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Virginia Site Prep and Permits Before You Build | Spear Builders

What Permits and Site Work Do You Need Before Building a Home in Virginia?

Before you can break ground on a custom home or barndominium in Virginia, there are several required steps that every property owner must take. These are not optional — and depending on where your land is located, the process can vary widely by county.

Whether you're building in Fredericksburg, Spotsylvania, Charlottesville, or another part of Central Virginia, the preparation phase includes everything from a certified soil evaluation to a land disturbance permit.

This guide covers the five most important site prep and permit steps you will need to complete before building in Virginia — with specific details for the counties we serve.

1. Certified Soil Evaluation (Perc Test)

Before any septic design or well permit can be approved, your land must be tested by a Virginia-certified soil scientist. This test, often called a "perc test," determines whether your property can support an on-site septic system.

What’s Included:

  • Soil texture and drainage testing

  • Water table depth

  • Slope, setback, and well separation compliance

Why It Matters:

Without a successful soil evaluation, you cannot receive a septic permit — which is required for building a home on land without public sewer access.

Virginia Code Reference:

2021 Virginia Residential Code Section P2602.1 requires connection to an approved sewage disposal system. Soil suitability is evaluated under guidelines enforced by the Virginia Department of Health (VDH).

2. Septic System Design

Once your soil test passes, a licensed designer will create a septic system plan based on the size of your home, number of bedrooms, and soil conditions.

Requirements Include:

  • Site layout and elevation drawings

  • Tank size calculations

  • Drainfield design and setbacks

  • Submission to the local VDH office for permit approval

Counties like Spotsylvania, Madison, and Orange require submission through their Environmental Health Division.

3. Well Drilling Permit

In most of Central Virginia, rural lots are not connected to a public water supply. That means a private well must be drilled and permitted before construction can begin.

Permit Steps:

  • Submit well permit application through your local Health Department

  • Identify well location in compliance with setback rules

  • Ensure it meets minimum separation from drainfields, buildings, and property lines

Virginia Code Reference:

2021 Virginia Residential Code Section P2901 outlines potable water system requirements. The well must also comply with 12VAC5-630 through the VDH Private Well Regulations.

4. Land Disturbance Permit

Any grading, tree clearing, or excavation over 2,500 square feet typically requires a land disturbance permit in Virginia. This ensures your construction plan will not negatively impact water runoff, neighboring land, or local roadways.

You May Need:

  • Erosion and sediment control plan

  • Grading plan

  • Site plan with limits of disturbance

Local Oversight:

  • Spotsylvania County: Permits issued through the Department of Environmental Code Compliance

  • Fredericksburg: Review required by the Community Planning & Building Department

  • Culpeper and Orange Counties: Handled through local erosion control divisions

Virginia Code Reference:

9VAC25-870-55 of the Virginia Stormwater Management Program governs land disturbance, erosion control, and drainage.

5. Erosion and Sediment Control Plan

In conjunction with a land disturbance permit, most localities require a detailed erosion control plan. This ensures stormwater runoff is properly managed during and after construction.

Typical Elements Include:

  • Silt fence placement

  • Stabilized construction entrances

  • Drainage swales and culverts

  • Phased clearing and re-seeding

This plan must be prepared by a certified professional and submitted to your local stormwater division.

What Areas of Virginia Does Spear Builders Serve?

We provide custom home building, barndominiums, and site evaluation services in:

Each county enforces its own timeline and permit process. Our team helps clients navigate these differences and ensures every step is completed before construction begins.

Do You Need a Builder to Handle Permitting?

Absolutely. Trying to handle these steps on your own can be overwhelming, especially when multiple agencies and engineering services are involved.

At Spear Builders, we:

  • Coordinate soil scientists and engineers

  • Submit plans to local VDH and zoning departments

  • Ensure all permits are secured before breaking ground

  • Help you understand every part of the process

Ready to build? Start here:
Call us at 540-368-9003 or click here https://www.spearbuilders.net/contact/

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