Loudoun County, VA Development Fees
Loudoun County | Northern Virginia | Washington-Arlington-Alexandria, DC-VA-MD-WV MSA
Loudoun County, Virginia, operates under Virginia local government code with a voluntary proffer system for residential rezoning impact mitigation. Development application fees are administered by the County Department of Building and Development and the Department of Planning and Zoning. Water and sewer service is provided in the central service area by Loudoun Water, a public service authority that levies one-time availability charges as the Virginia analog to a developer tap or capacity-buy-in fee. The County also publishes a Capital Intensity Factor (CIF), a per-unit guideline used to evaluate proffers in residential rezonings.
Recent Fee Changes
Updated 2026-11-04: this page now shows Loudoun's 2025 Capital Intensity Factor, adopted by the Board of Supervisors on September 1, 2026, as a proffer guideline (see Proffers). Earlier versions said Loudoun publishes no standard proffer schedule, which was incorrect. Loudoun Water availability charges were re-checked against the official rates page (effective January 1, 2026) and are unchanged. Selected 2026 availability charges:
| Meter Size / Use | ERC | Water Availability | Sewer Availability |
|---|---|---|---|
| 3/4 inch residential (single dwelling) | 1.00 | $8,592 | $11,360 |
| 3/4 inch commercial | 1.50 | $12,888 | $17,040 |
| 1 inch commercial | 3.00 | $25,776 | $34,080 |
| 2 inch commercial | 12.00 | $103,104 | $136,320 |
Verify the binding 2026 schedule and your project's applicable charges directly with Loudoun Water at loudounwater.org before relying on these rates for budgeting decisions.
On this page
Fee Summary
| Fee Type | Status | Top-Line Figure | Effective Date |
|---|---|---|---|
| Zoning fees -- Rezoning (ZMAP/ZRES) Residential | Confirmed | $35,605 first 200 acres + $180/acre over 200 | Current Zoning Ordinance Appendix B |
| Zoning fees -- Rezoning (ZMAP/ZRES) Nonresidential | Confirmed | $27,720 first 200 acres + $140/acre over 200 | Current Zoning Ordinance Appendix B |
| Land development application fees (LSDO) | Confirmed | Site plan over 1 acre $8,670 (incl. 2 reviews) | Jul. 1, 2022 |
| Utility availability charges (Loudoun Water) | Confirmed | 3/4" residential = Water $8,592 + Sewer $11,360 | Jan. 1, 2026 |
| Proffer guideline -- 2025 Capital Intensity Factor (negotiated in rezonings, not a fee) | Confirmed | Single-family detached $27,200 to $38,900 per unit by region, plus Roads CIF $4,300 per unit | Adopted Sep. 1, 2026 |
| Impact fees (per-service-unit) | Not applicable | Virginia counties do not assess TLGC Chapter 395-style impact fees; proffer system is the equivalent mechanism | |
| Special district fees (Route 28 HTID) | Not confirmed | HTID acknowledged for ZRTD zoning conversion ($2,380); ad valorem tax rate schedule administered by HTID Commission, not Loudoun.gov | |
Zoning Application Fees
Zoning application fees are administered by the Loudoun County Department of Planning and Zoning under Appendix B of the current Loudoun County Zoning Ordinance. The schedule below covers rezoning, special exception, ordinance modification, concept plan amendment, zoning correspondence, sign permit, zoning permit, and certificate of appropriateness fees. Verify the current Appendix B amounts directly with the Department of Planning and Zoning before relying on these for project budgeting.
