.60 $102.32 VB saves $292.68 to $297.28
$15k alteration $280.00 to $285.60 $237.50 VB saves $42.50 to $48.10
$30k alteration $430.00 to $438.60 $314.00 VB saves $116.00 to $124.60
$50k alteration $630.00 to $642.60 $416.00 VB saves $214.00 to $226.60
$30k in-ground pool $260.00 to $261.90 outside towns; $95.00 to $96.90 + town fees in a town $314.00 Depends on location (outside towns Loudoun saves $52.10 to $54.00)
$50k in-ground pool $260.00 to $261.90 outside towns; $95.00 to $96.90 + town fees in a town $416.00 Depends on location (outside towns Loudoun saves $154.10 to $156.00)
500 sq ft heated addition at $50k $395.00 to $399.60 $121.70 VB saves $273.30 to $277.90
800 sq ft heated addition at $80k $395.00 to $399.60 $218.12 VB saves $176.88 to $181.48
1,200 sq ft heated addition at $80k (over Loudoun 1,000 sq ft path) ~$1,135.00 to $1,157.70 + zoning (est) $246.68 VB saves ~$888.32 to $911.02+
2,000 sq ft / $150k new construction or large addition (over Loudoun threshold) ~$1,835.00 to $1,871.70 + zoning (est) $303.80 VB saves ~$1,531.20 to $1,567.90+

In-ground pools are not on Loudoun's bundle. Pools depend on location and value: outside Loudoun's incorporated towns Loudoun's published $260 (county building and zoning permits; $260.00 to $261.90 with the levy range) is lower than Virginia Beach for pools declared above $19,000 ($52.10 to $54.00 lower at $30,000); inside an incorporated town (Leesburg, Purcellville, Middleburg, Hamilton, Hillsboro, Lovettsville, Round Hill) Loudoun charges $95 ($95.00 to $96.90) for the county building permit only, plus the town's own zoning permit and fees, so the result depends on the town fee. There is no alteration crossover: Loudoun prices alterations at 1% of cost ($65 minimum) + $130 plan review, which stays above VB's alteration total at every declared value. 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 $395.00 to $399.60 bundle 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 flat rate for small additions, decks, sheds and porches; 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 also differs: Virginia requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit). 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) $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 (1,000 sq ft or less) $50 + $4 per 100 sq ft
Heated addition pricing $395 bundled flat (1,000 sq ft or less) $50 + $7 per 100 sq ft
Non-heated addition pricing $395 bundled flat (1,000 sq ft or less) $50 + $4 per 100 sq ft
Interior alteration/repair pricing 1% of cost ($65 min) + $130 plan review (+ the 2% levy, if not already included) $50 + $5 per $1,000 of declared value
In-ground pool pricing $260 outside incorporated towns (county building + zoning); $95 inside a town (county building only, town fees extra) $50 + $5 per $1,000 (same alteration formula)
Plan review fee Bundled into $395 (1,000 sq ft or less); $335 separate (over 1,000 sq ft); $130 for alterations $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 Not shown in published fees; at most the $230 building permit + plan review (never the $165 zoning permit) 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

