Manassas permits run through the city's online portal; call 703-257-8278. Decks, sheds, fences and driveways may need a $50 zoning certificate.

Last checked Oct. 19, 2026. Facts on this page come from the City of Manassas Planning and Development, building and trade permits, zoning permits, items that do not need a permit, Planning Commission, Board of Zoning Appeals, Architectural Review Board and Historic Overlay District pages.

Building, trade, zoning and site permits in Manassas are handled by the city’s Planning and Development office, part of Community Development. Manassas is an independent city, so Prince William County does not issue permits for addresses inside the city limits. Apply, pay fees, check plan review and book inspections through the permit self-service portal. Questions go to the main line, 703-257-8278, or permitstatus@ci.manassas.va.us.

What this means for you

  • Small project? Decks, fences and sheds can be talked through in person on Walk Through Wednesdays, 8:30 a.m. to 12:30 p.m. Book an appointment for anything bigger.
  • Live downtown or near it? Check the historic district map first. Exterior changes there need Architectural Review Board approval before any permit.
  • Applications and fee schedules are on the city’s forms and fees page.

Building permits

Manassas enforces the Virginia Uniform Statewide Building Code, so the state sets what needs a permit. New homes, additions, decks, garages, larger sheds and most electrical, plumbing, mechanical and gas work need building or trade permits. The city publishes step-by-step guides for decks and for sheds, carports and garages.

Some inspections can be done by video, and the city accepts third-party inspections from its approved list. A new business moving into an existing space without major construction can get a Certificate of Use in place of a full Certificate of Occupancy.

No building permit is needed for painting, wallpaper, flooring, cabinets and trim; replacing windows and doors of the same size; replacing plumbing fixtures, switches, outlets, light fixtures and ceiling fans in homes; replacing roof shingles or siding on a house; flagpoles up to 30 feet; and masonry walls up to 6 feet. The exception is the historic district, where the building official can require a permit for new siding, roofing or windows.

Zoning certificates for yard projects

The city recommends calling before any exterior change to your yard. A residential zoning certificate ($50) is needed for:

  • Installing or widening a driveway.
  • Fences taller than 4 feet.
  • Sheds, carports and garages under 256 square feet (larger ones need a building permit).
  • Parking an RV, camper or other private vehicle over 10,000 pounds, 102 inches wide or 21 feet long.
  • A storage container or tent kept up for more than five days and up to 90.

Apply with the zoning certificate application and a full-size house location survey showing what is there now and what you plan to build.

Home businesses need a home occupation permit ($25), with a Virginia ID showing a Manassas address and your vehicle registration. Home child care of up to four children needs its own permit. Keeping bees needs a bee and apiary application.

Historic districts

Manassas has three historic overlay districts: the Manassas Local Historic District, about 2.5 square miles covering downtown and surrounding neighborhoods with more than 300 structures; the 18-acre Liberia Mansion district; and the 11.5-acre Mayfield Fort district. Exterior work there, including fences, sheds, garages, decks, porches, awnings, lights, siding, windows, signs and painting, needs a Certificate of Appropriateness from the Architectural Review Board. The board uses the city’s design guidelines.

Zoning, rezoning and who decides

The zoning ordinance sets uses, setbacks, building heights, parking, signs and tree canopy rules. Look up a property’s zoning on the city’s GIS mapping site. Long-range land use is guided by the city’s 2045 Comprehensive Plan, and major projects under review are on the city’s What’s Going Where page.

Body What it does When it meets
Planning Commission Recommends on rezonings, special use permits and the comprehensive plan First Wednesday of the month (third Wednesday as needed), 5:30 p.m., City Hall
City Council Makes the final decision on rezonings and special use permits Regular meetings, agendas in the meeting center
Board of Zoning Appeals Hears appeals of zoning decisions and grants variances As scheduled; applications and fees due the fourth Friday before the meeting
Architectural Review Board Approves exterior changes in the historic districts Third Tuesday of the month as needed, 5:30 p.m.

The next Planning Commission meeting falls on Wednesday, Nov. 4. The Architectural Review Board meets Tuesday, Oct. 20. Planning Commission agenda packages are posted a week ahead, and all agendas and video are in the city’s meeting center.

Complaints about active construction sites go to the city’s new construction complaints page.

Related guides: Manassas property taxes, road construction and closures and who to call at City Hall.

Frequently asked questions

How do I get a building permit in Manassas?

Apply online through the city’s permit self-service portal, or call Planning and Development at 703-257-8278. Small projects such as decks and fences can be discussed in person on Walk Through Wednesdays, 8:30 a.m. to 12:30 p.m.

Do I need a permit for a fence or shed in Manassas?

Fences over 4 feet and sheds, carports and garages under 256 square feet need a $50 zoning certificate. Sheds over 256 square feet need a building permit.

When does the Manassas Planning Commission meet?

On the first Wednesday of each month, and the third Wednesday when needed, at 5:30 p.m. at City Hall. Agenda packages are posted a week ahead.

Do I need approval to change my house in the Manassas historic district?

Yes. Exterior work in a historic overlay district, including fences, sheds, porches, siding, windows, signs and painting, needs a Certificate of Appropriateness from the Architectural Review Board before a permit is issued.