Rezoning (ZMAP / ZRES)
| Application Type | Fee |
|---|---|
| Residential rezoning | $35,605 for first 200 acres + $180/acre over 200 |
| Nonresidential rezoning | $27,720 for first 200 acres + $140/acre over 200 |
| Additional submission (4th and each subsequent) | $1,560 |
| ZRTD - Zoning Conversion within Route 28 Tax District | $2,380 |
Special Exception (SPEX)
| SPEX Category | Current Zoning Ordinance | 1972 Zoning Ordinance |
|---|---|---|
| Land disturbance over 10,000 SF or sensitive environmental areas | $15,750 | $8,215 |
| Land disturbance 1 to 10,000 SF, no sensitive areas | $6,570 | $3,425 |
| No land disturbance | $5,955 | $3,105 |
| ZMOD-as-SPEX | $10,805 | -- |
| Additional submissions (3rd+) | $2,560 | $2,560 |
Minor Special Exception (SPMI)
| SPMI Category | Fee |
|---|---|
| Land disturbance over 10,000 SF or sensitive environmental areas | $8,215 |
| Land disturbance 1 to 10,000 SF, no sensitive areas | $3,425 |
| No land disturbance | $3,105 |
| Child Care Home use | $350 |
| Chapter 4 use regulation modification | $1,870 |
Zoning Concept Plan Amendment / Proffer Amendment (ZCPA / ZRAM)
| Application Type | Fee |
|---|---|
| Residential | $26,230 |
| Nonresidential | $20,575 |
| Residential deck into yard / buffer | $350 |
Zoning Ordinance Modification (ZMOD / ZRMD)
| Application Type | Fee |
|---|---|
| Residential | $13,315 |
| Nonresidential | $12,610 |
| Residential deck into yard / buffer | $350 |
Zoning Correspondence (ZCOR), Adjustments, and Variance
| Item | Fee |
|---|---|
| ZCOR -- Proffer Determination | $690 |
| ZCOR -- Zoning Verification | $485 |
| ZCOR -- Vesting Determination | $1,035 |
| Administrative Buffer Adjustment and Waiver | $1,190 |
| Administrative Modification | $1,190 |
| Parking Adjustment (Administrative or SPEX-to-BZA) | $1,190 |
| Zoning Variance (ZVAR) | $805 |
| Sign Development Plan to BZA | $805 |
| Appeal (APPL) | $350 |
| Commission Permit (CMPT) | $6,990 |
| Special Exception for Error in Location (SPEL) | $460 |
Sign Permits, Zoning Permits, Certificate of Appropriateness
| Permit Type | Fee |
|---|---|
| Sign permit -- Temporary or Residential | $10 |
| Sign permit -- Commercial | $235 |
| Zoning permit -- Residential | $165 |
| Zoning permit -- Child Care Home | $200 |
| Zoning permit -- Commercial | $210 |
| Zoning Inspections | $80 |
| Certificate of Appropriateness (administrative or full) | $60 |
| 1972 Comprehensive Sign Package -- Adoption | $5,120 |
| 1972 Comprehensive Sign Package -- Amendment | $2,285 |
Source: Loudoun County Zoning Ordinance Appendices PDF -- Appendix B Table B-3 (loudoun.gov DocumentCenter View 176107), accessed 2026-04-27.
Land Development Application Fees
Land development application fees are administered by the Loudoun County Department of Building and Development under Appendix A of the Loudoun Subdivision and Development Ordinance (LSDO), Chapter 1242.12, and Section 6-402 of the 1993 Zoning Ordinance. The schedule below is effective July 1, 2022.
| Application Type | Fee |
|---|---|
| Boundary Line Adjustment | $3,495 |
| Site Plan -- over 1 acre | $8,670 (includes 2 reviews); additional reviews $3,470 each |
| Site Plan -- 1 acre or less | $5,200 |
| Site Plan Amendment | $3,190 |
| Preliminary Subdivision -- urban residential (public sewer/water) | $12,430 (2 reviews) |
| Preliminary Subdivision -- rural residential | $7,860 |
| Preliminary Subdivision -- non-residential | $6,790 |
| Record Subdivision (all types) | $6,075 |
| Final Development Plan (FIDP) | $12,010 |
| Family Subdivision | $5,545 |
| Subdivision Waiver | $4,645 |
| Subdivision Extension | $360 |
Source: Loudoun County Building and Development Application Fee Schedule (effective July 1, 2022) (loudoun.gov DocumentCenter View 170206), accessed 2026-04-27.
