Bolthole Index

Charlton County, Georgia

Building permits, zoning and land rules in Charlton County, Georgia

66Index Score / 100
#81 of 159 in Georgia

Charlton County, Georgia requires construction permits, including for homes built by their owners12. Unincorporated Charlton County has no zoning, but county building-permit setbacks still apply34. Georgia sets the onsite-sewage rules, and the Charlton County Health Department provides local land and septic inspection services56.

At a glance

Building permit
Required for construction subject to county permitting1
Zoning
No zoning ordinance in unincorporated Charlton County3
Permit setbacks
15 feet from property lines and 25 feet from the right of way4
Septic permits
Apply through Charlton County Health Department Environmental Health78
RV living
No county occupancy-duration limit confirmed for unincorporated private land; building inspection is still required9
Tiny home
No county zoning restriction in unincorporated areas, but building codes and permits still apply31011
Owner-builder
Allowed with ownership, occupancy and licensed-trade conditions2
Private well
Contact the county Health Department before drilling1213

Who to call

Building permits

Charlton County Building Inspections / Code Enforcement

Building permits, inspections, and code enforcement for Charlton County

912-496-3826

dglover@charltoncountyga.gov

68 Kingsland Drive, Suite B, Folkston, GA 31537

Septic permits

Charlton County Health Department (Environmental Health)

Environmental Health inspections involving well water, land and septic tank systems

855-473-4374

2587 Third Street, Folkston, GA 31537

Contact details are copied from each office’s official page and were checked against it on October 7, 2026.

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Do you need a building permit in Charlton County, Georgia?

Yes. Charlton County requires a building permit for construction projects over 150 square feet, and work begun or completed without one carries a doubled permit fee10. Charlton County implements the 2018 International Building Code and 2018 International Residential Code with Georgia amendments11. A property owner may act as general contractor for the owner's residence, but must own the property, follow the codes and inspection schedule, and use licensed contractors for electrical, plumbing and conditioned-air work2. The owner must occupy the completed residence and cannot offer it for sale or rent for at least two years after the certificate of occupancy is issued2.

Who handles Charlton County building permits and inspections?

Charlton County Building Inspections / Code Enforcement handles the county building-permit and inspection process14. Call 912-496-3826, email dglover@charltoncountyga.gov, or visit 68 Kingsland Drive, Suite B, Folkston, GA 3153714. Inspections follow an established sequence, and each failed reinspection costs $5015. The county publishes an application packet, but we could not confirm a complete fee schedule or review timeline16. Homeowners cannot pull their own electrical, plumbing or gas permits; a homeowner may pull a mechanical permit only for a self-contained packaged heating-and-air unit17. Ask this office for current fees, the flood-zone review contact, and county-road driveway requirements because we could not confirm those details.

Does Charlton County have zoning?

Unincorporated Charlton County has no zoning or county zoning districts; Folkston has zoning, while Homeland does not318. Building and land-division controls still apply: Charlton County has a subdivision ordinance, and the building-permit checklist requires a site plan showing the proposed building at least 15 feet from a property line and 25 feet from the right of way194. Any mobile or manufactured home set up in Charlton County requires a permit, and a used home must pass a safety and quality inspection before permitting20. Inside Folkston, maximum lot coverage and building height depend on the zoning district, with Fire Department approval required above 35 feet2122. Confirm the parcel's jurisdiction before relying on the unincorporated-county answer.

How do septic permits work in Charlton County?

Georgia DPH sets the onsite-sewage rules, while the County Health Department and County Board of Health handle local permitting, inspection and approval under those rules7. Call the Charlton County Health Department at 855-473-4374 or visit 2587 Third Street, Folkston, GA 3153713. Obtain the County Health Department permit before developing a lot that will use onsite sewage; the county building checklist requires proof that a septic permit application has been made823. Connect to a public or community sewage system if it is available within 200 feet of the property line or in an abutting public right-of-way; otherwise provide an approved onsite system24. Final written approval is required before backfilling or using a permitted system25. USDA soil data rates 0% of Charlton County soils as free of severe limitations for a conventional drain field, so arrange parcel-level evaluation early26.

Can you live in an RV or tiny home in Charlton County?

