Residential Plan Review Process

Step 1

Visit ePlan review, register / log in and upload the following:

• Each plan sheet must be uploaded as an individual PDF file. The construction set should NOT be submitted as one file. Specification sheets can be uploaded as a single PDF file.
• All documents submitted for review must be saved as searchable PDF files.
• A 3 in. x 3 in. blank space is required at the top-right corner of each submitted document. This space is for Arlington County’s approval stamp, which is applied at permit issuance.
• Plan sheets must be 11 in. x 17 in. minimum size and 1/8 in. minimum scale. If a Land Disturbing Activity (LDA) or Civil Engineering Plans (CEP) is required, copies of the civil sets must be uploaded with the building permit. If you are unsure whether your project requires an LDA or CEP, contact the Department of Environmental Services (DES). Be aware that LDAs and CEPs are separate permits and processes.
  • There may be additional permits and approvals required depending on the project. This includes, but is not limited to, a Demolition Permit to demolish a structure, a health review and approval by Department of Human Services (DHS), Historic Affairs and Landmark Review Board (HALRB) approval, and Board of Zoning Appeals (BZA) approval. If you’re unsure of the permits and approvals required for your project, Contact Us.
• For residential projects, review submission requirements.
• Follow standard file naming conventions.
• Unless the permit holder is the contractor licensed in Virginia for the scope of work on the permit OR the permit holder is the property owner and present for all steps of the permitting process, the party that applies for and/or picks up the permit will need to have a Permit Authorization Affidavit.

Step 2

Your application, construction documents and required forms will be reviewed for completeness (approximately one business day). If incomplete, you will be contacted by email about what is missing.

If the application is complete, you may be contacted about a filing fee, if required. The fee will not be refunded, even if a permit is not issued. For more information, view Fee Schedules. If a filing fee is not required, your application and supporting documents will be sent to the necessary departments for review.

• Pay ePlan fees online

Step 3

The necessary departments will review your application, supporting documents and required forms for compliance with the applicable regulations. Review times begin after a permit is processed and any fees are paid. View Residential Plan Review Processing Times.

While the review is ongoing, applicants can learn more by entering their permit number and selecting View Comments. However, this information is incomplete prior to the comment letter, which the applicant will receive once all reviews are complete.

View Permit Revisions to learn how to respond to comments as well as revise your plans to address comments. Be aware that revisions to the building permit may also require revisions to other permits and approvals to ensure coordination.

If the building permit is approved while other associated permits are still pending, the building permit will not move on to the next step until the other permits are approved.

Step 4

The application will proceed once all of the required reviews have been approved. You will be contacted to confirm fees and contractor information (approximately two business days).

ePlan Review (Online)

The following tables describe approximate processing / review times for each type of residential building permits. If you’re applying online, make sure you’re following the ePlan Review table.

Permit Type	Approximate Review Times
Residential New Construction (RNEW)	10 business days
Residential Addition Route Through (RADD)	10 business days
Residential Alteration Route Through (RALT)	5 business days
Residential Addition Express (RADD Express)	2 business days
Residential Alteration Express (RALT Express)	2 business days

Disclaimer: Approximate review times do not include process in / out time, typically 1-2 business days. 

Express Criteria

Disclaimer: Residential express reviews are intended to be accomplished in a short amount of time. If the nature or complexity of the proposed work precludes a quick review, the project may be classified as a route-through review even though it meets the following criteria:

• The area of work must be less than 750 sq. ft.
• Work is limited to one story only
• Additions must be located on the ground floor or basement of the house
• Basements must have the minimum code required ceiling height for a basement
• The project does not include the replacement of all floor joists at any one story
• The project does not include the removal of load-bearing walls on a nonconforming building
• The dwelling will be habitable during the period of construction
• The house does not have more than a maximum of three toilets; including any new toilets in the proposed work; or the house must have an existing 1 in. water service line
• Must be less than 2,500 sq. ft. of land disturbance
• This project does not include a retaining wall that is retaining 3 ft. or more of soil

Step 5

The applicant will receive an email with the permit balance. Once payment is received, the applicant will be provided a digital copy of the permit and placard. Once the permit has been obtained and posted, construction work can begin.

The applicant will receive access to the approved plan set (approximately one business day). This set will be available in the ePlan Review portal.

The placard and permit must be posted at the project site, in adherence with the following guidelines:

• The approved plan set must also be available on-site prior to any scheduled inspections
• Minimum sheet size of 11 in. x 17 in.
  • Supporting documentation (ex: project specifications, structural calculations, etc.) may be printed on 8.5 in. x 11 in. pages.
• Plans should be legible and of an easily-readable scale
• Other than site plan drawings, no drawing should be printed at a scale smaller than 1/8 in. = 1 ft.
• Supporting documentation

Step 6

Most building permits require additional Trade Permits (mechanical, electrical, plumbing, etc.) in order to complete the project. Applications for mechanical, plumbing, and electrical permits are submitted separately and issued based on the work shown on building permit construction documents. Applications for permits can be submitted via email or in person.

If the scope of work includes Fire Protection Systems, separate permits and plans will be required. Online submission, review, and payment are not available for these permits at this time.

Step 7

Construction work cannot begin until permits have been approved and posted. Throughout the project, the applicant or contractor must schedule required Building and Trade Inspections. Be aware that other permits or approvals may require additional inspections specific to those permits.

If there are changes to the plans after the permit has been issued, this will require revisions to the approved plan set.

Step 8

Depending on your project, a Certificate of Occupancy (CO) may be required prior to occupancy and use of the building or space. A CO requires a separate application, process and fees. The application process for a CO must begin at least two weeks before occupancy begins, and the process can take longer depending on the scope of work.