Utility Availability Charges (Loudoun Water)
Loudoun Water is the public service authority that serves the central service area of Loudoun County (formerly Loudoun County Sanitation Authority). One-time availability charges are the Virginia analog to a developer tap fee or capacity buy-in: a flat per-meter or per-Equivalent Residential Connection (ERC) fee paid before service is established. The current schedule took effect January 1, 2026.
Flat Rate Availability Charges by Meter Size (Effective Jan. 1, 2026)
| Meter Size / Service Type | ERC | Water | Sewer |
|---|---|---|---|
| 3/4 inch residential (single dwelling, MDW 550 GPD / ADS 275 GPD) | 1.00 | $8,592 | $11,360 |
| 1 inch UL Rated for residential dwelling with fire line | 1.00 | $8,592 | $11,360 |
| Multi-Family per unit (pool/irrigation excluded) | 0.65 | $5,584.80 | $7,384.00 |
| 3/4 inch commercial | 1.50 | $12,888 | $17,040 |
| 1 inch commercial | 3.00 | $25,776 | $34,080 |
| 1.5 inch commercial | 6.50 | $55,848 | $73,840 |
| 2 inch commercial | 12.00 | $103,104 | $136,320 |
Estimated Flow Pricing (Over 2 inch meter or high demand)
| Service | Rate |
|---|---|
| Water -- Max Day | $15.62 per GPD |
| Sewer -- Average Day | $41.31 per GPD |
Meter Charges (Initial Inspection + Meter Cost)
| Charge Type | Fee |
|---|---|
| Residential initial inspection | $270 |
| Commercial initial inspection | $420 |
| Meter cost -- 3/4 inch residential | $460 |
| Meter cost -- 1 inch | $569 |
| Meter cost -- 1.5 inch | $2,321 |
Plan Review and Inspection Fees (Effective Jan. 1, 2026)
| Fee Type | Water / Reclaimed | Wastewater |
|---|---|---|
| Plan Review (linear infrastructure) | $630 base + $0.53/LF | $630 base + $0.67/LF |
| Inspection | $360 base + $3.74/LF | $360 base + $4.11/LF |
| Record Drawing | $630 base + $2.26/LF | $630 base + $1.94/LF |
| CCTV (wastewater only) | -- | $720 base + $1.70/LF |
Non-linear (vertical) projects pay plan review and inspection as a percentage of the approved financial guarantee amount: 2.5% up to $5M, 2.0% over $5M to $10M, 1.5% over $10M to $15M, and 1.0% over $15M, with a $10,000 minimum review fee at each plan submission. A grinder pump fee of $9,790 each also applies where required.
Source: Loudoun Water Rates, Fees, Charges and Penalties (effective January 1, 2026) (loudounwater.org, Availability Charges section), accessed 2026-11-04.
Proffers and the Capital Intensity Factor
Loudoun County operates under Virginia's voluntary proffer system. Proffers are case-specific commitments made by an applicant during a rezoning to address impacts attributable to that rezoning; they are not a per-service-unit fee schedule. Proffer authority is established by Virginia Code Section 15.2-2303 and Section 15.2-2303.4.
Residential proffers are sharply constrained by the 2016 reforms (Va. Code Section 15.2-2303.4 and HB 770, 2016 General Assembly), which limit residential cash proffers to those addressing impacts attributable to the rezoning itself. Final proffer amounts and commitments are recorded in the proffer statements attached to each approved rezoning application (ZMAP).
Loudoun does publish a standard per-unit guideline for those negotiations: the Capital Intensity Factor (CIF). The County describes the CIF as the dollar amount of the estimated capital facilities impact of a new residential unit, used to provide a guideline for proffer negotiations during residential rezonings. The Board of Supervisors adopted the 2025 CIF on September 1, 2026, effective on adoption for legislative applications that had not yet been to a Planning Commission public hearing. These are guideline amounts used to evaluate proffers, not fees: what an applicant actually proffers is negotiated case by case.
