If you have ever tried to pull a permit in a county where the city and county governments fight over jurisdiction, you will appreciate Forsyth County.
The Winston-Salem/Forsyth County Inspections Division is a unified agency. They share the same rules (the UDO) and the same online submission system (the CSS portal). But just because the process is centralized doesn't mean it's lenient. If you are building a deck or a shed, you must submit a site plan that clearly proves you are following the rules.
Do You Need a Site Plan for a Small Permit in Forsyth County?
Yes. Whether you are in the heart of Winston-Salem or out in rural Forsyth County, if you are applying for a residential building permit, a site plan (or property survey) is a required document.
The county allows homeowners to prepare these plans for standard projects, but they must include specific details:
- Property lines with dimensions
- The existing home and all other existing structures
- The proposed structure (patio, deck, detached garage, shed)
- Setbacks (exact distances from the proposed structure to the property lines)
- Easements and other known restrictions
- A North arrow and an indicated scale
- Title block with your address, name, and Parcel ID (PIN)
Who Runs Into This in Forsyth County
- Homeowners adding a deck who submit a framing plan, but forget to include a site plan showing how close the deck gets to the property line.
- Shed buyers who purchase a 12'x14' shed and assume it doesn't need a permit, running afoul of the state-wide 12-foot dimension rule.
- Properties on septic that submit a site plan without getting the required sign-off from the Forsyth County Health Department.
- High Point residents who mistakenly try to use the Forsyth County CSS portal (the portion of High Point in Forsyth County is handled by the City of High Point).
What Needs a Site Plan in Forsyth County
- Fence permit site plan — Fences exceeding 6 feet in any dimension require a building permit. Smaller fences may still require zoning approval. (Note: Historic districts require a separate Certificate of Appropriateness).
- Shed permit site plan — Required. Any accessory building with any dimension exceeding 12 feet requires a permit and a site plan showing a minimum 3-foot setback.
- Deck permit site plan — Required. A scaled site plan showing property lines and setbacks must accompany the framing details.
- Patio permit site plan — Required for covered patios or large paved areas to check impervious surface limits.
- Pool permit site plan — Required. Must show pool location, equipment, barriers, and setbacks.
- Addition permit site plan — Required. Must show the expanded footprint and all updated setbacks.
- Retaining Walls — Walls over 6 feet (measured from the bottom of the footing) require a permit and site plan.
Why This Trips People Up in Forsyth County
The 12-Foot Rule. Like the rest of North Carolina, Forsyth County enforces the NC Residential Code rule regarding accessory structures: if any single dimension exceeds 12 feet, a building permit is required. A 12x12 shed might be exempt from a building permit, but a 10x14 shed requires one (and thus, requires a site plan).
The CSS Portal PDF Requirement. Forsyth County has moved almost entirely to digital submissions via the Customer Self-Service (CSS) portal. You cannot easily drop off a hand-drawn sketch on notebook paper. You must upload a clean, legible PDF of your site plan.
Septic Sign-offs. If you are on a septic system, you cannot just submit your site plan to the Inspections Division. You must also route it through the Forsyth County Health Department to ensure your new deck or pool isn't going to crush your drain field.
Zoning and Setbacks in Forsyth County
Setbacks are governed by the unified Winston-Salem / Forsyth County Unified Development Ordinance (UDO).
While you must verify your specific zoning district, general guidelines include:
- Side yard: Typically 10 feet for primary structures.
- Rear yard: Typically 25 feet for primary structures.
- Accessory structures (Sheds/Garages): Generally must maintain a minimum setback of 3 feet from side and rear property lines. However, if the structure is over 15 feet tall, it must be at least 10 feet from the property lines.
Note: Building setback variances are very difficult to get and may not exceed 20% by law.
How the Tool Handles This — 5 Steps
SitePlans.ai loads Forsyth County parcel data, allowing you to generate the exact type of PDF the CSS portal requires:
- Enter your address — Lot lines load directly from the county GIS data.
- Place your project — Add your deck, pool, or shed to the lot.
- Set the 3-foot setback — Use the tool to verify your accessory structure meets the minimum 3-foot requirement for side and rear yards.
- Identify the PIN — Add your Parcel Identification Number (found on the Tax Parcel Viewer) to the title block.
- Export a clean PDF — Download a scaled, professional plan ready for immediate upload to the CSS portal.
