Highland County

Highland County, VA Permits for Metal Carports and Garages

Highland County's Department of Building and Zoning posts no carport or garage size cutoff, so expect a permit and phone 540-468-2323 before you order. The same office handles both the Building Permit and zoning, so one call covers the two questions. Start your Highland County carport permit by confirming your zoning district, which is the county's own first step.

Permit office: Department of Building and Zoning
Address: 30 Spruce Street, Monterey, VA 24465
Phone: 540-468-2323
Official county page

When a permit is required

The department handles building permits and inspections, zoning permits, plat approval, erosion and sediment control, and flood hazard area questions.
Its pages do not say which small structures need a permit, so ask before you build.
A zoning permit may be needed even without construction if a property's use changes.

Zoning and setbacks

Each district's allowed uses are in the Zoning Ordinance and Zoning Use Matrix, marked B for by right or C for a Conditional Use Permit with a public hearing. The Zoning page links both documents, along with county GIS and FEMA flood maps. In residential districts, agriculture is by right only on a tract of at least five acres, and a structure housing poultry or livestock must be at least 200 feet from a property line.

What to bring

Application for Building Permit, from the Permits & Forms page
Two copies of a site plan showing lot dimensions, property line monuments, existing and proposed structures, easements, watercourses, fences and right-of-way lines
Two sets of building plans with scaled floor plans, wall sections and at least two elevations
Payment after approval: cash, check to Highland County, or card with a card fee

Farm buildings

Farm buildings and structures are exempt from the building code under Code of Virginia § 36-99 and USBC Section 102.3. Highland County has its own Farm Structure Zoning Permit & Exemption Application, which asks for location, dimensions, foundation, roof, wall type, cost and power company. The Zoning Administrator then records acreage, setbacks and flood zone status on the form. The building must serve an operating farm and cannot be used as a residence.

Good to know

The office is open Monday to Friday, 9:00 am to 4:00 pm, but the Building Inspector and Zoning Administrator are not available for inspections or permits on the second Thursday of each month because of training. You can submit by mail to PO Box 188, by email to jsimmons@highlandcova.org, or by hand. Call at least 48 hours ahead for inspections, and post the permit where it can be seen from the street.

Common questions

Do I need a permit for a carport in Highland County?
Expect one, and ask at 540-468-2323. The county posts no cutoff, so a Highland County carport permit answer has to come from the Building Inspector and Zoning Administrator.

Do I need a permit for a metal garage or shed in Highland County?
The department's pages give no size rule for either, so ask before ordering. Bring your lot dimensions, since a site plan goes with every application.

How do I claim the farm exemption in Highland County?
Fill out the Farm Structure Zoning Permit & Exemption Application from the Permits & Forms page. The Zoning Administrator reviews acreage, setbacks and flood zone and signs off on it.

Sources

Rules and fees change. Call the office to confirm before you order.

See the full Virginia permit guide for statewide rules, farm exemptions and wind and snow ratings.

Looking at buildings? See our metal carports, metal garages and metal buildings.

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