Bolthole Index

Madison County, Kentucky

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

55Index Score / 100
#99 of 120 in Kentucky

Unincorporated Madison County, Kentucky requires a building permit before new construction and many alterations, repairs, moves, demolitions and occupancy changes1. Madison County Planning and Development Services handles county building permits and zoning outside Richmond and Berea23. The Madison County Health Department handles septic evaluations and septic permits countywide4.

At a glance

Building permit
Required before covered work outside Richmond and Berea5
Inspections
Required and scheduled at least 24 hours ahead6
Zoning
Yes in county-administered areas outside Richmond and Berea7
Septic permit
Site evaluation first; permit required before construction4
Farmstead exemption
Available on qualifying farms of 10 acres or more outside municipal limits8
RV or tiny home
Not confirmed; ask Planning and Development Services about the parcel and use9
Owner-builder
No general exemption; a limited homeowner plumbing permit is available10
Private well work
No owner permit application or fee; a certified driller must do the work11

Who to call

Building permits

Madison County Planning and Development Services

Building permits, inspections and zoning outside Richmond and Berea

(859) 624-4780

135 W Irvine, 3rd Floor, Richmond, KY 40475

Online permits →

Septic permits

Madison County Health Department (Environmental Services)

Onsite sewage site evaluations and permits

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

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

Madison County requires a building permit before covered construction, alteration, movement, enlargement, replacement, repair, occupancy, removal or demolition in unincorporated areas; Richmond and Berea are excluded from county enforcement1. Inside Berea, the city handles building permits; septic permits remain with the Madison County Health Department124. County building-permit fees are based on estimated construction cost, with a $50 minimum; starting covered work without the building permit doubles the applicable fee13. Certain agricultural buildings on qualified farms are excepted14. The broader farmstead exemption applies to bona fide agricultural or horticultural operations registered with the county property valuation administrator, outside municipal limits, on at least 10 acres8.

Who is the Madison County building department, and how do you reach it?

Madison County Planning and Development Services issues building permits and enforces building and residential codes for covered work outside Richmond and Berea2. Call (859) 624-4780 or visit 135 W Irvine, 3rd Floor, Richmond, KY 40475; hours are Monday through Friday, 8:00 a.m. to 4:30 p.m.2. Madison County has adopted building standards, but we could not confirm current code editions; ask the department which editions govern the project15. The county publishes building, electrical and mechanical applications16. Applicants must submit corrected documents and obtain approval for deviations from approved plans17. Schedule required building inspections at least 24 hours ahead; missed inspections may require removal of concrete, drywall or other components18. Occupancy must wait for the county certificate of occupancy after the final inspection and required supporting approvals19.

Does Madison County have zoning?

Madison County administers zoning and allowed-use regulations in unincorporated areas outside Richmond and Berea320. Richmond and Berea set their own zoning inside city limits; septic permits remain with the Madison County Health Department21224. The county’s posted building requirements list setbacks of 125 feet from a major-highway centerline or 50 feet from another road centerline, plus 25 feet from the rear property line and 10 feet from a side property line23. Ask Planning and Development Services to confirm the parcel’s current district, allowed use and applicable setbacks: the older district schedule may have been modified by newer regulations and amendments2425. County subdivision review includes development plans and preliminary, final and minor plats, and each proposed septic lot needs its own evaluation26. The published planning schedule lists a $150 minor-plat fee, a residential preliminary-plat fee of $250 plus $5 per lot, and a $500 zone-change application fee27. Current minimum lot and dwelling sizes could not be confirmed; ask Planning and Development Services before designing2.

How do septic permits work in Madison County?

The Madison County Health Department administers onsite-sewage evaluations, septic permits and inspections throughout Madison County, including Richmond and Berea284. Obtain the site evaluation before buying a house lot or mobile-home site; the published evaluation fee is $2504. After approval, a certified installer must lay out the design for inspection before the septic permit is issued; the published septic-permit fee is an additional $3704. A qualifying homeowner may obtain the septic permit to install the homeowner's own system, but the permit still comes through the local health department2928. Health Department inspectors perform septic site evaluations and inspections30. The septic system must be installed, inspected and approved before the local building inspector issues a certificate of occupancy4. Only about 2% of Madison County soils are rated without severe limitations for a conventional drain field, so make the evaluation an early purchase contingency31.

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

We could not confirm a Madison County rule generally allowing long-term RV living, temporary camping, tiny-home occupancy, manufactured-home occupancy or accessory-dwelling occupancy on private land. For unincorporated land, ask Madison County Planning and Development Services whether the proposed unit and residential use are allowed in the parcel’s zoning district32. A tiny home used as a dwelling in the county-administered area still faces the building-permit requirement for covered construction and occupancy1. For a rental cabin or other short-term rental in the county-administered area, the published schedule lists a $250 initial license fee and $100 annual renewal, but we could not confirm the full eligibility, occupancy or location standards; ask Planning and Development Services before buying for rental use322.

