Bolthole Index

Garrard County, Kentucky

Building permits, zoning and land rules in Garrard County, Kentucky

59Index Score / 100
#81 of 120 in Kentucky

Garrard County, Kentucky requires a building permit for a new home or business, and the county typically inspects new construction at the footer/foundation, framing, insulation and final stages12. Garrard County Building Code Enforcement issues building permits, and a dwelling may not be occupied until a certificate of occupancy is issued3. Septic permits come from the Garrard County Health Department4. Zoning inside Lancaster is separate from the county5.

At a glance

Building permit
Required for new homes and businesses subject to county enforcement16
Zoning
No county zoning ordinance is listed; confirm parcel status with Building Code Enforcement7
Septic
Permit and inspection through the Garrard County Health Department48
RV living
Generally prohibited, with limited campground, farm-labor and home-construction exceptions910
Home lot and frontage
Generally at least 1 acre and 150 feet of road frontage11
Tiny home
Allowed as a dwelling only after meeting the county's address, sanitation, foundation and safety criteria12
Farm exemption
Conditional farmstead and homeowner trade exemptions are available13

Who to call

Building permits

Garrard County Building Code Enforcement

County building permits and inspections for new homes and businesses

(859) 792-3531

15 Public Square, Lancaster, KY 40444

Codes & inspections

Garrard County Camper/RV Ordinance

Official county rules for recreational-vehicle occupancy and enforcement

Septic permits

Garrard County Health Department — Environmental Health

Onsite sewage soil evaluations, permits and inspections

(859) 792-2153

[email protected]

89 Farra Drive, Lancaster, Kentucky 40444

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

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Do you need a building permit in Garrard County, Kentucky?

Yes. Garrard County requires permit-application materials for new homes and businesses covered by its building-code enforcement program1. Garrard County has adopted the Kentucky Building Code and Kentucky Residential Code for buildings within the ordinance's scope6. Kentucky law alone would not require a permit for a single-family dwelling, but the county ordinance does14.

New construction typically receives footer/foundation, framing, insulation and final inspections; nonresidential and nonbusiness structures on parcels exceeding 10 acres are excluded from the ordinance2. A dwelling may not be occupied until the county issues a certificate of occupancy3. A farmstead exemption can cover a farm dwelling and related farm structures on qualifying agricultural property outside a municipality, but it carries acreage, agricultural-use, registration, affidavit and exemption-number conditions13.

The published building permit fee schedule is dated 2017 and varies by size: residential construction of 2000 to 3000 square feet is listed at $250, 3001 to 4000 square feet at $300, and a mobile home at $15015. Confirm the current charge with Building Code Enforcement before filing.

Who is the Garrard County building department?

Garrard County Building Code Enforcement is at 15 Public Square, Lancaster, KY 40444, and its phone number is (859) 792-353116. The office says Garrard County operates an approved Level 1 program with the Kentucky Department of Housing, Buildings and Construction16.

For a new home or business, the published process calls for the applicable site information, plans, septic soil evaluation, private restrictions and worker-assurance materials17. A person who is exempt from workers' compensation coverage files a state affidavit of exemption with the local building official instead of proof of coverage; that affidavit does not waive the building permit18. Plumbing requires a separate permit; a homeowner may personally do plumbing in the homeowner's residence after applying, filing an affidavit and accepting the state code and permit limits13. A property owner may perform HVAC work on property the owner owns and occupies, but an initial HVAC installation still requires a permit19.

Does Garrard County have zoning?

Garrard County's official ordinance index does not list a county zoning ordinance or planning and zoning commission7. We could not confirm a direct official statement establishing or rejecting countywide zoning, so ask Building Code Enforcement to confirm the parcel's status.

A dwelling generally needs at least 1 acre unless the Fiscal Court grants an exception or variance11. Manufactured and mobile homes outside Lancaster generally need at least 1 acre and 150 feet of road frontage, plus a placement and habitation permit, septic or sewer approval, an electric permit and a certificate of occupancy; listed replacement and community exceptions may apply20. Units inside the city limits of Lancaster are subject to the City of Lancaster Planning and Zoning Ordinances in addition to the county ordinance, so zoning in Lancaster is a city question5. We could not confirm countywide setbacks, lot coverage, height limits, accessory-dwelling rules or a minimum floor area; ask Building Code Enforcement about the proposed parcel and structure.

How do septic permits work in Garrard County?

Septic permits are not a building-department matter: the Garrard County Health Department administers onsite sewage permits and inspections4. Before buying a lot, contact Environmental Health at (859) 792-2153 for a soil evaluation; the published evaluation fee is $200.0021. The septic permit costs $250.00 and must be obtained before a plumbing permit is issued8.

The Garrard County Health Department must inspect onsite systems, and the evaluation or inspection cannot be waived by a variance22. Approved composting, incinerating or oil-carriage toilets may reduce a residence's design wastewater flow, but an onsite sewage system still requires evaluation, permitting and inspection23. Each subdivision lot proposed for onsite sewage must be evaluated individually24. Only 6.7% of Garrard County soils are rated without severe limitations for a conventional drain field25, so make the soil evaluation an early feasibility check.