As of the September 2024 county meeting, unincorporated Charlton County had no ordinance limiting how long someone may live in an RV on private land, but the RV must pass building inspection9. That answer does not apply inside Folkston, where a travel trailer on a residential lot cannot be occupied unless it is in an authorized travel park27. A new RV park or campground inside Folkston is limited to the CG zoning district and requires Major Site Plan Review plus centralized water and sewer28. We could not confirm the separate occupancy rule for the county-owned Traders Hill RV park29. Tiny homes still face construction-permit, building-code and sanitation requirements101130.

Building a home in Charlton County: the steps in order

  1. Confirm whether the parcel is in unincorporated Charlton County, Folkston or Homeland because zoning varies by jurisdiction31.
  1. Ask Environmental Health for the onsite-sewage review and permit before physical development; the building checklist requires proof of the septic application823.
  1. Prepare two sets of qualifying building plans, a completed application, a site development plan and any engineered-truss package; include an elevation certificate if building in a flood zone and proof of a land-disturbance permit if disturbing more than one acre3233.
  1. Show the building at least 15 feet from property lines and 25 feet from the right of way4.
  1. Submit through Charlton County Building Inspections / Code Enforcement and complete the owner-builder agreement if acting as general contractor162.
  1. Follow the required building-inspection sequence and obtain final written septic approval before backfilling or use1525.

What should you check before buying land in Charlton County?

Start with septic and floodplain suitability: Charlton County does not permit septic tanks in floodplain areas, and building in a designated flood zone requires an elevation certificate3433. USDA soil data rates 0% of county soils as free of severe limitations for a conventional drain field, making parcel-level evaluation especially important26. Ask Building Inspections / Code Enforcement who administers floodplain review because we could not confirm that office14. If the tract will be divided, ask for the subdivision ordinance and approval process because detailed standards were not available19. Confirm legal access and whether a state-highway driveway needs Georgia Department of Transportation approval35. Private-well contractors must contact the county Health Department before drilling for site review, but we could not confirm whether Charlton County requires a separate well permit12.

Watch-outs

  • No zoning in unincorporated Charlton County does not cancel building permits, subdivision rules or the county checklist setbacks31194.
  • The unincorporated-county RV answer does not apply inside Folkston or at the county-owned Traders Hill RV park927.
  • Charlton County's septic-soil rating makes a parcel-specific site evaluation an early buying step, but the countywide rating does not prescribe one system for every lot26.
  • Charlton County does not permit septic tanks in floodplain areas, and flood-zone construction requires an elevation certificate with the county building-permit materials3433.

Sources

  1. Code Enforcement / Building Inspections | Charlton County, GA, quoted and re-checked
  2. Code Enforcement / Building Inspections | Charlton County, GA, quoted and re-checked
  3. Charlton County Hazard Mitigation Plan 2023-2028, quoted and re-checked
  4. Building Permit Application Packet, quoted and re-checked
  5. Onsite Sewage, quoted and re-checked
  6. charltoncountyga.us, quoted and re-checked
  7. Onsite Sewage | Georgia Department of Public Health, quoted and re-checked
  8. dph.georgia.gov, quoted and re-checked
  9. Charlton County Board of Commissioners 9/5/2024 Minutes, quoted and re-checked
  10. Permitting/911 Addressing/Garbage Pickup, quoted and re-checked
  11. Code Enforcement / Building Inspections | Charlton County, GA, quoted and re-checked
  12. Water Well Standards (Georgia statewide rule), quoted and re-checked
  13. Charlton County Health Department (Environmental Health) (charltoncountyga.us)
  14. Charlton County Building Inspections / Code Enforcement (charltoncountyga.us)
  15. Code Enforcement / Building Inspections, quoted and re-checked
  16. Building Permits & Code Enforcement | Charlton County, GA, quoted and re-checked
  17. Code Enforcement / Building Inspections, quoted and re-checked
  18. Charlton County Hazard Mitigation Plan 2023-2028, quoted and re-checked
  19. Charlton County Hazard Mitigation Plan 2023-2028, quoted and re-checked
  20. Permitting/911 Addressing/Garbage Pickup, quoted and re-checked
  21. City of Folkston Land Development Code, Chapter Five: Development Standards, quoted and re-checked
  22. City of Folkston Land Development Code, Chapter Five: Development Standards, quoted and re-checked
  23. Building Permit Application Packet, quoted and re-checked
  24. dph.georgia.gov, quoted and re-checked
  25. dph.georgia.gov, quoted and re-checked
  26. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  27. City of Folkston Land Development Code, Chapter 5 Development Standards, quoted and re-checked
  28. City of Folkston Land Development Code, Chapter Seven: Supplemental Standards, quoted and re-checked
  29. Charlton County Commissioners Board of Commissioners Minutes, September 5, 2024, quoted and re-checked
  30. dph.georgia.gov, quoted and re-checked
  31. Charlton County Hazard Mitigation Plan 2023-2028, quoted and re-checked
  32. Building Permit Application Packet, quoted and re-checked
  33. Building Permit Application Packet, quoted and re-checked
  34. Building Permit Application Packet, quoted and re-checked
  35. Regulations for Driveway & Encroachment Control Manual (Georgia statewide rule), quoted and re-checked