What are the steps to building a home in Madison County?

  1. Confirm whether the parcel is outside Richmond and Berea; county building permits and zoning apply to unincorporated land outside those cities13.
  1. Ask the applicable county or city planning office to confirm the zoning district, proposed house and setbacks; county-administered setbacks include road, rear and side minimums33.
  1. If sewer is unavailable, arrange the countywide Health Department site evaluation and obtain the septic permit before any septic construction344.
  1. For unincorporated land, apply to Planning and Development Services for the building permit and required plumbing, electrical or mechanical approvals; a homeowner doing qualifying plumbing personally may use the limited homeowner permit510.
  1. For a new driveway onto a state highway, apply in writing to the Kentucky Department of Highways District Engineer35.
  1. Complete the required building and septic inspections, then obtain the certificate of occupancy before moving in194.

What should you check before buying land in Madison County?

About 52.7% of Madison County land has a slope of 15% or less, and about 38.2% is wooded3637. Only about 2% of county soils are rated without severe limitations for a conventional drain field31. Development in a Madison County Special Flood Hazard Area needs a local permit, and residential floors generally must be at least 1 foot above base flood elevation where that elevation is provided38. Kentucky does not require a property owner to file a permit application or pay a fee to construct or abandon a private well, but a certified water-well driller must perform the work11. The nearest city of 100,000 or more is about 23 miles from the county center39. Typical home value is about $287,062, USDA farmland value is about $4,386 per acre, and the median property-tax bill is about $1,631 yearly404142.

Watch-outs

  • A rural barn or farm dwelling is not automatically permit-free: the broader farmstead exemption requires qualifying use, property-valuation registration, land outside municipal limits and at least 10 acres8.
  • Starting covered construction without a county building permit doubles the applicable permit fee13.
  • The older county district schedule does not establish current minimum lot sizes or building heights; ask Planning and Development Services for the current standards for the parcel242.

Sources

  1. Applications & Regulations, quoted and re-checked
  2. Madison County Planning and Development Services (madisoncountyky.gov)
  3. Madison County Ordinance Archive, quoted and re-checked
  4. Environmental Health – Madison County Health Department, quoted and re-checked
  5. Building Construction Conditions and Inspections, quoted and re-checked
  6. Building Construction Conditions and Inspections, quoted and re-checked
  7. Applications & Regulations, quoted and re-checked
  8. Department of Housing, Buildings and Construction, quoted and re-checked
  9. Madison County Ordinance Archive (2026 county census)
  10. Title 815 Chapter 20 Regulation 050, quoted and re-checked
  11. Water Well Information, quoted and re-checked
  12. Berea: Berea Code § 71.202, Schedule of permit fees (Madison County), quoted and re-checked
  13. Planning, quoted and re-checked
  14. Applications & Regulations, quoted and re-checked
  15. Building Construction Conditions and Inspections, quoted and re-checked
  16. Applications & Regulations – Madison County, quoted and re-checked
  17. Building Construction Conditions and Inspections, quoted and re-checked
  18. Building Construction Conditions and Inspections, quoted and re-checked
  19. Building Construction Conditions and Inspections, quoted and re-checked
  20. Madison County Ordinances, quoted and re-checked
  21. Richmond: official source (Madison County), quoted and re-checked
  22. Berea: Berea Code § 81.001, Comprehensive Land Development Ordinance adopted by reference (Madison County), quoted and re-checked
  23. Building construction, quoted and re-checked
  24. Land Development & Subdivision Regulations, quoted and re-checked
  25. Land Development & Subdivision Regulations, quoted and re-checked
  26. Applications & Regulations, quoted and re-checked
  27. Madison County Planning and Development Fee Schedule, quoted and re-checked
  28. Onsite Sewage Disposal Systems Program, quoted and re-checked
  29. Onsite Sewage Disposal Systems Program, quoted and re-checked
  30. Onsite Sewage Disposal Systems Program, quoted and re-checked
  31. 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
  32. Madison County Planning and Development Fee Schedule, quoted and re-checked
  33. Building Construction Conditions, quoted and re-checked
  34. 902 KAR 10:085. Kentucky on-site sewage disposal systems, quoted and re-checked
  35. 603 KAR 1:020 Driveway approaches, entrances; construction and maintenance (Kentucky statewide rule), quoted and re-checked
  36. Share of land at 15% slope or less: Bolthole Index county data
  37. Wooded share of land: Bolthole Index county data
  38. Flood Damage Prevention Guide, quoted and re-checked
  39. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  40. Typical home value (Zillow): Bolthole Index county data
  41. Farmland value per acre (USDA census): Bolthole Index county data
  42. Median property tax bill: Bolthole Index county data

Written October 12, 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

Like 4 of its 6 neighbors, Madison County requires a building permit for a home.