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

Garrard County generally prohibits using an RV as a residence, with exceptions for approved campgrounds, qualifying farm-labor housing and temporary occupancy while building the occupant's own single-family home9. Approved campgrounds must provide appropriate electric, water and septic service26. RV placement generally requires at least 10 acres unless an ordinance exception applies10. Temporary RV occupancy while building may last up to 365 days and carries deed, contract, blueprint, commencement and progress conditions27.

A tiny home used as a dwelling needs an address, approved sanitation, qualifying support and listed safety features; permanent electric or sewage service is withheld until the criteria are met1228. Manufactured and mobile homes need septic or sewer approval and an electric permit before a placement and habitation permit, then a certificate of occupancy before habitation2029. We could not confirm a minimum floor area, so ask Building Code Enforcement how the unit will be classified.

Building a home in Garrard County: the steps, in order

  1. Ask Building Code Enforcement to confirm jurisdiction, parcel rules and the current fee.
  1. Arrange the Health Department soil evaluation before buying; the published fee is $200.0021.
  1. Obtain the septic permit before the plumbing permit8.
  1. Submit the applicable site information, plans, septic evaluation, restrictions and worker-assurance materials with the building application17.
  1. Obtain the separate plumbing permit before plumbing work begins30.
  1. Schedule footer/foundation, framing, insulation and final inspections as work proceeds2.
  1. Obtain the certificate of occupancy before moving into the dwelling3.
  1. For a driveway onto a state highway, apply in writing to the Kentucky Department of Highways District Engineer31.
  1. If the work includes a well, the driller must hold a state water well driller certificate32.

What should you check before buying land in Garrard County?

Start with buildability: confirm the 1-acre dwelling-lot rule and, for a manufactured or mobile home, the 150-foot road-frontage rule and listed exceptions1120. Complete the soil evaluation early because only 6.7% of county soils are rated without severe limitations for a conventional septic drain field25. About 54.8% of the land has a slope of 15% or less, while 34.3% is wooded, so clearing and grading can vary by parcel3334.

For county-road access, the manufactured-home rule addresses entrance-drive culverts where necessary but does not establish a general driveway-permit rule35. A driveway onto a state highway requires written application to the District Engineer31. Development in an identified floodplain requires state and local permits; a manufactured or mobile home in a floodplain also needs the county's additional construction permit3637. Finally, budget around the county's 0.7% effective property-tax rate and $1,344 median annual bill3839.

Watch-outs

  • Garrard County's official ordinance index does not list a zoning ordinance or planning and zoning commission, but we could not confirm a direct official statement establishing or rejecting countywide zoning; ask Building Code Enforcement about the parcel7.
  • Zoning inside the city limits of Lancaster is set by the City of Lancaster Planning and Zoning Ordinances, while county building permits and Health Department septic permits still apply to county addresses5.
  • The farmstead exemption requires qualifying acreage and agricultural use outside a municipality, PVA registration, a notarized affidavit and an Agriculture Exemption Number13.
  • Manufactured and mobile homes generally require at least 1 acre, 150 feet of road frontage, septic or sewer approval, an electric permit, a placement permit and a certificate of occupancy, subject to listed exceptions20.

Sources

  1. Building Code Enforcement, quoted and re-checked
  2. Building Code Enforcement, quoted and re-checked
  3. Garrard County Building Permit Application, quoted and re-checked
  4. Onsite Sewage Disposal Systems Program, quoted and re-checked
  5. Garrard County Building Code Ordinance, manufactured-home section, quoted and re-checked
  6. Garrard County Building Code Ordinance, amended March 10, 2025, quoted and re-checked
  7. Garrard County Ordinances (2026 county census)
  8. Environmental, quoted and re-checked
  9. Recreational Vehicle Ordinance, quoted and re-checked
  10. Recreational Vehicle Ordinance, quoted and re-checked
  11. Garrard County Building Code Ordinance, quoted and re-checked
  12. Garrard County Building Code Ordinance, amended March 10, 2025, quoted and re-checked
  13. dhbc.ky.gov, quoted and re-checked
  14. 815 KAR 7:125, Kentucky Residential Code (Kentucky statewide rule), quoted and re-checked
  15. Garrard County Building Permit Fees, quoted and re-checked
  16. Garrard County Building Code Enforcement (garrardcountyky.gov)
  17. Building Code Enforcement, quoted and re-checked
  18. 803 KAR 25:210. Affidavit of exemption from KRS Chapter 342, quoted and re-checked
  19. KRS 198B.674 — Exemptions (Kentucky statewide rule), quoted and re-checked
  20. Garrard County Building Code Ordinance, amended March 10, 2025, quoted and re-checked
  21. Garrard County Health Department — Environmental Health (gchealthdept.org)
  22. Onsite Sewage Disposal Systems Program, quoted and re-checked
  23. Title 902 Chapter 10 Regulation 085, quoted and re-checked
  24. Title 902 Chapter 10 Regulation 085, quoted and re-checked
  25. 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
  26. Ordinance Prohibiting Use of Recreational Vehicles as Dwellings, quoted and re-checked
  27. Recreational Vehicle Ordinance, quoted and re-checked
  28. Garrard County Building Code Ordinance, amended March 10, 2025, quoted and re-checked
  29. garrardcountyky.gov, quoted and re-checked
  30. Division of Plumbing Fee Change and Permit Information (Kentucky statewide rule), quoted and re-checked
  31. 603 KAR 1:020 Driveway approaches, entrances; construction and maintenance (Kentucky statewide rule), quoted and re-checked
  32. 401 KAR 6:320. Certification of water well drillers and water well driller assistants (Kentucky statewide rule), quoted and re-checked
  33. Share of land at 15% slope or less: Bolthole Index county data
  34. Wooded share of land: Bolthole Index county data
  35. Garrard County Building Code Ordinance, quoted and re-checked
  36. Find Your Flood Zone (Kentucky statewide rule), quoted and re-checked
  37. garrardcountyky.gov, quoted and re-checked
  38. Effective property tax rate: Bolthole Index county data
  39. Median property tax bill: Bolthole Index county data