Where This Tool Fits — and Where It Doesn't
| Situation | Best path |
|---|---|
| Shed, deck, pool, or standard addition | SitePlans.ai for the required homeowner-drawn site plan |
| Winston-Salem city limits | SitePlans.ai (the unified agency accepts the same plans) |
| New home construction | Licensed Civil Engineer/Surveyor required |
| Property with unclear boundaries | Licensed Land Surveyor required |
| Historic District properties | SitePlans.ai for layout; verify strict aesthetic rules with Historic Resources |
What This Doesn't Replace
SitePlans.Ai helps create preliminary, conceptual site plans for residential projects where the Forsyth County Inspections Division allows homeowner-prepared drawings. It is not a licensed land survey or sealed engineering drawing. If you are building a new dwelling, applying for a Site Development Permit, or building very close to a disputed property line, you must hire a licensed North Carolina surveyor.
Comparison: Your Options for a Forsyth County Site Plan
| Method | Cost | Time | Stamp | Notes |
|---|---|---|---|---|
| Hand sketch | Free | 1–2 hrs | ✗ | Difficult to format properly for the required CSS portal PDF upload |
| SitePlans.ai | Free first plan | Minutes | ✗ | Generates a perfectly scaled digital PDF for the CSS portal |
| CAD drafter | $300–$800+ | 1–2 weeks | Sometimes | Overkill for a deck or shed |
| Licensed surveyor | $500–$2,000+ | 2–4 weeks | ✅ | Mandatory for new home construction and subdivisions |
| SitePlans.us (done-for-you) | Custom | 1–3 days | ✗ | Best if you don't want to deal with the CSS portal requirements yourself |
Common Mistakes That Delay Forsyth County Permits
- Forgetting the Health Department — Uploading a site plan for a pool to the CSS portal without getting prior septic approval from the Health Department.
- Ignoring the 12-foot rule — Building a 14-foot shed without a permit, resulting in code enforcement action.
- Violating the height rule — Placing a 16-foot tall detached garage 3 feet from the property line (structures over 15 feet tall require a 10-foot setback).
- Poor PDF quality — Taking a blurry cellphone photo of a pencil sketch and trying to upload it to the CSS portal.
- Missing existing structures — Drawing the new shed, but failing to show the existing house on the site plan.
Support and Local Resources
- Forsyth County Inspections Division — forsyth.cc/Inspections/
- Customer Self-Service (CSS) Portal — forsyth.cc/Inspections/css.aspx — for all digital submissions.
- Forsyth County Tax Parcel Viewer — maps.co.forsyth.nc.us — verify your PIN and boundaries here.
- City-County Planning Board — (336) 703-2430 (call to verify specific UDO setbacks).
- FEMA Flood Maps — msc.fema.gov
Nearby Counties
Frequently Asked Questions
1. Does Winston-Salem have different site plan rules than Forsyth County?
No. The Winston-Salem/Forsyth County Inspections Division is a unified City-County agency. They enforce the same Unified Development Ordinance (UDO) and use the same CSS portal for permits, making the site plan requirements identical for both jurisdictions.
2. Does Forsyth County allow homeowners to draw their own site plans?
Yes. For most standard residential projects like decks, sheds, and pools, homeowners can prepare their own site plans. The plan must be accurate, drawn to scale, and clearly show property lines and setbacks.
3. Do I need a permit for a shed in Forsyth County?
If any single dimension of the shed exceeds 12 feet, you must obtain a building permit and submit a site plan. If it is smaller than 12x12, a building permit is generally not required, but you must still adhere to zoning setbacks.
4. What are the setbacks for a shed in Forsyth County?
Generally, accessory structures must be set back at least 3 feet from the side and rear property lines. However, if the structure is taller than 15 feet, the minimum setback increases to 10 feet.
5. How do I submit my site plan?
All building permits and site plans must be submitted digitally via the Customer Self-Service (CSS) portal. You will need to upload your site plan as a PDF file.
6. Can I use SitePlans.ai for a Forsyth County permit?
Yes. SitePlans.ai allows you to create the exact type of digital, scaled PDF site plan required for upload to the Forsyth County CSS portal, saving you the hassle of scanning hand-drawn sketches.
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Start Your Forsyth County Site Plan
Check your property PIN on the Tax Parcel Viewer first. If you're ready to draft your site plan, enter your address below to pull your property lines, place your project, verify your 3-foot setbacks, and download the clean PDF you need for the CSS portal.
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