Navigating Roof Replacement Permits in Henrico vs. Chesterfield County

Your contractor says permits are optional to save you money.

Here's why that advice will cost you thousands when you try to sell your house.

Why Permits Actually Matter

Code compliance: Inspectors verify work meets Virginia building code. Proper flashing, adequate ventilation, correct installation.

Safety: Ensures structural adequacy. Your roof deck can't support tile? Inspector catches it before installation.

Insurance coverage: Many policies won't cover unpermitted work. Leak from unpermitted roof? Claim denied.

Home sales: Buyers' inspectors find unpermitted work. Deal falls apart. Or you discount price to compensate.

Warranty protection: Some manufacturer warranties require permitted, inspected installation.

"But permits cost money and delay the project."

Yes. $150-325 and 2-7 days. Way cheaper than the problems unpermitted work creates.

When You Need a Permit (Both Counties)

Henrico County:

Full roof replacement requires permit.

Structural work (decking replacement, rafter repair) requires permit.

Does NOT require permit:

Minor repairs (replacing a few shingles)

Roof cleaning or maintenance

Gutter work

Chesterfield County:

Same as Henrico. Full replacement and structural work require permits. Minor repairs don't.

Both counties:

If you're removing old roof and installing new one, you need a permit. Period.

Your contractor saying otherwise is wrong or lying.

Henrico County Roof Permit Process

How to apply:

Online: henrico.us/works/building (fastest)

In-person: Building Inspections Office, 4301 E Parham Rd

Documents needed:

Signed contract with contractor (including scope of work)

Site plan showing building footprint and setbacks (simple sketch is usually fine)

Contractor's license information

Fees:

Based on project value. Typical roof replacement: $150-300.

$10,000 project: approximately $150

$20,000 project: approximately $250

$30,000 project: approximately $300

Processing time:

Online applications: 2-3 business days typically

In-person: Sometimes same day, usually next day

Complex projects: May take up to 5 days

Inspections required:

Rough inspection: After tear-off and decking repair, before new shingles. Inspector checks decking condition, underlayment, ice and water shield, ventilation.

Final inspection: After completion. Inspector checks finished installation, flashing, overall quality.

Scheduling inspections:

Contractor calls or schedules online.

Inspectors typically come within 24-48 hours of request.

Must pass rough before proceeding to shingle installation.

Must pass final before project is considered complete.

Contact info:

Henrico Building Inspections: (804) 501-7140

Office hours: Monday-Friday, 8am-4:30pm

Online portal: henrico.us/works/building

Permit verification:

Search permits online at henrico.us. Enter your address.

Should show permit number, issue date, inspection status.

If contractor said they pulled permit but nothing shows up, call the office.

Chesterfield County Roof Permit Process

How to apply:

Online: chesterfield.gov/permits (recommended)

In-person: Permits & Inspections Office, 9800 Government Center Pkwy

Documents needed:

Contract with detailed scope of work

Contractor license number

Simple site sketch (showing structure location on property)

Material specifications (what shingles/metal you're installing)

Fees:

Similar to Henrico, based on project value: $175-325 typically.

$10,000 project: approximately $175

$20,000 project: approximately $250

$30,000 project: approximately $325

Processing time:

Online: 3-5 business days typically

In-person: 3-7 business days

Expedited service available for additional fee (1-2 days)

Inspections required:

Rough inspection: After tear-off, decking work, before final roofing. Checks structure, underlayment, ventilation, flashing prep.

Final inspection: After completion. Verifies proper installation, code compliance.

Scheduling inspections:

Contractor schedules online or by phone.

Inspection requests before 2pm usually get next-day inspection.

Requests after 2pm typically scheduled for day after next.

Contact info:

Chesterfield Permits & Inspections: (804) 748-1222

Office hours: Monday-Friday, 8am-5pm

Online portal: chesterfield.gov/permits

Permit verification:

Online search at chesterfield.gov/permits. Search by address.

Permit should appear with status (issued, under review, inspections passed/pending).