Written October 9, 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, Garrard County has no countywide zoning.

RuleGarrard CountyLincoln CountyMadison CountyBoyle CountyJessamine CountyMercer CountyRockcastle County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredNot required
County zoningNoYesYesYesYesYesNo
Septic permitsCounty Health Dept.County Health Dept.County Health Dept.Not publishedCounty Health Dept.County Health Dept.Cumberland Valley District Health Dept.

County locator

Garrard County in Kentucky

59
County map
Garrard County highlighted among the Kentucky counties · colored by Index score

How Garrard County scores

Seclusion34100% ev.
Self-Sufficiency62100% ev.
Admin Boringness5690% ev.
Durability74100% ev.
Property Autonomy33100% ev.
Carry Cost84100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$255kTypical home
0.7%Property tax
$4,338Land / acre
49.6"Annual rain
1.2% of yrsSevere drought
6.5 / yr (+6.2)Mid-century 100°F days
13.2 daysMid-century dry spell
1.96" (+8.1%)Mid-century 1-day rain
1.8×Wildfire change factor
100%Forward climate coverage
$1,469Home insurance / yr
-0.1% / yrInsurance growth
0.27%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
63,809People within 30 min
2,758,037People within 2 hr
81,901Radius comparison (15 mi)
77.5People / sq mi
0%Federal land
54.8%Land at 15% slope or less
6.7%Soils rated "not limited" for septic (strict USDA rating)
9,547 acWorkable land screen
34.3%Wooded land
37.6 tonsBiomass / forest ac
55.8°FAvg temp

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Cities and towns in Garrard 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.

Lancaster

Answers from the rulebook for Garrard County

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

Garrard County rules

  • Building permitRequired

    New home and business construction subject to Garrard County building-code enforcement.

    • The official county building page directs applicants for new homes or businesses to submit required materials with a permit application.
    • Additional requirements include a septic-system soil evaluation report, property address, plans, lot diagram, applicable truss information, and Workers Affidavit of Assurances.
    “For construction of a new home or business please include the following information with your permit application”
  • Owner-builder exemptionConditional

    Farmstead exemption from the county building-permit requirement for a house built on a qualifying farm in Garrard County.

    • The Fiscal Court minutes state that the state defines a farm as ten acres or more and involved in farming activity.
    • The applicant must choose the farmstead exemption.
    • A Farmstead Exemption Affidavit is required and must be notarized.
    • An Agriculture Exemption Number is required.
    • The minutes describe a farmstead building-permit exemption, not a general exemption available to every owner-builder.

    farm size threshold: >= 10 acres (The minutes also require involvement in farming activity.) · required document: Farmstead Exemption Affidavit (Must be notarized.) · required identifier: Agriculture Exemption Number

    “they will need to pick up a Farmstead Exemption Affidavit which requires a notary to sign. An Agriculture Exemption Number will be required.”
    One more reviewed finding on this topic
    • Conditional — Farmstead and owner-builder exemptions affecting construction or related plumbing work in Garrard County.
      “A. To qualify for a farmstead exemption the following must be met. A farm dwelling together with other farm buildings and structures incident to the operation and maintenance of the farm situated on 10 acres or more of land which is located outside the corporate limits of a municipality.”
  • Building code adoptedAdopted (with conditions)

    Structures within the scope of the Garrard County building-code ordinance.

    • The county describes its program as a Kentucky Department of Housing, Buildings and Construction-approved Level 1 program.
    • The stated goal is enforcement of statewide building-construction standards.
    “SECTION 1. ADOPTION OF THE KENTUCKY BUILDING CODE”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Buildings subject to Garrard County's building inspection ordinance.
      “SECTION 1. ADOPTION OF THE KENTUCKY BUILDING CODE THAT, the KENTUCKY BUILDING CODE, promulgated in 815 KAR 7:120 and the KENTUCKY RESIDENTIAL CODE promulgated in 815 KAR 7:125 by the Board of Housing, Building and Construction, Commonwealth of Kentucky as if set out at length herein;”
  • InspectionsRequired

    New construction within the scope of the county building-code ordinance.

