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Existing Buildings, Tenant Spaces, Alterations or Repairs
This is the most common information on how to obtain the necessary permits for your project and is not representative of all conditions, requirements, or situations you may encounter.
Overview
This page will guide you through the Building Code approval process to occupy an existing building or tenant space. Please see Starting a Business in Prince William County for an overview of the development process. For a basic introduction to Building Codes, refer to the Virginia Uniform Statewide Building Code and Use Groups & Certificate of Occupancy.
For assistance, please contact the Building Development Division at 703-792-6930 or email [email protected] for additional questions and clarifications concerning policies, procedures, and interpretations on the plan review, permit issuance, and inspection processes.
Alteration/Repair
If an existing space has a valid Certificate of Occupancy and renovations are proposed, the Alteration/Repair Plans must be submitted for review and approval. Only those portions of the building/tenant space that are being renovated must be brought into compliance with the current Virginia Uniform Statewide Building Code. If the fire suppression system and/or fire alarm system are being installed or altered, the Fire Marshal’s Office will review and approve the fire protection plans. Please see STEP 1 through 5 below for an overview of the development process.
Existing Tenant Space - Not a Change of Use
If you locate a building or tenant space that has been previously occupied by a similar Use Group, after receiving Zoning Approval, a Joint Occupancy Evaluation Permit Application may be submitted at the Building Development Division. Safety Inspections will be conducted by the Building Code Enforcement Inspectors and the Fire Marshal's Office, and a determination will be made on whether or not plans and permits are required. If plans are not required, once any safety deficiencies are mitigated, an Occupancy Permit can be issued. Please see Policy: Joint Occupancy Evaluation (JOE) Program to determine if a proposed project qualifies for the JOE program.
Existing Tenant Space - Change of Use or Alteration
This will require a submission of Tenant Layout Plans for review and approval. The Change of Use requires the tenant space to be brought into compliance with the current Virginia Uniform Statewide Building Code. If the fire suppression system and/or fire alarm system are being installed or altered, the Fire Marshal’s Office will review and approve the fire protection plans. Please see STEP 1 through 5 below for an overview of the development process.
New Commercial Buildings and First Generation Tenant Space
Please see Policy: New Commercial Buildings and First Generation Tenant Space which allows for a developer/builder of a new building to obtain an Occupancy Permit for a first generation tenant space when a tenant has not been identified.
Home Offices
If you are starting a business from your home without employees or customers coming to your home, you must obtain a Home Occupation Certificate from the Zoning Division only. Since the public will not be coming to your home as part of the business, there are no additional Building Code requirements. If you intend for the public to come to your home business, refer to Existing Tenant Space - Change of Use and Zoning Approval: Home Employment Certificate.
- STEP 1: Address Validation
Address Validation by the Geospatial Technology Services (GTS) Office is required on all commercial properties including alteration/repairs when applying for a permit. For information, please see Address Validation & Permits. Please also see Policy 2.11 Address Validation Requirements.
For assistance, please contact the Geospatial Technology Services (GTS) Office at 703-792-6830 or [email protected] for further information.
- STEP 2: Zoning Approval
Zoning Approval for is required prior to applying for a Building Permit. For information please see Occupancy Permits/New Businesses in Commercial Buildings.
For assistance, please contact the Zoning Division at 703-792-6830 or [email protected] for further information.
- STEP 3: Building Plan Approval
Designer Requirements – To determine if a Virginia professional designer or contractor must prepare the design/plans refer to Registered Design Professional Sealing of Plans (Policy 1.11). Note that when a Class A contractor or master tradesman is allowed to design the work, they are also required to control or supervise the work.
Customer Electronic Plan Review (ePlans) Guide - All building plans are required to be submitted via Prince William County’s ePortal system. Consult the Customer Electronic Plan Review (ePlans) Guide for information on how to prepare and submit documents for electronic plan review and the electronic plan review guide for building ePlan submission guidelines.
Tenant Layout Alteration and Repair Commercial Checklist – Provide the minimum essential building code information required on plans prior to submission of the Building Permit Application. Providing all the information listed will support positive communication between the designer and plan reviews, which will expedite the overall process.
Resubmissions After Comments - If the reviewer needs additional information a comment letter will be sent to the customer via email and the ePortal. Once the requested information is re-submitted in the ePortal, it will go through QC again and be re-routed for review after resubmission fees are paid. Once the review is approved, the submission will be sent to permits for processing.
Revisions After Permit Issuance - All building plan revisions are required to be submitted via Prince William County’s ePortal system. Consult the Customer Electronic Plan Review (ePlans) Guide for information on how to prepare and submit documents for electronic plan review and the electronic plan review guide for building ePlan submission guidelines.
Building Plan Review Status - Check www.pwcgov.org/ePortal or the Automated Phone System at 1-866-457-5280 for building plan review status and comments.
- STEP 4: Licensing and Permit Issuance
Once all county reviews are approved, permits will verify the required documents for permitting (state and county business licensing). After all requirements are met, the permit fee will be invoiced to the customer, payable via the ePortal. Once fees are paid the permit will be issued and can be printed through the ePortal. Pay for permits based on the approved Building Development Fee Schedule.
- STEP 5: Construction Inspections
At various stages during construction, inspections must be performed by County staff to ensure the work has been done according to approved plans and building code requirements.
Scheduling an Inspection - You may schedule inspections online at www.pwcgov.org/ePortal or through the automated phone system on 1-866-457-5280. You may view the Daily Inspection Schedule and Inspector Route online at www.pwcgov.org/ePortal.
Special Inspections - Find out When are Special Inspections Applicable?