Written October 7, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Unlike 5 of its 6 neighbors, Charlton County has no countywide zoning.

RuleCharlton CountyWare CountyCamden CountyBrantley CountyClinch CountyPierce CountyEchols County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningNoYesYesYesYesYesNo
Septic permitsCounty Health Dept. Env. HealthCounty Health Dept.GA Coastal Health DistrictCounty Env. HealthCounty Env. HealthCounty Env. HealthSouth Health District

County locator

Charlton County in Georgia

66
County map
Charlton County highlighted among the Georgia counties · colored by Index score

How Charlton County scores

Seclusion51100% ev.
Self-Sufficiency48100% ev.
Admin Boringness61100% ev.
Durability59100% ev.
Property Autonomy56100% ev.
Carry Cost82100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$217kTypical home
0.9%Property tax
$3,119Land / acre
50.4"Annual rain
13.3% of yrsSevere drought
14.5 / yr (+13.4)Mid-century 100°F days
15.4 daysMid-century dry spell
2.37" (+4.6%)Mid-century 1-day rain
1.17×Wildfire change factor
100%Forward climate coverage
$1,437Home insurance / yr
-0.5% / yrInsurance growth
1.28%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,465,611People within 2 hr
18,977Radius comparison (15 mi)
16.6People / sq mi
37.4%Federal land
100%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
92.3%Wooded land
26.4 tonsBiomass / forest ac
68.2°FAvg temp

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Cities and towns in Charlton County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Folkston · Homeland

Answers from the rulebook for Charlton County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Charlton County rules

  • Building permitRequired

    Construction permits in Charlton County.

    • The county page states that a Georgia licensed contractor must pull construction permits by law.
    • A homeowner may pull a construction permit to build the homeowner's home every two years.
    • Electrical, plumbing, and gas permits require state-licensed contractors; a homeowner may pull a mechanical permit only for a packaged, self-contained heating and air unit.

    homeowner construction permit frequency: per every 2 years (for building the homeowner's home)

    “The State of Georgia licensed contractor must pull all construction permits by law. However, a homeowner is allowed to pull a construction permit to build their home every 2 years.”
    One more reviewed finding on this topic
    • Required — Construction projects over 150 square feet in Charlton County
      “Any construction project over 150 square feet in size must be permitted. If construction is begun or completed without a building permit, a permit must be purchased and the fee is doubled.”
  • Owner-builder exemptionAvailable (with conditions)

    A property owner acting as general contractor for the owner's residence.

    • The applicant must reside in the completed structure and not offer it for sale or rent for at least two years after issuance of the certificate of occupancy.
    • The applicant must own the property and serve as general contractor.
    • Subcontracted electrical, plumbing, and conditioned-air work must be performed by properly licensed contractors.
    • The applicant must follow applicable codes and the inspection schedule.
    • False statements or misrepresentation may result in permit revocation.

    minimum owner occupancy period: >= 2 years (following issuance of the certificate of occupancy)

    “Having applied for special consideration as a property owner desiring to build his/her own residence, the undersigned states the following to be true.”
    One more reviewed finding on this topic
    • Conditional — A homeowner acting as general contractor to build the homeowner’s own residence
      “However, a homeowner is allowed to pull a construction permit to build their home every 2 years. All other permits (Electrical, Plumbing, Gas, and Mechanical) require the State of Georgia licensed contractors. A homeowner may not pull their own electrical, plumbing, or gas permits. They are only allowed to pull mechanical permits if the unit being installed is a packaged heating and air unit (Also known as "Self-Contained").”
  • Building code adoptedAdopted (with conditions)

    Charlton County building-code implementation.