    • The county characterizes the inspections as audits of the construction process.

    typical required inspections: 4 inspections (New construction; footer/foundation, framing, insulation, and final.)

    “Typically four inspections are required on new construction including Footer/Foundation, Framing, Insulation and Final.”
    2 more reviewed findings on this topic
    • Required — New construction within the Garrard County building-inspection program.
      “Typically four inspections are required on new construction”
    • Required — New construction and structures within the county ordinance's scope.
      “Typically four inspections are required on new construction including Footer/Foundation, Framing, Insulation and Final. These inspections are “audits” in nature of the construction process.”
  • Certificate of occupancyRequired

    Occupancy of a new home in Garrard County.

    • The notice concerns final inspections on construction in Garrard County.
    • The notice states there is no additional charge to complete a missed final-inspection process.
    “It is illegal to occupy a home without the certificate of Occupancy.”
    2 more reviewed findings on this topic
    • Required — Manufactured and mobile homes before habitation.
      “A certificate of occupancy must be issued”
    • Required — Dwellings and manufactured or mobile homes subject to the county building ordinances.
      “New construction typically requires a minimum of four inspections. It is your responsibility to contact inspectors in a timely manner. No dwelling should be occupied without the issue of a Certificate of Occupancy.”
  • Local zoningVaries (with conditions)

    Aggregate local-zoning status across Garrard County, including incorporated Lancaster and other areas; the county is not asserted to administer each municipal zoning ordinance.

    • The cited county ordinance expressly subjects units within the City limits of Lancaster to the City of Lancaster Planning and Zoning Ordinances in addition to the county ordinance.
    • This claim establishes municipal variation but does not determine the zoning status of every municipality or unincorporated area.
    “Units located within the City limits of Lancaster, Kentucky are subject to the Planning and Zoning Ordinances of the City of Lancaster in addition to this ordinance.”
  • Minimum lot sizeSpecified

    Dwellings and manufactured/mobile homes regulated by the Garrard County building ordinance.

    • A dwelling may not be placed on a lot smaller than one acre unless an exception or variance is granted by the Fiscal Court.
    • Manufactured/mobile homes have separate replacement and manufactured-home-community exceptions.

    minimum lot size: >= 1 acre (Exception or variance may be granted by the Fiscal Court.)

    “A dwelling may not be placed on a lot smaller than 1 acre and must employ a minimum of 150 feet of road frontage unless an exception or variance is granted by the Fiscal Court.”
    One more reviewed finding on this topic
    • Specified — Placement of a recreational vehicle on a lot; this is not a general subdivision or dwelling-lot standard.
      “It is unlawful to place a recreational vehicle on any lot less than ten (10) acres in size in Garrard County for any purpose except as permitted in SECTION 2. (b) of this ordinance.”
  • Living in an RVLimited

    Use of recreational vehicles as residences or living quarters in Garrard County.

    • Recreational vehicles are generally unlawful as permanent, temporary, casual, or occasional residences except as the ordinance states.
    • Permitted exceptions include approved campgrounds with specified utilities and services, farm-owner housing exclusively for the owner's farm labor, and temporary occupancy while constructing the occupant's own single-family dwelling.
    • A construction-related temporary occupancy may last up to 365 days and requires the listed deed, contract, blueprint, commencement, and substantial-progress conditions.
    • A recreational vehicle may not be placed on a lot under 10 acres except as allowed by the ordinance's exceptions.

    temporary construction occupancy: <= 365 days (While occupant constructs the occupant's own new single-family dwelling and meets ordinance conditions.) · farm-labor occupants: <= 10 employees (Farm-owner recreational-vehicle exception.) · lot size: < 10 acres (Recreational vehicles are unlawful on a smaller lot except as permitted in Section 2(b).)

    “For purposes of this ordinance, it is unlawful to use recreational vehicles as permanent, temporary, casual, or occasional residences (i.e., dwelling or living quarters) in Garrard County except as stated in this ordinance.”
  • Camping on your landLimited

    Temporary occupancy in a recreational vehicle while constructing the occupant's own single-family residence.

    • The RV placement may not conflict with lot or neighborhood covenants or restrictions.
    • The occupant must produce a deed, construction contract, and blueprints before issuance of a building permit.
    • Construction must commence within 90 days of RV occupancy and make substantial progress; the building permit may be revoked or withheld for noncompliance.
    • The occupant may not build a residence for a third party.

    occupancy period: <= 365 days (Only while the occupant constructs a new single-family residence and meets ordinance conditions.) · construction commencement: <= 90 days (After occupying the lot with the recreational vehicle.)

    “It is permitted to temporarily occupy a recreational vehicle for up to 365 days (one year) while the occupant constructs a new dwelling (i.e., a single-family residence or home)”
  • Tiny homesLimited

    Tiny homes and pre-manufactured buildings used as dwellings in Garrard County.