Key Differences: Henrico vs. Chesterfield

| Aspect | Henrico County | Chesterfield County | |--------|---------------|---------------------| | Processing Time | 2-5 business days | 3-7 business days | | Online Application | Yes (preferred) | Yes (preferred) | | Typical Fee Range | $150-300 | $175-325 | | Inspections Required | Rough, Final | Rough, Final | | Inspection Scheduling | 24-48 hours | 24-72 hours | | Online Verification | Yes | Yes | | In-Person Office | 4301 E Parham Rd | 9800 Government Center Pkwy | | Phone | (804) 501-7140 | (804) 748-1222 |

Biggest practical difference: Chesterfield takes slightly longer (3-7 days vs. 2-5 days). Plan accordingly.

Other Richmond-Area Jurisdictions (Brief Overview)

Richmond City:

Similar requirements. Full replacement needs permit.

Processing: 3-5 days.

City Planning & Development Review: (804) 646-6304

Hanover County:

Requires permits for roof replacement.

Processing: 3-7 days.

Building Inspections: (804) 365-6120

Goochland County:

Permits required.

Processing can be longer (rural county, smaller staff): 5-10 days.

Building Official: (804) 556-5331

Always verify current requirements with your specific jurisdiction. Rules can change.

Common Permit Questions

Q: Does my contractor handle permits or do I?

Your contractor should handle everything. It's standard practice.

They apply, pay fees (billed to you), schedule inspections, coordinate with inspectors.

If contractor wants you to pull permits, red flag. They may not be properly licensed or trying to avoid inspection oversight.

Q: How long does permit process delay my project?

Henrico: 2-5 days for approval.

Chesterfield: 3-7 days.

Build this into timeline. Good contractors account for it in scheduling.

Q: What if work was already done without permit?

After-the-fact permits are possible in both counties. More complicated.

May require additional inspections or documentation.

Inspector might require tear-off to verify underlayment and decking (expensive).

Penalties possible.

Don't risk it. Get permit before work starts.

Q: Do I need HOA approval too?

County permit and HOA approval are separate.

Many Richmond-area HOAs require architectural approval for roof changes (especially material or color changes).

Get HOA approval before applying for county permit. HOA review can take 2-4 weeks.

Q: What happens if work fails inspection?

Contractor must correct deficiencies and request re-inspection.

Common failures:

• Inadequate ventilation

• Improper flashing

• Underlayment not properly installed

• Missed nails or poor fastening

Good contractors rarely fail. They know code requirements.

Contractor fighting with inspector or blaming inspector is red flag. Problem is usually contractor's work quality.

Q: Can I do the work myself and pull homeowner permit?

Technically yes for your own residence.

But:

• You're responsible for code compliance

• Errors void manufacturer warranties

• Mistakes can be expensive

• Insurance may not cover DIY work

Unless you're experienced roofer, hire professional.

What Inspectors Actually Check

Rough inspection (before final roofing):

Roof decking condition and attachment.

Proper underlayment installation.

Ice and water shield at eaves (required) and valleys (recommended).

Ventilation adequacy (intake and exhaust).

Flashing prep around chimneys and penetrations.

Final inspection (after completion):

Shingle installation quality and pattern.

All flashing properly installed and sealed.

Ridge vents and caps.

Proper fastening (no exposed nails where they shouldn't be).

Valleys properly finished.

Overall workmanship and code compliance.

Inspectors can fail work that's technically compliant if quality is obviously poor.

Contractor's Responsibilities

Professional contractors handle:

Before work:

• Apply for permit online or in person
• Pay permit fees (bill you in contract)
• Post permit card at job site (required)
• Provide copy of approved permit to homeowner

During work:

• Schedule rough inspection at proper time
• Be present for inspection or ensure crew lead is available
• Correct any deficiencies inspector notes
• Schedule final inspection after completion

After work:

• Provide homeowner with final inspection approval
• Provide permit closure documentation
• Copy of permit stays with house records (for future sales)

If your contractor doesn't do these things, they're not professional.