Loudoun bundles three components - building permit, plan review, and county zoning permit - into a single $395 flat fee for residential additions (including decks, sheds and porches) of 1,000 sq ft or less, and charges 1% of cost plus a $130 plan review for alterations. The bundled approach is jurisdiction-unique in the DMV (no other verified VA county or city combines these into one fee at this scale). Virginia Beach itemizes its building permit by project category (sq-ft for decks and additions, value-based for alterations and pools), uses a low $50 base on all building permits, offers a $25 counter PR option for small projects (≤500 sq ft and ≤5 plan sheets), and applies the 2% state levy only to the building permit fee component (not to PR or tech). The result is that VB's all-in pricing for small and mid-size projects sits dramatically below Loudoun's $395.00 to $399.60 bundle. Loudoun's structure produces predictability but at a higher base cost than VB's itemized approach allows for small projects.
Only for some in-ground pools. For a property not in one of Loudoun's incorporated towns, Loudoun's official pool page lists $260 including the county building and zoning permits ($260.00 to $261.90 with the levy range), which is cheaper than Virginia Beach for pools declared above $19,000: at a $30,000 pool VB charges $314.00 (Loudoun saves $52.10 to $54.00); at a $50,000 pool VB charges $416.00 (Loudoun saves $154.10 to $156.00); at an $80,000 pool VB charges $569.00 (Loudoun saves $307.10 to $309.00). Inside an incorporated town (Leesburg, Purcellville, Middleburg, Hamilton, Hillsboro, Lovettsville, Round Hill) Loudoun charges $95 ($95.00 to $96.90) for the county building permit only, plus the town's own zoning permit and fees, so it depends on the town fee. Alterations have no crossover: Loudoun prices them at 1% of cost ($65 minimum) + $130 plan review, so a $50,000 alteration is $630.00 to $642.60 in Loudoun vs $416.00 in VB. For sq-ft-priced categories (decks, heated additions, non-heated additions), VB wins at every typical residential size because the per-100-sq-ft rates ($4 deck, $7 heated addition, $4 non-heated) never push VB's all-in above Loudoun's $395.00 to $399.60 within the 1,000 sq ft ceiling. Loudoun has no over-threshold pricing carve-out that helps it - the over-1,000-sq-ft path widens VB's advantage.
Virginia Beach's published Residential Permit Fee schedule offers two plan review options: a $100 full plan review for projects that go through the standard intake-and-review process, and a $25 counter plan review for small projects that meet two thresholds - the project must be ≤500 sq ft AND the plan submission must be ≤5 plan sheets. Most decks (any size) and small heated additions (≤500 sq ft single-room expansions) qualify for counter PR, saving $75 per filing vs the full PR. The counter PR is filed at the in-person counter at the VB Permits Center; it bypasses the formal multi-day review queue and produces a same-day decision in most cases for projects that fit the scope. Loudoun has no equivalent - the $395 bundled fee covers plan review at one rate regardless of project scope. The counter PR is a meaningful structural advantage for small VB projects, contributing $75 of savings on every qualifying filing vs Loudoun's bundled rate.
When a Loudoun addition crosses 1,000 sq ft, the bundled $395 flat path no longer applies. The over-threshold path uses a 1%-of-construction-value formula plus a separate $335 plan review fee - so a $80,000 declared 1,200 sq ft addition runs $1,135 building permit subtotal in Loudoun, vs Virginia Beach's $134 sq-ft-based building permit + $100 PR + $10 tech = $244 subtotal. The structural gap is the 1% rate applied to a meaningful declared value (Loudoun's $800 building permit fee on $80k declared) plus the separate $335 PR (which exceeds VB's full $100 PR by $235). Combined, Loudoun's over-threshold pricing produces all-in fees roughly 4x to 5x Virginia Beach's same-project pricing once the addition crosses 1,000 sq ft. The Loudoun over-threshold path is documented as an estimate in the published schedule - confirm exact pricing with Building and Development at (703) 777-0220 before filing a large addition budget.
No. The all-in figures in this comparison cover only the building permit + plan review + technology fee (where applicable) + 2% Virginia state levy. Trade permits (electrical, plumbing, mechanical) for additions or alterations with new circuits, fixtures, or HVAC equipment are filed SEPARATELY in both jurisdictions and add additional cost. Loudoun does not publish itemized residential trade permit fees in PermitPrice's verified data - verify with Loudoun Building and Development at (703) 777-0220 before budgeting. Virginia Beach publishes residential trade permit fees on separate fee sheets that are not modeled in PermitPrice's calculator-grade source.json - verify with the VB Permits Center at (757) 385-4211. For rough budgeting, expect $135-$400 per trade in both jurisdictions depending on amperage, fixture count, or zone count, plus the 2% state levy on each trade permit fee.
Virginia Beach's schedule is the rev. Jul-2025 published PDF, the most recent published version from the VB Department of Planning and Community Development. PermitPrice retrieved this PDF via authenticated fetch from the virginia-beach-departments-docs S3 bucket and verified the formulas in April 2026 - high confidence, source-current. Loudoun's schedule is dated July 1, 2022, and is still the most recent published Loudoun version on the county's Building and Development site as of November 4, 2026 - over 4 years old. Loudoun may have updated rates internally without a new public posting. Virginia requires a 2% state levy on building-code permit fees (USBC Section 107.2), but Loudoun's published fees do not say whether that levy is already included or whether it is charged on plan review, so PermitPrice shows each Loudoun total as a range: the published amount up to 2% more on the building permit and plan review portion (the levy never applies to the zoning permit). PermitPrice's source.json lists the confidence for Loudoun figures as "medium with caveats" because of the schedule age. For load-bearing budget decisions involving the Loudoun side of this comparison, confirm the current bundled $395 flat rate and the over-1,000 sq ft 1% + $335 path with Loudoun Building and Development at (703) 777-0220 or through the BD Apply Online portal before filing. Virginia Beach's rev. Jul-2025 schedule is the current published version.
For typical residential projects, the rule is: pick Virginia Beach for decks, additions and alterations of 1,000 sq ft or less, and check location for in-ground pools. Decks of any typical size: Virginia Beach. Heated additions of 1,000 sq ft or less: Virginia Beach (especially with counter PR for ≤500 sq ft). Non-heated additions of 1,000 sq ft or less: Virginia Beach. Alterations at any declared value: Virginia Beach ($116.00 to $124.60 cheaper at $30,000). Pools: outside Loudoun's incorporated towns Loudoun ($260.00 to $261.90) is cheaper above $19,000 declared; inside a town it depends on the town's own zoning fee on top of Loudoun's $95.00 to $96.90. Any addition over 1,000 sq ft: Virginia Beach by hundreds or thousands of dollars. Virginia Beach dominates every sq-ft-priced category at typical residential sizes; pools are the one category where Loudoun can win.
Yes - the two jurisdictions price decks and pools using completely different methods. Loudoun applies its bundled $395 flat fee to decks, sheds, porches and additions of 1,000 sq ft or less; residential alterations use a separate formula (1% of cost, $65 minimum, plus $130 plan review). Virginia Beach distinguishes between project types: decks use a footprint-based formula ($50 + $4 per 100 sq ft + plan review options); in-ground pools use a value-based formula (same as alteration: $50 + $5 per $1,000 of declared value + $100 PR + $10 tech + 2% levy on building permit). VB's pool barrier fences, pool electrical bonding/grounding circuits, and any plumbing fixture work are separate permits not included in the pool building permit figure. Loudoun's official pool page (loudoun.gov/5382) lists $260 for a property not in an incorporated town, including the county building and zoning permits, and $95 inside a town for the county building permit only (town zoning and fees separate), separate from the $395 bundle; trade and grading permits are extra. For decks, both jurisdictions treat the structure as a permitted project; VB just uses footprint-pricing where Loudoun uses the bundle.