    • The structure must apply for an individual address.
    • It must provide specified plumbing fixtures connected to sanitary sewer or an approved private sewage system.
    • It must have a treated sill plate and permanent foundation, or qualifying engineer/architect documentation, or installation similar to a mobile/manufactured home by a licensed installer.
    • Smoke detectors, hurricane straps or clips, Kentucky Residential Code compliance, termite-treatment documentation, and underpinning/skirting are required.
    • Skirting must be in place within 60 days of the placement and habitation permit.
    “A permit will not be issued for this type of occupancy unless the following criteria is met. (Note: Permanent Electric or Sewage will not be permitted to buildings used for occupancy until the following criteria is met). For all practical purposes and in regards to any deed restrictions, a Tiny Home or Pre-manufactured building used for dwelling is considered a Mobile Home.”
    One more reviewed finding on this topic
    • Limited — Tiny homes and pre-manufactured buildings used as dwellings in Garrard County.
      “A permit will not be issued for this type of occupancy unless the following criteria is met. (Note: Permanent Electric or Sewage will not be permitted to buildings used for occupancy until the following criteria is met).”
  • Manufactured homesLimited

    Manufactured and mobile homes in Garrard County outside the City of Lancaster's separate planning and zoning jurisdiction.

    • A placement and habitation permit is required before erection, setup, or placement.
    • The lot generally must be at least 1 acre with 150 feet of road frontage, subject to two stated exceptions.
    • Septic or sewer approval and an electric permit are required before issuance.
    • A certified installer, certificate of occupancy, applicable seals, underpinning/skirting, and other listed requirements apply.
    • Floodplain placement requires an additional construction-in-a-flood-plain permit.
    • Units within Lancaster city limits are also subject to Lancaster planning and zoning ordinances.

    minimum lot size: >= 1 acre (Replacement on a smaller parcel with significant improvement and written proof of a working septic system; or placement in a qualifying manufactured-home subdivision/community.) · minimum road frontage: >= 150 feet (Same two ordinance exceptions.) · underpinning deadline: 60 days

    “No manufactured or mobile home shall be erected, set-up, or brought onto property in Garrard County, Kentucky without first applying and receiving a permit for placement and habitation of the home. A manufactured or mobile home may not be placed on a lot smaller than 1 acre and must employ a minimum of 150 feet of road frontage unless the installation meets one of the exceptions listed below.”
    One more reviewed finding on this topic
    • Limited — Manufactured and mobile homes in Garrard County outside Lancaster city limits.
      “No manufactured or mobile home shall be erected, set-up, or brought onto property in Garrard County, Kentucky without first applying and receiving a permit for placement and habitation of the home.”
  • Septic permitRequired

    On-site sewage systems serving buildings in Garrard County.

    • A soil evaluation application is required before lot purchase under the county health department's published procedure.
    • The septic permit must be obtained before a plumbing permit is issued.
    • The installer must provide a system drawing showing component locations, modifications, and grade shots.
    • The listed septic permit fee is $250.00 payable to the Garrard County Health Department.

    septic permit fee: 250 USD · soil evaluation fee: 200 USD

    “the permit for the septic system must be obtained”
  • Mandatory utility hookupConditional

    Manufactured, mobile, and tiny homes in Garrard County.

    • Manufactured or mobile homes require septic or sewer approval and an electric permit before placement and habitation.
    • Tiny homes must connect plumbing fixtures to sanitary sewer or an approved private sewage disposal system.
    • All utilities must be approved before the applicable inspection is completed.
    “Prior to issuance of the placement and habitation permit the owner must have septic or sewer approval and an electric permit must be obtained.”
    2 more reviewed findings on this topic
    • Conditional — Recreational vehicles used in approved campgrounds.
      “It is permitted to utilize a recreational vehicle in areas established as approved “campgrounds” provided that appropriate utilities and services (i.e., electricity, water, septic fields, or septic tank pumping) are present consistent with 902 KAR 15:020.”
    • Conditional — Manufactured and mobile home placement and habitation, and tiny-home dwelling occupancy.
      “Prior to issuance of the placement and habitation permit the owner must have septic or sewer approval and an electric permit must be obtained.”
  • Agricultural exemptionConditional

    Farmstead exemption treatment for qualifying farms and farm construction in Garrard County.

    • The county minutes state that a farm is defined as ten acres or more and involved in farming activity.
    • The Farmstead Exemption Affidavit requires a notary signature.
    • An Agriculture Exemption Number is required.
    • The minutes state that the exemption concerns building permits; they do not establish that building inspections are waived.
    • The current affidavit PDF was opened, but its text was not extractable, so its detailed terms could not be independently verified.

    farm acreage threshold: >= 10 acres (The minutes also require involvement in farming activity.)

