Henrico County, Virginia - County Development Fees
Henrico County | County | Central Virginia / Richmond Metro | Richmond, VA MSA | FIPS 51087
Henrico County is an independent county in the Richmond metro region of central Virginia, bordering the City of Richmond. The Henrico County Planning Department administers rezoning, conditional rezoning, provisional use permits, subdivisions, plans of development, variances, and conditional use permits through the Planning Applications Fee Schedule (effective June 23, 2020), and manages conditional rezoning with proffered conditions under Va. Code 15.2-2298. The Department of Building Inspections administers building permit fees codified in Chapter 6, Section 6-3 of the County Code. The Department of Public Utilities (DPU) administers water and sewer connection fees under Chapter 23, Article IV, Division 3. Henrico does not impose Virginia impact fees under Va. Code 15.2-2317; growth-cost recovery operates through conditional-zoning cash proffers. All amounts below are verbatim from the cited official sources.
Recent Fee Changes
Henrico County DPU Water and Sewer Connection Fees: FY2025/2026 effective July 1, 2025 through June 30, 2026. Connection fees are codified in Chapter 23, Article IV, Division 3 and updated annually effective July 1. For a new single-family dwelling with service available, the current combined water and sewer connection fee is $17,660 (Water $8,005; Sewer $9,655). Building permit fees under Chapter 6, Section 6-3 are current through Ordinance No. 1342 (June 10, 2025), Municode version AUG 11, 2025.
On this page
Fee Summary
| Fee Type | Status | Top-Line Figure | Effective Date |
|---|---|---|---|
| Zoning and Planning Application Fees | Confirmed | Regular residential rezoning $650 plus $15/acre; conditional residential rezoning $1,050 plus $15/acre; POD initial plan $440 plus $30/acre; Variance $300 | June 23, 2020 |
| Building Permit Fees (Chapter 6, Section 6-3) | Confirmed | New one/two-family dwelling $680.00 flat; other construction $100.00 plus $7.00/$1,000.00 | Current through Ord. 1342 (June 10, 2025) |
| Utility Tap / Water and Sewer Connection Fees | Confirmed | New single-family combined $17,660 (Water $8,005; Sewer $9,655); multifamily per dwelling unit $10,410 | July 1, 2025 - June 30, 2026 (FY2025/2026) |
| Proffers (Conditional Zoning, Va. Code 15.2-2298) | Confirmed | Active conditional rezoning/proffer system; 13 active 2025 cases; FY2024 cash proffer collections $0. No fixed schedule - individually negotiated per rezoning case. | N/A (case-specific) |
| Statutory Impact Fees (Va. Code 15.2-2317) | Not administered | Henrico has not adopted a formal impact fee program under Va. Code 15.2-2317 et seq.; the 24-chapter Code of Ordinances contains no impact fee chapter (Municode TOC confirmed live 2026-06-26) | - |
| Special District Fees | Not administered | Special service districts (Chapter 20, Article XIII) operate as property tax levies on existing properties, not developer-facing application fees; no standalone developer special district fee chapter exists | - |
Water and Sewer Connection (Utility Tap) Fees
Henrico County Department of Public Utilities (DPU) administers water and sewer connection fees for FY2025/2026, effective July 1, 2025 through June 30, 2026. Connection fees are codified in Chapter 23 (Water and Sewer), Article IV (Fees for Connection with Water and Sewer Service), Division 3 of the County Code, and are updated annually effective July 1. Administered by: Henrico County Department of Public Utilities.
