Reston permits come from Fairfax County: apply in PLUS, call Land Development Services at 703-222-0801. Zoning questions: 703-324-1290.
Last checked Oct. 18, 2026. Facts on this page come from Fairfax County Land Development Services and the Department of Planning and Development.
Reston is unincorporated, so Fairfax County handles every building permit, inspection and zoning decision. Land Development Services issues building, trade (electrical, mechanical and plumbing) and land disturbance permits. The Department of Planning and Development handles zoning, rezonings and the Comprehensive Plan.
Who to call
- Building permits and inspections: Land Development Services, 703-222-0801 (TTY 711), 8 a.m. to 4 p.m. Monday to Thursday, 9:15 a.m. to 4 p.m. Friday
- Zoning questions and past or pending rezonings: Planner of the Day, 703-324-1290, DPZMail2@fairfaxcounty.gov
- Apply: Planning and Land Use System (PLUS)
- Meet with staff: Land Development Services contacts
Do I need a permit?
The county’s When a Permit is Required page says these residential projects need one:
- Replacing household appliances such as a water heater, stove or HVAC unit.
- New, repaired or moved electrical fixtures, including outlets, panels and EV chargers.
- Plumbing, gas and mechanical work, including sinks, tubs, water heaters and duct work.
- Interior alterations: kitchen and bathroom remodels, finished basements, new or removed walls, new bedrooms, and new window or door openings.
- Additions: decks, sunrooms, screened porches, front stoops, second stories, garages and carports.
- Detached structures: sheds, garages, gazebos and pool houses.
- Swimming pools, solar panels and retaining walls.
- Miscellaneous work such as roof repairs, chimney and foundation repairs, waterproofing and asbestos removal.
- Demolition of a home or other structure.
The list is not complete, the county says. Other agencies, such as the Health Department or the Fire Marshal, may need to sign off even when Land Development Services does not.
How to apply
- Start in PLUS. Every application begins there; the county calls applications “records.”
- Check the LDS Permit Library for the guide to your record type and what drawings or plats it needs.
- Expect a zoning review for anything that changes the footprint. The county’s Learning About Your Lot guide (PDF) explains setbacks, and some projects need a house location plat.
- Current review times are posted on the county’s development review metrics page.
- Book inspections through PLUS as the work goes on.
Fees are set by the county; the permit guide for each record type explains how they are calculated.
Reston Association and Town Center approval
A county permit is not the only sign-off many Reston owners need. Reston’s homes are covered by private protective covenants. The Reston Town Center Association’s residential design guidelines (PDF) say homes in the Town Center district go to its own Design Review Board, and that other residential property in Reston falls under the Reston Association Design Review Board. Ask your association before you build; the county will not check covenant approval for you.
Zoning
Find a property’s zoning district on the county’s Zoning District Analyzer map or in the assessment search, then check what the district allows in the Zoning Ordinance. Home-based businesses, accessory living units, fences, signs and food trucks have their own zoning permits.
Rezonings, special exceptions and plan amendments are listed in PLUS and on the county’s zoning application board packages page. Long-range land use for Reston is set in the Fairfax County Comprehensive Plan.
Meetings
| Body | When and where | Next dates |
|---|---|---|
| Planning Commission | 7:30 p.m., Board Auditorium, Government Center, 12000 Government Center Parkway | Wednesday, Oct. 21; Wednesday, Oct. 28; Thursday, Oct. 29; Wednesday, Nov. 4; Wednesday, Nov. 18 |
| Board of Zoning Appeals | Wednesdays at 9 a.m., Board Auditorium, except holiday weeks | Agendas posted about 20 days ahead |
Planning Commission dates are from the county’s October and November calendars. Both bodies are shown live on county Channel 16 and online, and live audio is on 703-324-7700.
Related guides
Frequently asked questions
Who issues building permits in Reston?
Fairfax County Land Development Services. Reston is unincorporated, so there is no town permit office. Every application starts in the county’s online PLUS system; help is at 703-222-0801.
Do I need a permit to build a deck or finish a basement in Reston?
Yes. Fairfax County lists decks, porches, sheds, finished basements, kitchen and bathroom remodels and new window or door openings among the residential projects that need a permit.
How do I find my zoning in Reston?
Use Fairfax County’s Zoning District Analyzer map or the county’s property assessment search, which shows the zoning district for each parcel. The Planner of the Day answers questions at 703-324-1290.
Do I need Reston Association approval as well as a county permit?
Often, yes. Exterior changes to homes covered by Reston Association’s covenants go to its Design Review Board; homes in the Reston Town Center district have a separate review board. A county permit does not replace either.
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