    “Farmstead Exemption Affidavit which requires a notary to sign”
    2 more reviewed findings on this topic
    • Conditional — Farmstead exemption for qualifying agricultural construction or a house built on a qualifying farm in Garrard County.
      “If someone chooses to do a farmstead exemption on a house built on a farm, they will need to pick up a Farmstead Exemption Affidavit which requires a notary to sign. An Agriculture Exemption Number will be required.”
    • Conditional — Recreational vehicles maintained by farm owners and used exclusively to house their own farm labor.
      “It is permitted to use recreational vehicles maintained by farm owners and used exclusively to house their own farm labor (ref KRS 219.410). However, no more than ten (10) employees may be housed in recreational vehicles regardless of the number of recreational vehicles owned by the farm owner..”
  • Driveway accessLimited

    Entrance-drive culverts associated with manufactured or mobile homes in Garrard County.

    • The county ordinance requires compliance with applicable restrictions and includes entrance-drive culverts from the main roadway where necessary.
    • The source does not establish a general driveway permit requirement for all property types.
    “This includes entrance drive culverts from the main roadway where necessary.”
  • Building in a floodplainLimited

    Acts disturbing streams, including gravel or rock removal, rerouting, or other physical stream disturbances.

    • The county page identifies the permitting authority as the State.
    • This claim does not establish a general floodplain-development permit requirement.
    “ANY acts that disturb streams such as removing or drudging gravel and rock, re-routing or other physical disturbances to a stream require a Water Quality Certification permit from the State.”
    One more reviewed finding on this topic
    • Limited — Manufactured or mobile homes placed on an existing lot in a floodplain, or substantially improved while located in a floodplain.
      “Whenever a unit is placed on an existing lot within the flood plain, or whenever a unit located within the flood plain is substantially improved, the owner or resident must apply for a Construction in a Flood Plain permit in addition to the placement and habitation permit.”
  • Permit feesPublished (with conditions)

    Garrard County building permits.

    • The published fee schedule states that it is effective 2017.
    • Residential fees vary by construction category and size; commercial fees vary by occupancy category and area.

    residential construction, 2000 to 3000 square feet: 250 USD · residential construction, 3001 to 4000 square feet: 300 USD · residential construction, 4001 square feet and greater: >= 350 USD · mobile home: 150 USD

    “GARRARD COUNTY BUILDING PERMIT FEES Effective 2017”
  • Permit processPublished (with conditions)

    Residential and business construction permit process in Garrard County.

    • New-home or business applications require the listed site, plan, septic, restriction, and worker-assurance materials as applicable.
    • The Health Department's soil evaluation and septic-permit steps precede building and plumbing approvals.
    • Commercial or business buildings may require additional steps.
    “step-by-step procedure for obtaining permits”
    One more reviewed finding on this topic
    • Partial — Permit applications for construction of a new home or business.
      “For construction of a new home or business please include the following information with your permit application”
  • County-wide zoningAbsent

    The county's official ordinance index lists building code, manufactured home, and other regulations but no zoning ordinance or planning/zoning commission.

    Garrard County Ordinances ↗Scouted from the county site, not yet independently re-checked

Kentucky rules that apply here

  • Zoning districtsPartial

    Kentucky's statewide statutory framework for zoning-district texts and maps adopted by local planning units; the statutes do not provide a statewide inventory of individual district names or boundaries.

    • Zoning is enacted by a city or county under KRS Chapter 100 rather than automatically imposed statewide.
    • The zoning text must list the types of zones that may be used and the regulations for each zone.
    • The zoning map must show the boundaries of the area to be zoned and the boundaries of each zone.
    • Before enactment, the planning commission must prepare the zoning text and map and hold at least one public hearing.
    • After the hearing, the planning commission submits the approved text and map with its recommendation to legislative bodies and fiscal courts for adoption; passage requires a majority of the entire legislative body or fiscal court.
    • Planning units may be independent city or county units, joint city-county units, or regional groups of counties and cities.
    • Joint city-county and regional planning-unit jurisdiction is coterminous with political boundaries; an independent city planning unit may exercise consent-based extraterritorial jurisdiction up to five miles for subdivision and other regulations, subject to statutory limits.
    • KRS 100.203 states an effective date of July 13, 2004; KRS 100.207 states an effective date of July 15, 1988; those dates are included as source-stated statutory effective dates, not as dates for any particular local zoning map.
    “Cities and counties may enact zoning regulations which shall contain: (1) A text, which shall list the types of zones which may be used,”
  • Accessory dwellingsLimited

    Accessory dwelling units on lots containing a single-family home in a county containing a consolidated local government, when a new lease is initiated after June 27, 2025 and the lot is in a traditional single-family home zone.

    • The owner may not lease or allow the accessory dwelling unit to be occupied unless the owner primarily resides in the single-family home, multifamily housing unit, or accessory dwelling unit on the lot.
    • The restriction applies only in a county containing a consolidated local government.
    • A traditional single-family home zone is a zone that, as of January 1, 2025, did not include multifamily homes as a permitted use.
    • The restriction does not apply to a lot containing only one single-family home and no accessory dwelling unit.
    • The statutory effective date is June 27, 2025.

    new lease applicability date: > 2025-06-27 (The statute applies to new leases initiated after June 27, 2025.)