Residential Connection Fees - FY2025/2026
| Category | Water | Sewer | Combined |
|---|---|---|---|
| Existing SF dwelling (private well/septic) | $5,445 ($2,550 Basic + $2,895 Local Facilities) | $6,570 ($3,095 Basic + $3,475 Local Facilities) | $12,015 |
| New SF dwelling incl. semi-detached (service available) | $8,005 ($5,110 Basic + $2,895 Local Facilities) | $9,655 ($6,180 Basic + $3,475 Local Facilities) | $17,660 |
| New SF dwelling - developer installed connections | $5,110 | $6,180 | $11,290 |
| Multifamily (apartments, townhouses, condos, cluster homes, duplexes) - per dwelling unit | $4,710 | $5,700 | $10,410 |
Institutional and Lodging Connection Fees - FY2025/2026
| Category | Water | Sewer | Combined |
|---|---|---|---|
| Assisted Living Facility (per Code of VA 63.2-100) - per bed | $1,995 | $2,415 | $4,410 |
| Nursing Facility (per Code of VA 32.1-123) - per bed | $3,995 | $4,830 | $8,825 |
| Hospital - per bed | $5,985 | $7,250 | $13,235 |
| Motel and hotel - per room | $2,595 | $3,145 | $5,740 |
Commercial, Industrial, and Public Connection Fees by Meter Size - FY2025/2026
| Meter Size | Water | Sewer | Combined |
|---|---|---|---|
| 5/8 inch | $5,110 | $6,180 | $11,290 |
| 1 inch | $18,270 | $22,105 | $40,375 |
| 1.5 inch | $36,450 | $44,115 | $80,565 |
| 2 inch | $72,340 | $87,555 | $159,895 |
| 3 inch | $144,685 | $175,110 | $319,795 |
| 4 inch | $226,070 | $273,615 | $499,685 |
| 6 inch | $452,140 | $547,215 | $999,355 |
| 8 inch | $723,105 | $875,545 | $1,598,650 |
| 10 inch | $1,039,800 | $1,258,600 | $2,298,400 |
Special Events
| Category | Water | Sewer |
|---|---|---|
| Special events (permanent connection, up to 12 days/year) | 10% of basic fee above | 10% of basic fee above |
Source: Henrico County Department of Public Utilities, Water and Sewer Connection Fees 2025/2026 (effective July 1, 2025 - June 30, 2026), henrico.gov/utility/water-sewer-connection-fees/water-and-sewer-connection-fees-2025-2026/, accessed 2026-06-26. The live sub-page returns nginx 403 to automated access; verbatim fee table captured via Wayback Machine snapshot 20251014002740 and live-corroborated against the codified Chapter 23, Article IV amounts via the Municode REST API.
Zoning, Planning, and Building Permit Fees
Zoning and planning application fees are set by the Henrico County Planning Applications Fee Schedule (effective June 23, 2020). Building permit fees are codified in Chapter 6 (Buildings), Section 6-3 of the Henrico County Code of Ordinances, current through Ordinance No. 1342 (June 10, 2025), Municode version AUG 11, 2025. All amounts below are verbatim from those official sources. Administered by: Henrico County Planning Department and the Department of Building Inspections.
Rezoning Fees (Planning Applications Fee Schedule, effective June 23, 2020)
| Application Type | Fee |
|---|---|
| Regular Rezoning - One-family residential (A-1, I-1, R-0 through R-4A) | $650 plus $15/acre up to 30 acres, thereafter $8/acre |
| Regular Rezoning - Conservation (C-1) | $125 (no charge when filed with other districts) |
| Regular Rezoning - Multi-family residential and Office (R-5, R-5A, R-6, RTH, RMP, O-1, O-2, O-3, O/S) | $800 plus $15/acre up to 30 acres, thereafter $8/acre |
| Regular Rezoning - Business and Industrial (B-1 through B-3, M-1 through M-3, PMD) | $800 plus $50/acre |
| Conditional Rezoning - One-family residential | $1,050 plus $15/acre up to 30 acres, thereafter $8/acre |
| Conditional Rezoning - Conservation (C-1) | $125 (no charge when filed with other districts) |
| Conditional Rezoning - Multi-family residential and Office | $1,400 plus $15/acre up to 30 acres, thereafter $8/acre |
| Conditional Rezoning - Business and Industrial | $1,400 plus $50/acre |
| Amendment of proffered conditions | Base fee for applicable regular rezoning |
Provisional Use, Subdivision, and Plan of Development Fees
| Application Type | Fee |
|---|---|
| Provisional use permit (except recycling exempt orgs) | $750 |