    • The county page identifies the 2018 editions and Georgia amendments.
    • The page does not state whether incorporated municipalities use identical enforcement arrangements.

    International Building Code edition: 2018 Edition (with Georgia Amendments) · International Residential Code edition: 2018 Edition (with Georgia Amendments)

    “Charlton County implements the International Building Code, 2018 Edition, with Georgia Amendments, and the International Residential Code, 2018 Edition, with Georgia Amendments.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Building construction in Charlton County
      “Charlton County implements the International Building Code, 2018 Edition, with Georgia Amendments, and the International Residential Code, 2018 Edition, with Georgia Amendments.”
  • InspectionsRequired

    A residence built under Charlton County's homeowner-acting-as-contractor permit process.

    • The applicant must build according to applicable codes and adhere to the inspection schedule.
    • Inspection must occur in an established sequence.
    • Work violating the codes must be corrected or may be ordered removed.
    • Failed re-inspections cost $50.00 each.

    failed re-inspection fee: 50 USD (each failed re-inspection)

    “Applicant agrees to build in accordance with all applicable codes and strictly adhere to the inspection schedule.”
    2 more reviewed findings on this topic
    • Required — Construction and occupancy of buildings and residences in Charlton County
      “The undersigned acknowledges that inspection must be performed in an established sequence and that work done in violation of the codes must be corrected or may be ordered removed. Re-inspections for failed inspections are $50.00 each.”
    • Required — Building inspections associated with permitted construction in Charlton County.
      “The undersigned acknowledges that inspection must be performed in an established sequence and that work done in violation of the codes must be corrected or may be ordered removed.”
  • County-wide zoningAbsent

    County zoning in unincorporated Charlton County

    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across unincorporated Charlton County and its municipalities

    • The county has no zoning; the City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place. The City of Folkston does have zoning in place, and the City of Homeland does not have zoning.”
  • Zoning districtsNot published

    County zoning districts in unincorporated Charlton County

    • The cited source states that the county has no zoning; Folkston has zoning and Homeland does not.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Minimum dwelling size · by state lawNone

    Unincorporated Charlton County: no county rule sets this, because Charlton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Minimum lot size · by state lawNone

    Unincorporated Charlton County: no county rule sets this, because Charlton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • SetbacksSpecified

    Building site development in Charlton County

    • The building permit checklist requires a site development plan showing compliance with the stated setbacks.

    property-line setback: 15 feet · right-of-way setback: 25 feet

    “SITE DEVELOPMENT PLAN: A site development plan showing the location of the building and that it meets the required setbacks (15’ from the property line and 25’ from the right of way).”
  • Living in an RVUnrestricted (with conditions)

    Residential or long-term occupancy of an RV on private land in unincorporated Charlton County.

    • As of the September 5, 2024 county meeting, no county ordinance regulated the amount of time someone could reside in an RV.
    • The county-owned RV park at Traders Hill is an exception.
    • RVs must pass building inspection.
    • Incorporated municipalities may impose separate rules.
    “County Administrator Raulerson clarified that there are no ordinances currently in place regulating the amount of time someone can reside in an RV”
    One more reviewed finding on this topic
    • Allowed (with conditions) — RV occupancy duration on county-regulated land in Charlton County, except the county-owned RV park at Traders Hill
      “County Administrator Raulerson clarified that there are no ordinances currently in place regulating the amount of time someone can reside in an RV, except for the county owned RV park at Traders Hill. The only regulation on RVs currently is that they must pass building inspection.”
  • Camping on your land · by state lawUnrestricted

    Unincorporated Charlton County: no county rule sets this, because Charlton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Tiny homes · by state lawUnrestricted

    Unincorporated Charlton County: no county rule sets this, because Charlton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Manufactured homesLimited

    Setting up mobile or manufactured homes in Charlton County.

    • A permit is required for any mobile home being set up in the county.
    • Used mobile homes must pass a safety and quality inspection before permitting.
    “Any mobile home being set up in Charlton County shall be permitted. [...] must pass a safety and quality inspection before they are permitted.”
  • Accessory dwellings · by state lawUnrestricted

    Unincorporated Charlton County: no county rule sets this, because Charlton County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The City of Folkston has zoning; the City of Homeland does not have zoning.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Who permits septicMixed (with conditions)

    On-site sewage systems in Charlton County.