Red Flags: Contractor Trying to Skip Permits

"Permits aren't necessary for roofing."

False. They are.

"We can save you the permit fee."

Saves you $200, costs you thousands later.

"Inspections just slow things down."

They ensure quality. Slow down is 2-7 days. Worth it.

"The county doesn't check anyway."

They do when you sell. Buyer's inspector finds unpermitted work.

"Permits are optional."

Not for full replacement, they're not.

Any of these statements? Walk away from that contractor.

Real Consequences of Skipping Permits

Case 1: Henrico Sale Fell Through

Homeowner had roof replaced 5 years earlier. No permit.

Listed house for $385,000. Got offer.

Buyer's inspector checked permit records. No roof permit.

Buyer demanded either:

• After-the-fact permit and inspection (required tear-off to inspect underlayment: $6,000+)
• $8,000 price reduction to cover risk

Sale delayed 3 weeks. Homeowner gave $7,500 credit. Lost negotiating leverage on other items.

Case 2: Insurance Claim Denied

Chesterfield homeowner had unpermitted roof replaced.

Two years later: leak from storm damage.

Filed insurance claim. Adjuster checked permit records. Nothing.

Claim denied. "Unpermitted work voids coverage for that component."

Homeowner paid $3,200 out of pocket for repair.

Case 3: Contractor Accountability

Richmond homeowner hired cheap contractor. No permit pulled.

Roof leaked within months. Flashing was improperly installed.

Called contractor. No response.

Couldn't file complaint with county building department. Work was illegal.

No recourse except small claims court (difficult to win without inspection documentation).

Paid second contractor $4,800 to fix first contractor's mistakes.

How to Verify Permit Was Actually Pulled

Don't just trust contractor. Verify.

Henrico:

1. Go to henrico.us/works/building
2. Click "Search Permits"
3. Enter your address
4. Should show roof permit with issue date and status

Chesterfield:

1. Go to chesterfield.gov/permits
2. Click "Permit Search"
3. Enter your address
4. Roof permit should appear with details

If permit doesn't show up:

Call your contractor: "I checked online and don't see our permit. What's the permit number?"

If they give number that doesn't match online search, call county directly.

If they make excuses, red flag. Work should stop until permit is visible.

Call county office:

Henrico: (804) 501-7140

Chesterfield: (804) 748-1222

Ask: "I'm looking for roof permit for [address]. Contractor says it was pulled but I don't see it online."

They'll tell you if permit exists.

Timeline: Permitted Roof Replacement

Here's realistic timeline for permitted project:

Week 1:

• Get estimates from contractors
• Select contractor, sign contract

Week 2:

• Contractor applies for permit (Day 1)
• Permit approved (Day 3-7 depending on county)
• Materials ordered
• Project scheduled

Week 3:

• Roof replacement begins
• Day 1: Tear-off, rough inspection
• Day 2: Shingle installation
• Day 3: Completion, cleanup, final inspection scheduled

Week 4:

• Final inspection (may happen end of Week 3)
• Permit closed
• Project complete

Total: 3-4 weeks from contract signing to completion.

Remove permit from timeline? Only saves 3-7 days. Not worth the risk.

Bottom Line

Henrico and Chesterfield both require permits for roof replacement. Process is straightforward. Costs $150-325. Takes 2-7 days.

Skipping permits to save money or time is false economy. Problems surface when you sell, file insurance claim, or need code enforcement help with shoddy work.

Professional contractors pull permits as standard practice. They build timing into schedule. They handle all paperwork.

Contractor who wants to skip permits? They're either unlicensed, doing substandard work, or trying to save themselves hassle at your expense.

Insist on permitted work. Verify permit was pulled. Keep documentation.

Your future self (or home buyer) will thank you.

Questions about permits for your roof project? Call (804) 238-7837. We handle all permitting in Henrico, Chesterfield, and surrounding counties. You don't lift a finger — we manage the entire process.