2025 Standard Capital Intensity Factor (guideline, per dwelling unit)
| Housing Unit Type | Eastern (Ashburn, Potomac, Sterling) | Dulles | Leesburg | Route 7 West | Western (Northwest, Route 15 North, Southwest, Route 15 South) |
|---|---|---|---|---|---|
| Single-family detached (suburban; rural in the Western region) | $35,400 | $33,200 | $38,900 | $35,800 | $27,200 (rural) |
| Single-family attached | $29,900 | $28,000 | $32,800 | $30,200 | $27,500 |
| Multifamily attached | $19,200 | $18,000 | $21,000 | $19,400 | $17,700 |
| Multifamily stacked | $22,700 | $21,300 | $24,900 | $22,900 | $20,900 |
The 2025 Standard CIF has no school component. A By-Size Differential option can reduce the Standard CIF when an applicant proffers reduced unit sizes. Age-restricted / continuing care and Urban multifamily CIF amounts are published in the same County document and are not reproduced here.
2025 Roads Capital Intensity Factor (guideline, per dwelling unit, countywide)
| Housing Unit Type | Roads CIF |
|---|---|
| Single-family detached | $4,300 |
| Single-family attached | $2,600 |
| Multifamily attached | $1,800 |
| Multifamily attached, age-restricted | $1,100 |
| Multifamily stacked | $2,300 |
The Roads CIF was adopted alongside the Standard CIF and is shown as a separate line; the adopted tables do not state whether it is added to the Standard CIF. Source: Loudoun County Capital Intensity Factor and the 2025 CIF tables per Board of Supervisors adoption on September 1, 2026, accessed 2026-11-04.
Application-processing fees that touch proffer work appear in the Zoning Application Fees section above: ZCOR Proffer Determination ($690) and ZCPA/ZRAM Proffer Amendment (Residential $26,230 / Nonresidential $20,575). These are processing fees, not proffer amounts themselves.
Special District -- Route 28 Highway Transportation Improvement District
The Route 28 Highway Transportation Improvement District (HTID) is a special tax district that straddles the Loudoun County / Fairfax County boundary along the Route 28 corridor. The District funds Route 28 corridor improvements through ad valorem real estate tax surcharges levied on commercial and industrial properties within district boundaries. Underlying authority for the district is Virginia Code Title 33.2, Chapter 18 (Transportation Improvement Districts on the Primary State Highway System).
The HTID is acknowledged in the Loudoun County Zoning Ordinance Appendix B Table B-3 line 8 as the venue for ZRTD Zoning Conversion fees ($2,380 per Loudoun.gov verified Appendix B). The District's own per-period tax rate schedule and assessment formula are set by the District Commission; ZoneFee has not located a current rate schedule on Loudoun.gov, and a current verified Loudoun-side rate schedule is not published on this page. Verify the current HTID assessment directly with the Loudoun County Department of Building and Development or the HTID Commission before relying on these rates for project budgeting.
Fee Authorities
| Authority | Fee Types | Official Website |
|---|---|---|
| Loudoun County Department of Building and Development | Land development application fees, subdivision fees, site plan fees | loudoun.gov |
| Loudoun County Department of Planning and Zoning | Rezoning, special exception, ZMOD/ZRMD, ZCPA/ZRAM, ZCOR, variance fees | loudoun.gov |
| Loudoun Water | Availability charges (water + sewer), meter charges, plan review and inspection fees | loudounwater.org |
Sources
Last verified by ZoneFee: 2026-11-04. Fee schedules are subject to change. Verify current rates directly with Loudoun County and Loudoun Water before relying on this data for any financial decision.
This page reflects fee data sourced from official Loudoun County and Loudoun Water documents as of the last-verified date above. ZoneFee does not guarantee that fee amounts are current at the time you read this page. Fee schedules change. Always verify binding fee amounts directly with the Loudoun County Department of Building and Development, the Loudoun County Department of Planning and Zoning, or Loudoun Water 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.