| Transfer of provisional use permit | $150 |
| Conditional subdivision (conventional residential) | $200 plus $5/lot |
| Conditional subdivision (zero lot line, townhouses, street dedication) | $200 plus $10/lot |
| Final subdivision approval (conventional and recorded undeveloped lots) | $200 plus $15/lot |
| Final subdivision approval (zero lot line, townhouses, street dedication) | $95 plus $5/lot |
| Extension of approval (subdivision) | $50 |
| Subdivision name change (after conditional approval, prior to final) | $25 |
| Technical check (subdivision) | $50 |
| Vacation of plat or part thereof | $150 |
| Plan of Development (POD) - initial plan | $440 plus $30/acre |
| POD - revision of previously approved POD | $300 plus $20/acre |
| Preliminary POD or master plan review | No fee |
| POD - extension of approval | $50 |
| POD - transfer of approval | $150 |
| Landscape plan | $100 plus $10/acre |
| Lighting plan (if submitted separately) | $100 plus $10/acre |
Conditional Use Permits, Variances, and Administrative Fees
| Application Type | Fee |
|---|---|
| Administrative review and approval | $275 |
| Appeal to the Board of Zoning Appeals | $300 |
| Variance | $300 |
| Conditional Use Permit - Sand and gravel | $300 plus $15/acre |
| Conditional Use Permit - Landfills | $300 plus $15/acre |
| Conditional Use Permit - Human care facilities | $600 |
| Conditional Use Permit - Height variations by special exception | $600 |
| Conditional Use Permit - Public utility uses | $600 |
| Conditional Use Permit - Recreational uses | $600 |
| Conditional Use Permit - Office trailers | $600 |
| Conditional Use Permit - Accessory structure in front or side yard | $300 |
| Conditional Use Permit - Short-term rental of a dwelling | $300 |
| Conditional Use Permit - Others (turkey shoots, kennels, pigeon lofts, temporary uses) | $450 |
| Zoning confirmation letter | $25 |
| Street name change | $150 |
| Deferral at request of applicant (rezonings, PODs, landscaping/lighting plans, conditional subdivisions) | $100 |
| Chesapeake Bay Resource Protection Area exception request | $300 |
| Temporary family health care structure | $100 |
Building Permit Fees (Chapter 6, Section 6-3; current through Ord. 1342, June 10, 2025)
| Permit Type | Fee | Code Reference |
|---|---|---|
| New attached or detached one- and two-family dwellings | $680.00 (flat fee) | Ch. 6 Sec. 6-3(g)(1) |
| Appurtenances to one/two-family (garages, utility buildings, additions, alterations, demolition, moving) | $100.00 plus $6.00 per $1,000.00 or fraction thereof of value over $5,000.00; not to exceed fee for new one-family dwelling | Ch. 6 Sec. 6-3(g)(2) |
| All other construction (commercial, industrial, and other permits not covered above) | $100.00 plus $7.00 per $1,000.00 or fraction thereof | Ch. 6 Sec. 6-3(g)(3) |
| Plumbing/mechanical/electrical/fire permit - not one/two-family dwelling | $100.00 plus $7.00 per $1,000 or fraction thereof | Ch. 6 Sec. 6-3 |
| Plumbing/mechanical/electrical/fire permit - one- or two-family dwelling | $100.00 per system type | Ch. 6 Sec. 6-3 |
| Inspection surcharge (excess inspections - new attached/detached one/two-family) | $75.00 per inspection beyond average | Ch. 6 Sec. 6-3(f) |
| Additional fee when work commenced prior to permit approval | 10% of the permit fee, or $20.00, whichever is greater | Ch. 6 Sec. 6-3(e) |
Fee waiver provisions exist for properties in Henrico Investment Program areas, affordable housing developments (Article XII), and technology zones (Article X). Fees are not charged to Federal, State, or County government agencies or to non-profits using Federal/State/County property. The Planning Applications Fee Schedule is unchanged since June 23, 2020 (Wayback CDX confirms the same PDF digest across all captures July 2024 - June 2025). Ordinance No. 1350 (adopted approximately December 2025, not yet codified in Supplement 15) content is unknown and may or may not affect Section 6-3 permit fees.