RuleMadison CountyGarrard CountyClark CountyEstill CountyJessamine CountyFayette CountyJackson County
Building permitRequiredRequiredRequiredLimitedRequiredRequiredLimited
County zoningYesNoYesNoYesYesNot published
Septic permitsCounty Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.Lexington-Fayette County Health Dept.Cumberland Valley District Health Dept.

County locator

Madison County in Kentucky

55
County map
Madison County highlighted among the Kentucky counties · colored by Index score

How Madison County scores

Seclusion35100% ev.
Self-Sufficiency59100% ev.
Admin Boringness4190% ev.
Durability74100% ev.
Property Autonomy33100% ev.
Carry Cost83100% 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 →

$287kTypical home
0.7%Property tax
$4,386Land / acre
49.6"Annual rain
1% of yrsSevere drought
6.2 / yr (+6)Mid-century 100°F days
12.7 daysMid-century dry spell
1.93" (+8.4%)Mid-century 1-day rain
1.79×Wildfire change factor
100%Forward climate coverage
$1,442Home insurance / yr
0% / yrInsurance growth
0.48%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
75,048People within 30 min
2,791,244People within 2 hr
111,278Radius comparison (15 mi)
221.2People / sq mi
0%Federal land
52.7%Land at 15% slope or less
2%Soils rated "not limited" for septic (strict USDA rating)
5,350 acWorkable land screen
38.2%Wooded land
42.4 tonsBiomass / forest ac
55.9°FAvg temp

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Cities and towns in Madison 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.

Answers from the rulebook for Madison County

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

Madison County rules

  • Building permitRequired

    Construction, enlargement, alteration, repair, movement, demolition, occupancy change, and regulated electrical, gas, mechanical, or plumbing work in county-administered areas.

    • A permit must be obtained before the work.
    • Richmond and Berea are excluded from the county department's building-code enforcement scope.
    • Certain agricultural buildings on qualified farms are excepted under the county applications page.
    “These codes require permits for the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of all types of buildings and structures, except certain agricultural buildings located on qualified farms.”
    One more reviewed finding on this topic
    • Required — Construction, alteration, movement, enlargement, replacement, repair, equipment, use, occupancy, location, removal, and demolition of buildings and structures in the county-administered area.
      “These codes require permits for the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of all types of buildings and structures, except certain agricultural buildings located on qualified farms.”
  • Building code adoptedAdopted (with conditions)

    Building standards enforced by Madison County Planning and Development Services outside Richmond and Berea.

    • The document identifies the Kentucky Residential Code 2013, Kentucky Building Code 2013, National Electric Code 2014, and 2009 International Energy Conservation Code.
    • The document states it is a general guideline and is not all inclusive of code requirements.

    Kentucky Residential Code: 2013 · Kentucky Building Code: 2013 · National Electric Code: 2014 · International Energy Conservation Code: 2009

    “Madison County, Kentucky has adopted the following codes as the building standards to be followed.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — County-administered building construction in Madison County outside Richmond and Berea.
      “Madison County, Kentucky has adopted the following codes as the building standards to be followed. Copies are available for viewing purposes only in the Office of Planning and Codes Enforcement, the public library or may be purchased on-line from the International Code Council (www.iccsafe.org). Kentucky Residential Code – 2013 Kentucky Building Code – 2013 National Electric Code – 2014 2009 International Energy Conservation Code”
  • InspectionsRequired

    County-regulated building construction.

    • Inspections must be scheduled at least 24 hours in advance.
    • Required inspections include footing, foundation, floor/slab, envelope where applicable, air barrier, rough-in mechanical, framing, insulation, and final inspection.
    • Failure to obtain inspections may require removal of building components.

    inspection notice: >= 24 hours

    “All inspections must be scheduled at least 24 hours in advance. The following inspections are required to be made:”
    One more reviewed finding on this topic
    • Required — County-administered building construction.
      “It is the responsibility of the person obtaining the permit to schedule all required inspections. Failure to call for, and/or receive an inspection may result in the removal of concrete, drywall or any other items installed to prevent a proper inspection. All inspections must be scheduled at least 24 hours in advance.”
  • Certificate of occupancyRequired

    County-administered buildings before occupancy.

    • Final inspection and listed electrical, plumbing, septic, termite, and insulation approvals/certificates are required before issuance.
    • Occupancy is not permitted until the office issues the certificate.
    “The building must be completed and ready for occupancy, however, occupancy shall not be permitted until this office has issued a Certificate of Occupancy.”
  • County-wide zoningPresent (with conditions)

    Madison County land-development and zoning regulations in the county jurisdiction outside Richmond and Berea.

