Roofing in Manassas, Virginia

Required

The 2021 Virginia Uniform Statewide Building Code (USBC, 13VAC5-63) applies statewide, and for detached one- and two-family dwellings and townhouses its residential part is the 2021 Virginia Residential Code (the 2021 International Residential Code as amended by Virginia Construction Code Section 310.8); the 2021 USBC took effect January 18, 2024. Work on an existing house also falls under the 2021 Virginia Existing Building Code (Part II of the USBC). A city cannot amend it: Va. Code 36-98 provides that the USBC "shall supersede the building codes and regulations of the counties, municipalities and other political subdivisions and state agencies." Manassas City Code Section 26-1(a) (Ord. No. O-2021-01, February 22, 2021): "The Virginia Uniform Statewide Building Code (the "building code"), as adopted and amended from time to time by the Virginia Board of Housing and Community Development, is hereby adopted by the city and incorporated herein as if set out in its entirety." Chapter 26 (Buildings and Building Regulations), read in full, contains no technical roofing provision. The City's Development Applications, Forms and Fees page states: "The 2021 Virginia Uniform Statewide Building Code, Statewide Fire Prevention Code, Industrialized Building Safety Regulations, and the Amusement Device Regulations has become effective on January 18, 2024." and that applicants could choose between the 2018 and 2021 codes for one year, "Note that any plans submitted after January 17, 2025 will need to reflect the recent code changes." The City's Building Plan Review page still reads "Applicable code is the 2018/2021 Virginia Uniform Statewide Building Code (VUSBC)."

Historic districts first: the City's "Items That Do Not Require A Permit" page states "Note: Properties located in the Historical Overlay District will require approval from the Architectural Review Board (ARB) prior to approval of any building and/or zoning permit requiring exterior modifications. Permits may be required for improvements otherwise exempt from building permit requirements; such as the installation of replacement siding, roofing and windows." The City has three historic overlay districts (the Manassas Local Historic District, the Liberia Mansion Historic District and the Mayfield Fort Historic District), and its Building Permit Application asks "Is this building located in a Historic Overlay District?" with the ARB case number. Everywhere in the City the state rule is Virginia Construction Code 108.2: "Notwithstanding the requirements of Section 108.1, application for a permit and any related inspections shall not be required for the following ... In addition, when an owner or an owner’s agent requests that a permit be issued for any of the following, then a permit shall be issued and any related inspections shall be required." Item 14.5: "Replacement of an unlimited amount of roof covering or siding in Group R-3, R-4 or R-5 provided the building or structure is not in an area where the nominal design wind speed is greater than 100 miles per hour (44.7 meters per second) and replacement of 100 square feet (9.29 m2) or less of roof covering in all groups and all wind zones." Item 14.6: "Replacement of 256 square feet (23.78 m2) or less of roof decking in Group R-3, R-4 or R-5 unless the decking to be replaced was required at the time or original construction to be fire-retardant-treated or protected in some other way to form a fire-rated wall termination." Exceptions: "1. Application for a permit may be required by the building official for the installation of replacement siding, roofing and windows in buildings within a historic district designated by a locality pursuant to Section 15.2-2306 of the Code of Virginia." "2. Application for a permit may be required by the building official for any items exempted in this section which are located in a special flood hazard area." The City's own list of items that "do not require a building permit" repeats the roof-covering item in older wording, conditioned on a "design (3-second gust) wind speed" of not more than 100 miles per hour, and gives 100 square feet as the decking limit; the City publishes no design wind speed of its own and says its design load criteria are "the same as the neighboring jurisdictions of Fairfax and Price William Counties." No City page states in its own words whether a whole-roof replacement outside the historic districts needs a permit, and this record does not decide it. The City's Building Permit page lists work that needs a permit (construction or demolition, and installations or alterations involving walls, "Any structural component", fire or smoke rated assemblies, means of egress, fire protection systems or USBC-regulated equipment) and does not name roofing. Call Planning & Development at 703-257-8278 before tear-off to confirm, and in a historic overlay district contact the Planning & Development Office before starting any project. Where a permit is needed, apply through the City's Permit Self Service portal or at City Hall, 9027 Center Street; the application asks for the contractor's State Contractor License Number and, where it applies, the City Business License Number, and an owner doing the work files the City's Owner Affidavit.