Sources: Henrico County Planning Applications Fee Schedule (effective June 23, 2020), henrico.gov/pdfs/planning/apps/fees.pdf; Henrico County Code of Ordinances, Chapter 6, Section 6-3 (Permit fees), library.municode.com/va/henrico_county/codes/code_of_ordinances?nodeId=CD_ORD_CH6BU. Accessed 2026-06-26.
Conditional-Zoning Cash Proffers
Henrico County operates an active conditional rezoning/proffer system under Va. Code 15.2-2298 et seq. Proffers are voluntary conditions offered by a developer as part of a conditional rezoning application and accepted by the Board of Supervisors. Henrico is eligible to request or accept cash proffers as a high-growth locality (Reason IA - decennial census growth rate of 5% or more in the 2000, 2010, and 2020 census years). Administered by: Henrico County Planning Department.
There is no fixed proffer schedule. Amounts and conditions are individually negotiated per rezoning case. Virginia's 2016 proffer reform law requires a documented nexus between proffered conditions and the specific impacts of the rezoning, under the post-2016 requirements of Va. Code 15.2-2303.3 (cash proffers requested or accepted by a locality) and Va. Code 15.2-2303.4 (2016 proffer reform act restrictions on proffers).
The Virginia Department of Housing and Community Development (DHCD) FY2024 Cash Proffer Report confirms Henrico County's eligibility and reports $0 in cash proffer collections in FY2024, indicating primary reliance on physical/in-kind conditions rather than cash payments. A January 2026 archived snapshot (20260122134248) of the county's proffer page shows 13 active 2025 conditional rezoning cases (REZ-2025-100032 through REZ-2025-101958).
Sources: Virginia Department of Housing and Community Development, Report on Proffered Cash Payments and Expenditures By Virginia's Counties, Cities, and Towns - Fiscal Year 2024; Henrico County Planning Department, Approved Proffers (henrico.gov/planning/downloadable-proffers/, January 2026 snapshot). Accessed 2026-06-26.
Coverage Notes - What This Page Does Not Cover
The items below were confirmed as not administered by Henrico County during the source review, or are non-blocking open items disclosed here rather than estimated or omitted silently.
Statutory Impact Fees (Va. Code 15.2-2317)
Henrico County has not adopted a formal impact fee program under Va. Code 15.2-2317 et seq. The 24-chapter Code of Ordinances (confirmed via Municode table of contents live render 2026-06-26; version AUG 11, 2025, through Ordinance No. 1342, June 10, 2025) contains no impact fee, capital facilities fee, or transportation impact fee chapter or section. Substitute paths probed included the full Municode TOC (24 chapters enumerated), Chapter 6 (Buildings - Section 6-3 covers building permits only), and Chapter 20 (Taxation - tax rate levies only). Henrico relies on the proffers/conditional-rezoning mechanism as its primary developer contribution vehicle. Closed-search outcome: this fee family is not administered by this jurisdiction.
Special District Fees
Henrico County has special service districts under Chapter 20, Article XIII (including the Virginia Center Commons Special Service District and Streetlight Districts), but these operate as property tax levies on existing properties within specific geographic boundaries, not as developer-facing application fees or per-project assessments. No standalone developer-facing special district fee chapter exists in the 24-chapter code (confirmed via Municode TOC live render 2026-06-26). Closed-search outcome: this fee family is not administered by this jurisdiction.