Sources

Official .gov Sources - Verified April and November 2026
  • 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 of 1,000 sq ft or less, for the residential alteration formula (1% of construction cost, $65 minimum permit fee, plus a $130 plan review fee), for the 1%-of-construction-value + $335 plan review formula for additions over 1,000 sq ft, with the bundle made up of the $100 building permit (page 9), $130 plan review (page 10) and $165 residential zoning permit (page 13). The schedule does not say whether the required 2% Virginia state levy is already included, so PermitPrice shows Loudoun totals as ranges. Source schedule is still the most recent published Loudoun residential version as of November 4, 2026 - source-age caveat applies; this schedule is over four years old. Caveat
  • 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.
  • Code of Virginia Section 36-137(7) - State Levy Authority Current - Virginia General Assembly - Enabling statute for the state levy; USBC Section 107.2 (13VAC5-63-70) requires it at 2% of fees charged for building-code permits, collected by the local building department; it does not apply to county zoning permits
  • Loudoun County - Pools Verified November 4, 2026 - Loudoun County, VA - Source for pool fees: $260 outside incorporated towns (includes county building and zoning permit fees); $95 inside an incorporated town (county building permit fee only; town zoning permit and fees separate); trade and grading permits separate
Next Step

Run the calculator with your specific project values, or read the individual jurisdiction guides for fuller fee detail.

Always verify current building permit fees, plan review options, technology fee changes, and state-levy treatment directly with the local building department before relying on these figures. Call Loudoun Building and Development at (703) 777-0220 to confirm the bundled $395 flat fee is still in effect for under-1,000 sq ft residential projects, the 1% + $335 plan review formula is still in effect for over-1,000 sq ft additions, and any current trade permit pricing. Call the Virginia Beach Permits Center at (757) 385-4211 to confirm current sq-ft and value-based residential pricing, current counter PR thresholds, and current trade permit costs. For load-bearing budget decisions, do not rely on a comparison page alone.
Disclaimer: All fee information on PermitPrice is for informational purposes only and is not an official permit quotation. Actual permit fees are determined by Loudoun County Building and Development and Virginia Beach City Department of Planning and Community Development at the time of application. The Loudoun bundled $395 flat fee ($395.00 to $399.60 with the state levy range) and the 1% + $335 plan review formula are sourced from Loudoun's published residential fee schedule effective July 1, 2022 - still the most recent published version on Loudoun's Building and Development site as of November 4, 2026, over four years old. Loudoun pool fees are from loudoun.gov/5382. Virginia Beach figures are sourced from the Residential Permit Fees PDF rev. Jul-2025 retrieved via authenticated fetch from the virginia-beach-departments-docs S3 bucket and verified April 2026. Trade permit fees (electrical, plumbing, mechanical), Chesapeake Bay Preservation Area review, BMP stormwater approvals, well/septic upgrades, fence and asbestos permits in Virginia Beach (separate fee sheets), special use permits, variances, rezoning, and roofing/siding-only permits (Virginia Beach separate fee sheet) are not included in this comparison's all-in figures. Loudoun's over-1,000 sq ft path pricing in this comparison is estimated using the published 1% + $335 PR formula - confirm exact pricing with Building and Development for larger projects.

Written by: Munib Ur Rehman

Data verified against official fee schedule documents.