    • Georgia DPH establishes the statewide onsite-sewage rules.
    • The County Health Department and County Board of Health issue, inspect, approve, and may deny or revoke permits under those rules.
    • Charlton County's Health Department page identifies inspection of septic tank systems as an Environmental Health service.
    “Application for such a construction permit shall be made in writing on forms provided by the County Board of Health.”
    2 more reviewed findings on this topic
    • County — Local environmental-health services for septic systems in Charlton County.
      “Inspection of water (includes well water program), land and septic tank systems.”
    • Local — Environmental-health administration serving Charlton County through the Southeast Health District and Charlton County Health Department.
      “Inspection of water (includes well water program), land and septic tank systems.”
  • Septic permitRequired

    Installation or physical development involving an onsite sewage management system.

    • The permit must be obtained from the County Health Department before physical development or installation.
    • The application is written on County Board of Health forms and generally must be approved or disapproved within 20 days after receipt of a completed application.
    • The application must include owner/applicant information, property location, plans and specifications, facility type, utilities and water supplies, bedrooms or flow data, soil characteristics, owner or agent signature, and any additional information needed for suitability.
    • Repairs, replacements, and additions to existing systems must be permitted and inspected.

    application decision period: 20 days (after receipt of a completed application) · permit validity: <= 12 months (from date of issue)

    “No person may begin the physical development of a lot or structure where an on-site sewage management system will be utilized, nor install an on-site sewage management system or component thereof, without having first obtained from the County Health Department a construction permit for the installation of an onsite sewage management system..”
    One more reviewed finding on this topic
    • Required — Building permit applicants using septic systems in Charlton County
      “ENVIRONMENTAL: Proof that a septic tank permit has been applied for. The Charlton County Health Department is located at 2587 Third St., Folkston, GA 31537.”
  • Septic inspectionRequired

    Onsite sewage management system construction, repairs, replacements, additions, backfill, and use.

    • An onsite sewage construction permit is issued only after a County Board of Health site inspection.
    • No person may backfill or use the system until a final inspection has been made and written approval issued by the County Board of Health.
    • A final inspection report must be provided to the owner, builder, developer, or agent.
    • Subsequent grading, filling, digging, landscaping, construction, removal, or alteration that may adversely affect the system voids approval.
    “No person may backfill or use an on-site sewage management system until a final inspection has been made by the County Board of Health, and written approval has been issued by the County Board of Health.”
    One more reviewed finding on this topic
    • Limited — Environmental-health inspection of land and septic tank systems serving Charlton County.
      “Inspection of water (includes well water program), land and septic tank systems.”
  • Subdividing landRegulated (with conditions)

    Subdivision activity in Charlton County

    • The cited plan states that Charlton County has enacted a subdivision ordinance; the ordinance text and detailed standards were not retrieved.
    “Charlton County has enacted a subdivision ordinance but has no zoning in place.”
  • Building in a floodplainLimited

    Development and building-permit review in Charlton County flood zones, including county-administered areas; incorporated municipalities may have separate requirements.

    • An elevation certificate is required as part of the county building-permit materials when building in a flood zone.
    • A county land-disturbance permit is required when disturbing more than one acre.
    • Charlton County does not permit septic tanks in flood plain areas.
    • The cited materials do not identify the specific Chapter 140 flood-damage-prevention administrator, ordinance section, or any additional floodplain construction standards.

    land disturbance threshold: > 1 acre (A county land-disturbance permit is required.) · flood-zone building documentation: elevation certificate (Required when building in a flood zone.)

    “_____ ELEVATION CERTIFICATE: Complete this form if you are building in a flood zone. _____ LAND DISTURBANCE PERMIT: Proof that a land disturbance permit has been issued by the county if you are disturbing more than one acre of land.”
    One more reviewed finding on this topic
    • Required — Building in a designated flood zone in Charlton County
      “ELEVATION CERTIFICATE: Complete this form if you are building in a flood zone.”
  • Permit feesPublished (with conditions)

    Published fee information for county building inspections.