Open Items (Non-Blocking)
Ordinance No. 1350 (adopted approximately December 2025, not yet codified in Supplement 15, which ends at Ordinance No. 1342 of June 2025) content is unknown; if it amended Chapter 6, Section 6-3, the codified building permit fees may be superseded. The FY2025/2026 utility connection fees are current through June 30, 2026; FY2026-2027 connection fees take effect July 1, 2026. The plumbing/mechanical/electrical/fire permit sub-fees are retained from a prior session's Section 6-3 render (confirmed current under Ordinance No. 1342). These items are carried forward for future spot-check and do not change any confirmed fee amount on this page.
Fee Authorities
| Authority | Fee Types | Official Website |
|---|---|---|
| Henrico County Planning Department | Planning application fees; rezoning and conditional rezoning; provisional use permits; subdivisions; plans of development; variances; conditional use permits; proffered conditions for conditional rezoning | henrico.gov/pdfs/planning/apps/fees.pdf |
| Henrico County Department of Building Inspections | Building permit fees; plumbing, mechanical, electrical, and fire protection permit fees; inspection fees (Chapter 6, Section 6-3) | library.municode.com/va/henrico_county/codes/code_of_ordinances?nodeId=CD_ORD_CH6BU |
| Henrico County Department of Public Utilities (DPU) | Water connection fees; sewer connection fees; utility tap fees (Chapter 23, Article IV, Division 3) | henrico.gov/utility/water-sewer-connection-fees/water-and-sewer-connection-fees-2025-2026/ |
Sources
| Document | Agency | Source Hash (SHA-256 prefix) | Accessed |
|---|---|---|---|
| Planning Applications Fee Schedule (Effective June 23, 2020) | County of Henrico, Virginia - Planning Department | 7bf7a5f9... | 2026-06-26 |
| Water and Sewer Connection Fees 2025/2026 | Henrico County Department of Public Utilities (DPU) | c013d786... | 2026-06-26 |
| Code of Ordinances - Chapter 6 Buildings, Section 6-3 Permit fees (current through Ord. 1342, June 10, 2025) | Henrico County, Virginia - Code of Ordinances (Municode) | 38ddf7c2... | 2026-06-26 |
| Report on Proffered Cash Payments and Expenditures - Fiscal Year 2024 | Virginia Department of Housing and Community Development (DHCD) | ee102913... | 2026-06-26 |
| Approved Proffers (January 2026 snapshot; 13 active 2025 cases) | Henrico County Planning Department | - | 2026-06-26 |
Last verified by ZoneFee: 2026-07-03. Fee schedules are subject to change. Verify current rates directly with the Henrico County Planning Department, the Department of Building Inspections, and the Department of Public Utilities before relying on this data for any financial decision.
This page reflects fee data sourced from the Henrico County Planning Applications Fee Schedule (effective June 23, 2020), Chapter 6, Section 6-3 of the County Code of Ordinances (building permit fees, current through Ordinance No. 1342 of June 10, 2025), the Department of Public Utilities Water and Sewer Connection Fees 2025/2026 (effective July 1, 2025 - June 30, 2026), and the Virginia DHCD FY2024 Cash Proffer Report. ZoneFee does not guarantee that fee amounts are current at the time you read this page. Fee schedules change. Virginia statutory impact fees under Va. Code 15.2-2317 do not apply to Henrico County (no formal impact fee program adopted; the 24-chapter Code of Ordinances contains no impact fee chapter). Henrico's growth-cost recovery operates through conditional-zoning cash proffers under Va. Code 15.2-2298 et seq.; per-case proffer amounts are individually negotiated for each rezoning application (FY2024 cash proffer collections were $0). Henrico's special service districts (Chapter 20, Article XIII) are property tax levies on existing properties, not developer-facing special district fees. Ordinance No. 1350 (approximately December 2025, uncodified) content is unknown and may affect building permit fees; FY2026-2027 utility connection fees take effect July 1, 2026. Verify all current rates with the relevant Henrico County department before relying on this data for land acquisition, project budgeting, or any financial decision. This page is for research and due diligence reference only - it is not legal or financial advice.