Step 1

Bring the following documents and forms:

• You must complete a Residential Building Permit Application. Some residential properties are considered commercial and therefore require commercial building permits. Find out if your project is considered Residential or Commercial before proceeding.
• Three (3) copies of the paper plan sets – 11 in. x 17 in. minimum size and 1/8 in. minimum scale. If a Land Disturbing Activity (LDA)/Stormwater Permit or Civil Engineering Plans (CEP) is required, three (3) paper copies of the civil sets submitted must be with the plan sets. If you are unsure if your project requires an LDA/Stormwater or CEP, contact the Department of Environmental Services (DES).Be aware that LDA/Stormwater and CEPs are separate permits and processes that are available online only
  • There may be additional permits and approvals required depending on the project. This includes, but is not limited to, a Demolition Permit to demolish a structure, a health review and approval by Department of Human Services (DHS), Historic Affairs and Landmark Review Board (HALRB) approval, and Board of Zoning Appeals (BZA) approval. If you’re unsure of the permits and approvals required for your project, Contact Us.
• Review the Residential Submission Requirements.
• Unless the permit holder is the contractor licensed in Virginia for the scope of work on the permit OR the permit holder is the property owner and present for all steps of the permitting process, the party that applies for and/or picks up the permit will need to have a Permit Authorization Affidavit.

Step 2

Your application, construction documents and required forms will be reviewed for completeness. If incomplete, you will be notified about what’s missing.

If the application is complete, you may be contacted about a filing fee, if required. The fee will not be refunded, even if a permit is not issued. For more information, view Fee Schedules. If a filing fee is not required, your application and supporting documents will be sent to the necessary departments for review.

• Pay ePlan fees online

Two (2) copies of the paper plan sets will be routed to ISD for building and trade review.

Step 3

The applicant consults with DES regarding exterior work, in order to determine if there are additional requirements or steps associated with any land disturbance. If the project includes additional bathrooms, a consultation can help explain fees and processes associated with adding bathrooms. This is not a DES plan review, which occurs after Zoning and ISD approve the building permit (Step 6).

Step 4

The applicant must bring the third copy of the paper plan set to the Zoning Division to file for their review.

Step 5

ISD and Zoning review the provided application, construction documents, and required forms for compliance with the Building Code and Zoning Ordinance. The review times are outlined in the table below, beginning after the permit is processed and the filing fees are paid (if applicable).

Paper Review

The following tables describe approximate processing/review times for each type of residential building permits. If you’re applying online, make sure you’re following the ePlan Review table.

Disclaimer: Approximate Review Times do not include process in/out time, typically 1-2 business days.

Permit Type	Approximate Review Times
Residential New Construction	10 business days
Residential Addition Route Through	10 business days
Residential Alteration Route Through	10 business days
Residential Addition Express	2 business days
Residential Alteration Express	2 business days

Express Criteria

Disclaimer: Residential express reviews are intended to be accomplished in a short amount of time. If the nature or complexity of the proposed work precludes a quick review, the project may be classified as a route-through review even though it meets the following criteria:

• Exterior work is limited to egress windows, decks, porches, stoops and water proofing: any structure under roof does not qualify as express
• The area of work must be less than 750 sq. ft.
• Work is limited to one story only
• Basements must have the minimum code required ceiling height for a basement
• The project does not include the replacement of all floor joists at any one story
• The project does not include the removal of load-bearing walls on a nonconforming building
• The dwelling will be habitable during the period of construction
• The house does not have more than a maximum of three toilets; including any new toilets in the proposed work; or the house must have an existing 1 in. water service line
• This project does not include a retaining wall that is retaining 3 ft. or more of soil

Learn more about responding to comments and how to revise the plans to address any comments.If the plans are rejected, reviewers will post comments within the permitting system. Arlington does not contact the applicant directly with status updates for paper plans. You must check the permit status online by entering the permit number and clicking View Comments. The system is updated at 12:30 p.m. and 5:30 p.m., Monday through Friday.

Be aware that revisions to the building permit may also require revisions to other permits and approvals in order to ensure coordination. This includes but is not limited to health review and approval by the Department of Human Services, Land Disturbing Activity (LDA)/Stormwater or Civil Engineering Plans (CEP) permits, Historic Affairs and Landmark Review Board (HALRB) approval and Board of Zoning Appeals (BZA) approval. If you are unsure whether you must revise other permits or approvals, Contact Us.

Step 6

Once the plans are approved by Zoning and ISD reviewers, the applicant must return to the office to bring the paper plans to DES to review.

Step 7

After all applicable departmental reviews have been approved (including Historic and Health, if required), the applicant must return to Suite 1000 to pay for the permit. Once payment is received, the applicant will be provided a copy of the approved plan set, the permit and the placard.

The placard and permit must be posted at the project site. The approved plan set must also be available on-site prior to any scheduled inspections.

Step 8

Most building permits require additional Trade Permits (mechanical, electrical, plumbing, etc.) in order to complete the project. Applications for mechanical, plumbing, and electrical permits are submitted separately and issued based on the work shown on building permit construction documents. Applications for permits can be submitted via email or in person.

If the scope of work includes Fire Protection Systems, separate permits and plans will be required. Online submission, review, and payment are not available for these permits at this time.

Step 9

Construction work cannot begin until permits have been approved and posted. Throughout the project, the applicant or contractor must schedule required Building and Trade Inspections. Be aware that other permits or approvals may require additional inspections specific to those permits.

If there are changes to the plans after the permit has been issued, this will require revisions to the approved plan set.

Step 10

Depending on your project, a Certificate of Occupancy (CO) may be required prior to occupancy and use of the building or space. A CO requires a separate application, process and fees. The application process for a CO must begin at least two weeks before occupancy begins, and the process can take longer depending on the scope of work.