    • The official page publishes a $50.00 re-inspection fee for failed inspections.
    • No complete building-permit fee schedule was located in the opened sources.

    failed re-inspection fee: 50 USD (per failed inspection)

    “The re-inspection fee for failed inspections is $50.00.”
  • Permit processPublished (with conditions)

    Building permit application and review process in Charlton County

    • A completed application is required.
    • Two sets of plans must meet the listed codes and Georgia Amendments.
    • Proof of septic permit application, a homeowner-acting-as-contractor agreement when applicable, a site development plan, flood-zone elevation certificate, and land-disturbance permit proof over one acre are required where applicable.

    land-disturbance threshold: > 1 acre

    “BUILDING PERMIT APPLICATION: Completed application. [...] SITE DEVELOPMENT PLAN: A site development plan showing the location of the building and that it meets the required setbacks (15’ from the property line and 25’ from the right of way). [...] ELEVATION CERTIFICATE: Complete this form if you are building in a flood zone. LAND DISTURBANCE PERMIT: Proof that a land disturbance permit has been issued by the county if you are disturbing more than one acre of land.”
    One more reviewed finding on this topic
    • Partial — County building-permit process.
      “The applicant hereby certifies as follows: 1) that he/she is authorized to make this application; 2) that all information provided by the applicant, whether on an original application or on an application for a revision, is true and correct, including all information on any attachments thereto; [...] 4) that he/she will comply with all regulations of Charlton County which are applicable hereto; 5) that he/she will perform no work on the above property not specifically described in this application; 6) that he/she grants Charlton County officials the right to enter onto the property for the purpose of inspection the work permitted and posting notices.”

Georgia rules that apply here

  • Certificate of occupancyLimited

    Certificate-of-occupancy issuance for Georgia construction projects where the applicable county or municipality requires or administers one.

    • Only a local governing authority may issue a certificate of occupancy.
    • Inspections may be necessary or required for issuance according to the governing authority's requirements.
    • The cited state materials do not establish a certificate-of-occupancy requirement for every building statewide.
    “Only a local governing authority shall be authorized to issue a certificate of occupancy.”
  • Off-grid sanitationLimited

    Off-grid sanitation using privies, approved alternative onsite sewage systems, or certified composting toilets in Georgia.

    • Privies must meet the Manual's minimum design and construction criteria.
    • Alternative onsite sewage systems must be approved by the Department and meet the Manual's minimum design and construction criteria.
    • Composting toilets must be certified by the National Sanitation Foundation to current Standard 41 or certified by the manufacturer as meeting a nationally recognized standard.
    • Applicable County Board of Health permits and inspections remain required where the system is an onsite sewage management system.
    “composting toilets may be considered”
    One more reviewed finding on this topic
    • Limited — Properties in Charlton County without available public or community sewage treatment.
      “If public or community sewage treatment systems are not available, the owner of a building, residence, or property that is designed or intended for human occupancy or congregation shall provide an approved on-site sewage management system sufficient for the number of persons normally expected to use or frequent the building, residence or other property for two hours or more.”
  • Well permitLimited

    Domestic and other water-well construction in Georgia.

    • All water wells must comply with the Water Well Standards Act.
    • A water-well contractor must contact the local county health department in advance for site review.
    • Certain county health departments require a well-construction permit before construction.
    • Agricultural irrigation wells require a Letter of Concurrence before drilling begins.
    • Well Construction Data must be sent to the owner and local health department within 30 days after completion.

    well construction data submission deadline: <= 30 days after completion

    “certain county health departments require well construction permits prior to well construction”
  • Mandatory utility hookupSewer (with conditions)

    Buildings, residences, and properties designed or intended for human occupancy or congregation in Georgia when a public or community sewage treatment system is available.

    • Connection is required when a public or community sewage treatment system is available within 200 feet of the property line or in a public right-of-way abutting the property.
    • If an existing onsite sewage system fails, immediate connection to a public or community sewerage system is required if such a system is available.
    • If a public or community sewage treatment system is to be constructed, an existing public or community sewer is to be extended to serve a lot, or an approved onsite sewage management system is to be used, the building sewer must be installed to ensure gravity flow at a self-cleaning velocity throughout.
    • A residential onsite sewage system of less than 2,000 gallons per day that is failing may be exempted from connecting to sewer if repair or replacement meets the Manual for Onsite Sewage Management Systems criteria and the County Board of Health determines that sufficient area and usable soils exist.

    sewer availability distance: <= 200 feet from property line (A public right-of-way abutting the property is an alternative availability condition.) · failing residential onsite sewage system flow: < 2000 gallons per day (The County Board of Health must determine sufficient area and usable soils, and repair or replacement must meet the Manual for Onsite Sewage Management Systems criteria.)

