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Virginia Shed Permit Guide
The 256 Sq. Ft. Rule: Do You Need a Shed Permit in Henrico, Chesterfield, or Richmond? Your complete guide to shed permit requirements under the Virginia Uniform Statewide Building Code.
Quick Answer: Under 256 Sq Ft
In Henrico and Chesterfield Counties, one-story detached sheds under 256 square feet generally do not require a building permit. However, zoning setbacks still apply, and structures over this size require permits.
- No permit for most sheds under 256 sq ft
- Permits + inspections for sheds over 256 sq ft
- Setbacks and zoning rules always apply
- Electrical work always needs a separate permit
“No Building Permit” does not mean “No Rules.” The exemption removes structural building permits, not zoning, electrical, or land-use rules. You still must meet setbacks, honor easements, and get electrical permits.
Virginia Building Code (USBC)
The Core Exemption
One-story detached accessory structures used as tool/storage sheds, playhouses, or similar uses are exempt from building permits provided:
- Floor area does not exceed 256 square feet
- The structure is one story only
- Eave height is 10 feet or less
- Maximum height from finished floor to grade does not exceed 18 inches
Important: “No building permit required” does not mean “no paperwork required.” You must still comply with local zoning ordinances regarding setbacks, lot coverage, and land use.
Henrico County Requirements
Building Permit Exemption
Henrico County adheres to the 256 sq ft exemption. The county enforces strict zoning reviews to prevent encroachment on easements and setbacks.
Setback Requirements by Zoning District
- R-3 (Standard Residential): 12 feet side yard setback
- R-0 (Larger Lots): 20 feet side yard setback
- R-5 (Higher Density): 10 feet side yard setback
Permit Fees (Over 256 Sq Ft)
- $100 for the first $5,000 of value
- $6 for each additional $1,000
- Plus a 2% state levy on the permit fee
Example: A 12×24 shed (288 sq ft, value $8,500) = ~$126.50 total permit fee. A 12×20 shed (240 sq ft) = no permit needed.
Chesterfield County Requirements
Building Permit Exemption
Chesterfield also follows the 256 sq ft exemption but adds additional foundation requirements for larger structures:
- Sheds over 400 sq ft (non-light-frame): continuous footings at least 18 inches below grade
- Sheds over 600 sq ft (light-frame): continuous footings required
Important for large garages: These footing requirements eliminate the simple “gravel pad” for large garages in Chesterfield. You will need a concrete contractor.
Accessory Structure vs. ADU
- Accessory Structure: May have kitchenette, bathroom, living space — typically permitted by right
- Accessory Dwelling Unit (ADU): Full kitchen with stove — requires a Conditional Use Permit
Note: Virginia SB 304 (effective July 2025) may change ADU requirements.
Richmond City Requirements
Richmond City follows the same 256 sq ft exemption but adds its own fee structure and historic district limits.
- The 256 sq ft exemption for one-story sheds still applies
- Residential building permit fees: $63.00 base + $6.07 per thousand dollars of value over $2,000
- Strict lot coverage limits in historic districts (The Fan, Church Hill)
- Minimum 5 feet setback from property lines (varies by R-1 through R-7 zoning)
Common Permit Questions
Do I need a permit for a shed in Henrico County?
If your shed is 256 sq ft or less (like a 12×20), one story, and used for storage — no building permit required. You still need to meet zoning setbacks.
Do I need a permit for a shed in Chesterfield?
Same 256 sq ft rule applies. But if you go over 400 sq ft, Chesterfield requires continuous footings — which means a concrete foundation, not just a gravel pad.
What is the largest shed I can build without a permit?
256 square feet (e.g., 12×20 or 16×16). This is Virginia-wide under the USBC.
Does adding electricity require a separate permit?
Yes — always. Electrical permits are separate from building permits and required regardless of shed size.
What about setbacks from my property line?
Setbacks vary by county and zoning district. Henrico ranges from 10-20 feet. Chesterfield and Richmond City typically require 5 feet minimum. Always check your specific zoning.
We Guide You Through Every Step
As Richmond’s local shed experts, Evergreen Sheds helps you navigate the permit process before you buy, so your new building is legal, safe, and perfectly placed on your property.
- ✓ Free permit consultation to determine if your project requires permits
- ✓ Assistance with calculating square footage and setbacks for your lot
- ✓ Recommendations for licensed electricians and site prep contractors
- ✓ Documentation support for permit applications
- ✓ HOA submission assistance (see our HOA Approval Guide)
Bring us your address, and we’ll help you find out if your dream shed needs a permit.