    “In a county containing a consolidated local government, for new leases initiated after June 27, 2025, a property owner shall not lease or allow to be occupied any single-family home, multifamily housing unit, or accessory dwelling unit located on a lot that contains a single-family home and that is located in a traditional single-family home zone, unless the owner primarily resides in the single-family home or multifamily housing unit or an accessory dwelling unit on the lot.”
  • Who permits septicMixed

    Statewide onsite sewage disposal systems in Kentucky.

    • The statewide program is administered through local health departments.
    • Local health department onsite septic inspectors perform site evaluations and inspections.
    • A homeowner installing their own system must obtain a homeowner’s permit through the local health department.
    “The Onsite Sewage Disposal Systems Program is administered through local health departments”
    2 more reviewed findings on this topic
    • Mixed (with conditions) — On-site sewage disposal systems serving Garrard County properties.
      “The Onsite Sewage Disposal Systems Program is administered through local health departments and begins with the use of onsite evaluations to determine if site and soil conditions are suitable for onsite wastewater systems.”
    • Mixed — Kentucky's statewide onsite sewage disposal program and its administration through local health departments.
      “The Onsite Sewage Disposal Systems Program is administered through local health departments”
  • Septic inspectionRequired

    Every Kentucky onsite sewage disposal system that is installed, constructed, altered, or repaired.

    • Inspection must be by a certified inspector.
    • The installer must request that the installation inspection be scheduled and completed before the system is backfilled.
    • An installer affidavit may substitute for an initial inspection in the circumstances specified by the regulation, but the installation inspection requirement remains applicable.
    • A variance may not waive site evaluation or system inspection.
    “Every on-site sewage disposal system installed, constructed, altered, or repaired shall be inspected by a certified inspector.”
    One more reviewed finding on this topic
    • Required — Onsite sewage disposal systems in Garrard County.
      “The local health department onsite septic system inspectors perform site evaluations and inspections in Kentucky.”
  • Off-grid sanitationProhibited

    Use of seepage pits, cesspools, or dry wells as onsite sewage disposal systems statewide in Kentucky, subject to the Section 13 exception.

    • The prohibition is subject to the exception provided in Section 13 of 902 KAR 10:085.
    • Section 13 permits limited repair or alteration of existing seepage-pit systems when municipal or public sewage treatment is unavailable and repair or alteration is required because of malfunction, damage, or upgrade.
    • A limited single-family vacant-lot exception applies to certain lots purchased on or before May 1, 1992, if bona fide construction began by December 25, 1992.
    “Except as provided in Section 13 of this administrative regulation, use of seepage pits, cesspools, or dry wells;”
    2 more reviewed findings on this topic
    • Limited — Nonwater-carriage sanitation and onsite sewage systems serving residences in Garrard County.
      “If approved permanent nonwater carriage water closet type devices, such as composting, incinerator, or oil carriage toilets, are installed exclusively in a residence, the daily design waste flow unit for that specific residence may be reduced to the amount in Table 1, Column B.”
    • Allowed (with conditions) — Use of an approved private onsite sewage disposal system for a building where a public sewer is unavailable.
      “If a sewer is not available, the house drain from a building shall connect with an approved private sewage disposal system.”
  • Well permitNot required

    Construction or abandonment of a private water well by a property owner statewide in Kentucky.

    • Construction, modification, and abandonment must be performed by a Kentucky Certified Water Well Driller.
    • The certified driller must complete and submit required documentation within sixty days after completion.
    • The conclusion concerns owner permitting applications and fees; it does not eliminate the separate driller-certification requirement.

    well documentation submission deadline: 60 days after completion

    “there are no permitting applications or fees for constructing or abandoning a water well required of the property owner.”
    One more reviewed finding on this topic
  • Subdividing landRegulated (with conditions)

    Subdivision of land within a Kentucky planning-unit jurisdiction.

    • All subdivision of land must receive planning-commission approval.
    • A person may not subdivide land before securing approval of a planning-commission plat.
    • A subdivision plat may not be recorded by the county clerk until commission approval is entered on the plat.
    • The statute's agricultural-use exception is addressed separately in KRS 100.111(22).
    “All subdivision of land shall receive commission approval. No person or his agent shall subdivide any land before securing the approval of the planning commission of a plat designating the areas to be subdivided, and no plat of a subdivision of land within the planning unit jurisdiction shall be recorded by the county clerk until the plat has been approved by the commission and the approval entered thereon in writing by the chairman, secretary, or other duly authorized officer of the commission.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision lots proposed for onsite sewage disposal in Garrard County.
      “A person seeking approval for a subdivision and for all existing subdivisions of record shall follow the procedures for approval established in subsection (1)(a), (b), and (c) of this section. Each individual lot or site shall be evaluated individually.”
  • Campground & park staysTemporary only (with conditions)

    Sleeping temporarily in a recreational vehicle or other vehicle in a vehicle-based location covered by KRS 511.110.

