Decks

Plans Required

There are two options for achieving building plan approval: using the Loudoun County Typical Deck Detail or submitting a complete set of plans.

Loudoun County Typical Deck Detail

The Loudoun County Typical Deck Detail (PDF) may be used in lieu of deck plans for review with the building permit application. The permit application must reflect the intended use of the Loudoun County Typical Deck Detail. Decks which do not meet the following minimum conditions may not use the typical details in lieu of plans.

• Decks must be for residential use.
• Decks must be single level.
• Joist overhangs must be less than or equal to 2 feet 0 inches
• All deck elements must be designed and built in strict conformance with the Loudoun County Typical Deck Detail and to the dimensions noted on the permit application shown on the house location plat.
• Decks may not be constructed with roofs, screened porches, hot tubs, gazebos, or detached from house.

Field inspectors have the authority and responsibility to reject the construction and require plan review of structural conditions found on site which are not in conformance with the code, are not addressed by the Loudoun County Typical Deck Detail, or do not meet all of these conditions.

Complete Set of Plans

For decks that do not meet the requirements of the Typical Deck Detail, a complete set of plans must be submitted. 

All structural elements of the deck must be completely detailed and included on a comprehensive set of plans. Three sets of plans are required for all submissions. The following information must be included:

• Size of all posts, joists, and beams, shown on a framing plan.
• Handrail and guardrail details (including, if applicable, chippendale rail, sun bursts, and pre-manufactured rail systems).
• Stair details.
• Elevations, front, side and rear with attachment details (such as attachment to house, joist to beam connections, rail to post connection, etc.).
• Footing details (minimum footing depth is 24 inches, footings shall bear on solid soil).
• Hot tub manufacturer’s information showing structural loading requirements (if applicable).

Environmentally Sensitive Areas on Lot

Lots with environmentally sensitive areas may take longer to review and may require additional information from the applicant.

Stormwater Easements

If there is a stormwater easement on your property, please email the Stormwater Team before applying for permits.

Conservation Easements

Some parcels have conservation easements that may limit what is permitted on a property. To search properties with permanent conservation easements, view this map (please note date of data currency).  If you have questions about your Board of Supervisors (BOS) held easement, please email or call Office of Mapping & Geographic Information at 703-771-5778. Questions about easements held by other organizations should be directed to the holder of the easement.

To request copies of conservation easements and other legally recorded property documents, please email or call the Clerk of the Circuit Court at 703-737-8775 with the PIN and tax map #.  Copies are $0.50/page, payment may be made over the phone by credit card and copies emailed. We recommend that landowners and prospective buyers review the terms of an easement with a land use and zoning attorney.

Requirements for Public Utilities

Call "Miss Utility" at 800-552-7001 before excavating to ensure that the construction does not interfere with underground utility lines."Miss Utility" is a free service to anyone who is planning to excavate. Utility companies support "Miss Utility" to prevent damage to their buried lines. Call at least 48 hours prior to excavating. The various companies will mark the path of underground utilities on your property.

Fees

County Typical Deck

• Not located in an incorporated town: 
  • Less than 1,000 square feet: $265 (building permit and county zoning permit)
  • 1,000 square feet or above: $165 (county zoning permit) + fee based on exact square footage.
• In an incorporated town:
  • Less than 1,000 square feet: $100 (building permit only)
  • 1,000 square feet or above: fee based on exact square footage.

Decks built to plan specifications

• Not located in an incorporated town:
  • Less than 1,000 square feet: $395 (Includes building permit, plan review fee, and county zoning permit)
  • 1,000 square feet or above: $335 (Includes county zoning permit and plan review fee) + fee based on exact square footage.
• In an incorporated town:
  • Less than 1,000 square feet: $230 (Includes county building permit and plan review fee)
  • 1,000 square feet or above: $170 (plan review fee) + fee based on exact square footage.

All fees are calculated based on the details of the application submitted. If other permits are required, separate fees will be charged based on actual equipment installed on the deck. Examples of equipment requiring additional permits include, but are not limited to, electrical outlets or fixtures, hot tubs, spas, etc.

Pay application fees

You must pay your application fees before permits are issued.

• Learn about payment options

Inspection Requirements

Inspections are required by law. Inspections help to establish that the deck has been built in accordance with the structural and safety provisions of the Virginia Uniform Statewide Building Code (VUSBC) standard construction practices and the approved drawings or the Loudoun County Typical Deck Detail (PDF).

An electronic of paper copy of the approved plans or typical deck detail must be on the job site and available to the inspector or no inspection will be performed.

When Inspections are Required

Three inspections, conducted by Loudoun County inspectors, are required for a deck:

• Footing Inspection: footing holes are inspected prior to concrete placement.
• Framing Inspection: joists, beams, connections and mechanical attachments are inspected prior to placement of decking.
• Final Inspection: all remaining items are inspected.

The framing and final inspections may be combined if all portions of the deck framing and mechanical attachments are at least 42 inches above grade.

Schedule Inspections

The permit holder or their representative must schedule an inspection when the stages of construction that require an inspection are reached. Inspections must be scheduled one work day in advance.

Based on visual observation, inspectors may request access to the existing house to verify solid ledger attachment.

Common Reasons for Rejection

The most common reasons for rejection of inspections on the construction of a deck are:

• Corrosion-resistant nail and fasteners are not used in pressure-treated material
• Non-compliance with the approved plans or the Loudoun County Typical Deck Detail
• Soil material is inadequate to provide minimum bearing capacity of the footing
• The ledger board is not attached to approved material at the existing house wall
• The ledger board attachment does not comply relative to bolt diameter, spacing and tightening and / or flashing
• The variation in stair risers is greater than the code allowance