    “Connection shall be made to a public or community sewage treatment system if such system is available within two hundred feet (200') of the property line, or available in a public right-of-way abutting the property. [...] If an existing on-site sewage system fails, immediate connection shall be made to a public or community sewerage system if such a system is available. (b) A residential on-site sewage system of less than two thousand gallons per day that is failing may be exempted from connecting to sewer if the repair or replacement of the system will meet the criteria set forth in the Manual for Onsite Sewage Management Systems and has sufficient area and usable soils as determined by the County Board of Health.”
    One more reviewed finding on this topic
    • Conditional — Properties in Charlton County using public or community sewage treatment systems.
      “Connection shall be made to a public or community sewage treatment system if such system is available within two hundred feet (200') of the property line, or available in a public right-of-way abutting the property.”
  • Agricultural exemptionAvailable (with conditions)

    Bona fide agricultural and/or timber property qualifying for Georgia conservation-use current-use assessment.

    • The property must be devoted to a qualifying conservation use.
    • The property must be maintained in a qualifying use for ten years.
    • The owner must file the application with the county board of tax assessors by the county deadline for filing ad valorem tax returns.
    • This is a property-tax assessment benefit and does not itself establish an exemption from local zoning or building regulations.

    assessment basis: 40 percent of current use value · minimum covenant period: >= 10 years

    “Real property that is devoted to bona fide conservation uses is assessed at 40% of its current use value.”
    2 more reviewed findings on this topic
    • Available (with conditions) — Farm buildings or structures qualifying under Georgia law for exemption from the state minimum standard building codes.
      “exempts such buildings from the state minimum standard building codes.”
    • Available (with conditions) — Crop-management and animal-husbandry practices involved in producing agricultural or farm products on private property in Georgia.
      “regulating crop management or animal husbandry practices involved in the production of agricultural or farm products on any private property.”
  • Driveway accessRequired

    Construction or non-routine maintenance involving driveways or other permit work within a Georgia State Highway Right-of-Way.

    • Applications must be made at the appropriate GDOT District office.
    • Commercial driveway applications go to the District Traffic Operations Office.
    • Residential driveway and temporary-use driveway applications go to the District Area Office.
    • The applicant must be the property owner, lessor, or authorized representative of the entity owning or leasing the abutting property; lease and written-authorization conditions apply as stated in the manual.
    • Commercial or special encroachment applications may also be submitted through GPAS AMPS.
    “A permit is required prior to performing any construction work or non-routine maintenance within the State Highway Right-of-Way.”
  • Short-term rentalsLimited

    Property-management services for Georgia properties available for less than 90 days' occupancy by guests or occupants; this is a conditional exemption from Chapter 40 of Title 43 and does not eliminate applicable zoning, tax, licensing, permit, or other local requirements.

    • The property manager must enter into a written agreement with the owner specifying all management terms and conditions, reporting of income and expenses, and remitting income to the owner.
    • The management agreement must not allow the property manager to rent or lease the property, and the guest or occupant agreement must not be a lease or rental agreement.
    • Applicable zoning laws must not prohibit short-term occupancy uses of the property.
    • The guest's or occupant's occupancy must be for less than 90 days.
    • No deposit may exceed the cost of the rental required for the minimum rental period.
    • The guest or occupant must pay required state or local sales taxes or excise taxes on rooms, lodgings, and accommodations, and the property manager must have required state or local business licenses or permits.
    • The property manager must have authority to specify the rooms or units the guest or occupant will occupy.
    • No extra charge may be made for basic utilities.
    • Notice is not required for a guest or occupant to terminate occupancy of the room or unit, except as provided under Article 1 of Chapter 21 of Title 43.
    • The room or unit must not be the guest's or occupant's permanent residence.
    • The cited enactment concerns exemption from real-estate-broker licensing requirements; it is not a statewide authorization overriding local short-term-rental ordinances or private restrictions.

    maximum occupancy duration: < 90 days (The condition requires occupancy for less than 90 days.)

    “(a) Except as otherwise provided, this chapter shall not apply to: [...] (11) Any person who provides property management services on properties available for less than 90 days' occupancy by guests or occupants and meets all of the following conditions:”
  • county zoning authorityGeneral

    Georgia counties exercising zoning power over unincorporated areas within their territorial boundaries.

