Portsmouth, VA Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- NR/GR/UR max height
- 36 feet
- UR-M max height, other uses
- 45 feet
- Height measured from
- Established grade to roof midpoint
- Rooftop exemption cap
- 25 ft above limit, 200 ft absolute
- Historic districts
- Measured in stories, not feet
Summary
Portsmouth caps residential building height at 36 feet in the Neighborhood, General, and Urban Residential districts, rising to 45 feet for multi-family and other non-townhouse uses in Urban Residential-Mixed. Height is measured from established grade to the highest point of a flat roof, or the mean height between eaves and ridge for other roof shapes.
(1)Building Height. The height of any building shall be measured as the vertical distance from the established grade at the corner of a front of a building to the highest point of the roof surface of a flat roof, to the deck line of a mansard or Bermuda roof, or to the mean height between eaves and ridge of a gable, hip, cone, gambrel, shed or other roof shape. | Maximum Height (ft.): 36 36 36 36 45
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 65).
Full Breakdown
2-218(1) in Sec. 2-218(G) sets a maximum building height of 36 feet across the Neighborhood Residential (NR), General Residential (GR), and Urban Residential (UR) districts, and for detached and townhouse dwellings in the Urban Residential-Mixed (UR-M) district; other uses in UR-M may reach 45 feet. Sec. 2-218(C)(1) defines how that height is measured: the vertical distance from the established grade at the front corner of the building to the highest point of a flat roof, to the deck line of a mansard or Bermuda roof, or to the mean height between the eaves and ridge for a gable, hip, cone, gambrel, or shed roof.
Sec. 2-218(C)(4) allows the maximum height to increase by whatever additional elevation a federal, state, or local flood regulation requires if the structure must be raised to meet flood protection standards, and Sec. 2-218(C)(5) excludes a parking structure's height from the calculation when a building sits on top of it. Sec. 2-218(C)(7) exempts parapets, chimneys, church spires, belfries, cupolas, domes, flagpoles, monuments, water towers, rooftop antennas, skylights, and roof access stairways from the height maximum, provided the appurtenance does not extend more than 25 feet above the permitted height, does not exceed 200 feet above grade, and does not violate Federal Aviation Regulations Part 77 navigable-airspace restrictions or add usable floor area. 2-206(1) sets its own height limit by number of stories rather than feet, typically two or three stories depending on the district.
Violations & Fines
A residential building constructed taller than the district's 36-foot (or 45-foot in UR-M) maximum, measured under Sec. 40.2-218(C)(1), is a zoning violation subject to a stop-work order and a misdemeanor charge under Sec. 40.2-553, punishable by a fine of up to $1,000.00 for a first offense and escalating fines for continued noncompliance.
Frequently Asked Questions
How tall can I build a house in Portsmouth?
How is building height measured in Portsmouth?
Can I build higher than the limit if flood rules require it?
Do chimneys and rooftop equipment count toward the height limit?
Sources & Official References
Other rules in Portsmouth
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