    • The vehicle must be parked lawfully on a public road, street, or parking lot.
    • Sleeping and parking at the location must occur for less than twelve (12) hours.
    • This provision does not establish permission for long-term or permanent RV occupancy on private land.
    • KRS 511.110 separately prohibits camping in specified areas when the area has not been designated for sleeping or camping or the person lacks authorization.

    maximum sleeping and parking period: < 12 hours

    “Nothing in this section shall prevent a person from sleeping temporarily in his or her vehicle parked lawfully on a public road, street, or parking lot, where the sleeping and parking of the vehicle at the location occur for a period of less than twelve (12) hours.”
  • county zoning authorityGeneral

    Kentucky counties' statutory authority to enact zoning regulations, including county-regulated areas outside incorporated municipalities as determined by the applicable planning-unit and political-boundary structure.

    • The statute expressly authorizes both cities and counties to enact zoning regulations.
    • A zoning regulation must contain text listing the types of zones and regulations applicable in each zone, uniform throughout the zone, and provisions for variances, conditional-use permits, and nonconforming uses.
    • Authorized subjects include land activities, structure dimensions and locations, open-space and distance requirements, density, special-interest districts, fringe areas, and activities or structures near thoroughfares, water bodies, public facilities, aircraft facilities, unique places, and floodplains.
    • Agricultural land must have no regulations except that setback lines may be required for streets and highways; floodway or floodplain buildings or structures may be fully regulated; mobile homes and other dwellings may be regulated; and uses under KRS 100.111(2)(c) may be regulated as conditional uses.
    • The applicable planning unit and political boundaries determine the area governed by a county zoning regulation.
    “Cities and counties may enact zoning regulations which shall contain:”
    One more reviewed finding on this topic
    • General — Kentucky counties may adopt permanent land-use regulations, including zoning, through the applicable planning-unit process; this authority reaches county jurisdiction, including unincorporated areas, subject to the statutory planning prerequisites.
      “When all required elements of the comprehensive plan have been adopted in accordance with the provisions of this chapter, then the legislative bodies and fiscal courts within the planning unit may enact permanent land use regulations, including zoning and other kinds of growth management regulations”
  • county building authorityGeneral

    Kentucky fiscal courts may adopt and enforce construction regulations and may require building permits for construction in the county, including residential construction in unincorporated areas.

    • The construction regulations must be adopted by county order or resolution.
    • The regulations operate pursuant to KRS 198B.060 and the Uniform State Building Code framework.
    • A county building inspector may administer the regulations.
    • No person may build, erect, construct, reconstruct, remodel, relocate, alter, or repair a building within the county without first obtaining a building permit from the building inspector when the county permit system applies.
    • Permit fees must be reasonable and may not exceed the cost of the service provided.
    • A person aggrieved by the building inspector's ruling, order, or decision may appeal under KRS 198B.070.

    permit fee ceiling: <= cost of the service provided

    “The fiscal court of any county shall have authority, by order or resolution, to adopt, and to enforce, regulations governing construction as defined by KRS 198B.010 pursuant to the provisions of KRS 198B.060.”
    One more reviewed finding on this topic
    • General — Kentucky county authority, as a local government, to enforce the Uniform State Building Code and issue building permits within its jurisdiction, including unincorporated residential construction.
      “Each local government shall employ a building official or inspector and other code enforcement personnel as necessary, or shall contract for inspection and code enforcement services in accordance with subsections (8) and (11) of this section to enforce the Uniform State Building Code within the boundaries of its jurisdiction, except that permits, inspections, and certificates of occupancy shall not be mandatory for single-family residences unless a local government passes an ordinance requiring inspections of single-family residences.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Dwelling construction generally.
  • Setbacks — Structures and dwellings generally.
  • Lot coverage — Structures and dwellings generally.
  • Building height — Structures and dwellings generally.
  • Short-term rentals — Short-term rental of residential property.

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 Garrard County, Kentucky

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

Garrard County scores 59/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: a weaker property-autonomy legal backdrop and about 63,809 people within a 30-minute drive.

Do you need a building permit in Garrard County, Kentucky?

Garrard County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Garrard County Health Department. 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 Garrard County?

Living in an RV on your own land in Garrard County is limited to specific cases: Use of recreational vehicles as residences or living quarters in Garrard County. Recreational vehicles are generally unlawful as permanent, temporary, casual, or occasional residences except as the ordinance states. Permitted exceptions include approved campgrounds with specified utilities and services, farm-owner housing exclusively for the owner's farm labor, and temporary occupancy while constructing the occupant's own single-family dwelling. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Garrard County, Kentucky?

Land in Garrard County runs about $4,338 per acre, based on the latest county data.

What is the water situation in Garrard County?

Garrard County gets about 49.6" of rain a year, with severe drought in roughly 1.2% of years.

How remote is Garrard County?

A representative private-land location has about 63,809 people within a 30-minute drive and 2,758,037 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Garrard compares in Kentucky

Compare side-by-side →See all 120 Kentucky counties ranked →