    • The Zoning Procedures Law confirms local-government zoning authority generally; it does not require a local government to exercise zoning power.
    • For counties, territorial boundaries are the unincorporated areas and certain areas defined in O.C.G.A. § 36-70-2(5.1).
    • County zoning ordinances and zoning decisions remain subject to the statutory minimum procedures, including public-hearing and notice requirements.
    • The statute defines zoning to include districting property for various uses, prohibiting other uses within zones or districts, and regulating development and improvement of real estate within those zones or districts.
    “While recognizing and confirming the authority of local governments to exercise zoning power within their respective territorial boundaries [...] “Local government” means any county or municipality”
  • county building authorityGeneral

    Georgia counties administering and enforcing state minimum construction codes, including residential construction in unincorporated areas.

    • Local governments must adopt reasonable administrative provisions for administering and enforcing state minimum standard codes.
    • Those administrative powers include inspecting buildings, employing inspectors and other personnel, requiring permits and establishing permit charges, and contracting with other local governments for code enforcement.
    • A local government may choose which mandatory state codes it locally enforces, but any mandatory code locally enforced must use the latest edition and DCA amendments.
    • Local amendments may not be less stringent than the state minimum code, must be based on local climatic, geologic, topographic, or public-safety factors, require legislative findings identifying the need, and must be submitted to DCA 60 days before proposed adoption.
    • Local amendments must be filed with DCA after adoption.
    “These powers include: [...] Requiring permits and to establishment charges for said permits; and Contracting with other local governments for code enforcement.”

Inside cities and towns in Charlton County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Lot coverageSpecified

    Maximum impervious-surface coverage in City of Folkston zoning districts.

    • Impervious-surface coverage may not exceed the applicable Table 5-1 maximum.
    • Water bodies count as impervious surface.
    • Pervious concrete receives the stated 50-percent treatment if installed and maintained according to manufacturer guidelines.

    maximum impervious coverage: district-specific percent (See Table 5-1)

    “maximum coverage amounts provided in Table 5-1 above.”
  • Building heightSpecified

    Building-height limits in City of Folkston zoning districts.

    • Table 5-1 provides district/use-specific maximum heights.
    • The code notes that heights above 35 feet require Fire Department approval.

    maximum height: district-specific feet (Above 35 feet requires Fire Department approval only)

    “Above 35 feet – with Fire Department Approval Only”
  • Living in an RVLimited

    Recreational vehicle parks and campgrounds within the City of Folkston.

    • A new RV park or campground may be located only in the CG zoning district.
    • The tract must contain at least four acres and have at least 60 feet of frontage on a paved public road.
    • The maximum density is 14 recreational-vehicle lots per gross acre.
    • Each post-adoption lot must be at least 40 feet wide by 70 feet long.
    • Major Site Plan Review is required.
    • Centralized water and sewer services are required.

    minimum tract area: >= 4 acres · minimum paved-road frontage: >= 60 feet · maximum RV lots: <= 14 lots per gross acre

    “All Recreational Vehicle Parks shall undergo Major Site Plan Review.”
    One more reviewed finding on this topic
    • Prohibited — Temporary or permanent occupancy of a travel trailer while parked or stored on a lot occupied by a dwelling or any lot in a residential district within the City of Folkston.
      “not be occupied either temporarily or permanently while it is parked or stored in any area except in a travel park authorized under this ordinance.”

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Charlton County, Georgia

Is Charlton County a good place to live off-grid or homestead?

Charlton County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property.

Do you need a building permit in Charlton County, Georgia?

Charlton County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Charlton County Health Department Environmental Health (Southeast Health District, GA DPH). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Charlton County?

Living in an RV on your own land in Charlton County is allowed: Residential or long-term occupancy of an RV on private land in unincorporated Charlton County. As of the September 5, 2024 county meeting, no county ordinance regulated the amount of time someone could reside in an RV. The county-owned RV park at Traders Hill is an exception. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Charlton County, Georgia?

Land in Charlton County runs about $3,119 per acre, based on the latest county data.

What is the water situation in Charlton County?

Charlton County gets about 50.4" of rain a year, with severe drought in roughly 13.3% of years.

How remote is Charlton County?

A typical private-land location has about 18,977 people within 15 miles and 3,075,756 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Charlton compares in Georgia

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