    • The county ordinance archive identifies Ordinance 2023-13 as adoption of new Land Development and Subdivision Regulations.
    • Municipal zoning and land-use rules may apply inside incorporated Richmond and Berea.
    “Article 3: Zoning Districts & Use Regulations”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning and land-use regulation in Madison County outside Richmond and Berea.
      “AN ORDINANCE OF THE MADISON COUNTY FISCAL COURT, KENTUCKY, APPROVING THE ZONE CHANGE OF 2485 COLONEL ROAD, RICHMOND, KENTUCKY, AND AUTHORIZING THE AMENDMENT OF THE OFFICIAL ZONING MAP OF MADISON COUNTY, KENTUCKY”
  • Local zoningPresent (with conditions)

    Land-use zoning in Madison County, including county-administered zoning districts and use regulations.

    • The county ordinance identifies zoning districts and allowed uses.
    • Municipal zoning rules may separately apply within Richmond and Berea.
    “AMENDING ORDINANCE #2023-13, THE MADISON COUNTY LAND DEVELOPMENT AND SUBDIVISION REGULATIONS REGARDING ALLOWED USES”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning and land-use regulation in the unincorporated portions of Madison County, Kentucky.
      “Land Use Districts are large geographic areas that carry a general classification of the types of land use activities that should take place in the unincorporated portions of the county. Madison County has been divided into five (5) of these areas, excluding the cities ofRichmond and Berea.”
  • Zoning districtsPartial

    Published Madison County land-use districts and standards for unincorporated areas; current district text and amendments should be checked against the county's current regulations download.

    • The official county site publishes a Land Development & Subdivision Regulations download created and last updated December 11, 2023.
    • An official county ordinance identifies five land-use areas for unincorporated portions, excluding Richmond and Berea, and lists sub-districts including UC, RC, C, R, and S classifications.
    • The cited district schedule is from Ordinance 2007-17; the current 2023 regulations and later amendments may modify district names, boundaries, or standards.
    • The older district text states dimensional standards including one-acre minimum lot size, 40-foot maximum building height, 25-foot front yard, 10-foot side yard, and 25-foot rear yard for the listed single-family residential classification; those measurements are not asserted as current countywide standards.

    single-family residential minimum lot size in cited 2007 schedule: 1 acre (Historical schedule; current applicability not independently verified) · single-family residential maximum building height in cited 2007 schedule: 40 feet (Historical schedule; current applicability not independently verified) · single-family residential front yard in cited 2007 schedule: 25 feet (125 feet from centerline of major highways; historical schedule) · single-family residential side yard in cited 2007 schedule: 10 feet (Historical schedule; current applicability not independently verified) · single-family residential rear yard in cited 2007 schedule: 25 feet (Historical schedule; current applicability not independently verified)

    “Land Use Districts are large geographic areas that carry a general classification of the types of land use activities that should take place in the unincorporated portions of the county. Madison County has been divided into five (5) of these areas, excluding the cities ofRichmond and Berea.”
    One more reviewed finding on this topic
    • Published (with conditions) — Madison County zoning districts and allowed-use regulations in the county-administered area.
      “Create Date December 11, 2023 Last Updated December 11, 2023”
  • SetbacksSpecified

    Buildings in the county subject to Madison County building requirements, excluding Richmond and Berea.

    • A major-highway property requires a 125-foot setback measured from the highway centerline.
    • A property not located on a major highway requires a 50-foot setback measured from the road centerline.
    • The rear setback is 25 feet from the property line.
    • The side setback is 10 feet from the property line.
    • The official planning page states that county building-code enforcement excludes Richmond and Berea.
    • All sidewalks required by the subdivision or County regulations shall be installed in accordance with the ADA Handicapped Accessibility Guidelines.

    major-highway front setback: 125 feet (measured from the centerline of the highway) · non-major-highway front setback: 50 feet (measured from the road centerline) · rear setback: 25 feet (measured from the property line) · side setback: 10 feet (measured from the property line)

    “The minimum building setback requirements for buildings in the county are as follows: [...] 125 feet [...] 50 feet [...] 25 feet [...] 10 feet”
    One more reviewed finding on this topic
    • Specified — Buildings in unincorporated Madison County under county-administered building and planning review; the county planning page excludes Richmond and Berea.
      “The minimum building setback requirements for buildings in the county are as follows: a. If the property is located on a major highway, the minimum setback requirement for the structure is 125 feet measured from the centerline of the highway. b. If the property is not located on a major highway, the minimum building setback is 50 feet measured from the road centerline. c. The rear setback requirement is 25 feet from the property line. d. The side setback requirement is 10 feet from the property line.”
  • Septic permitRequired

    New construction or placement of a house or mobile home using an onsite sewage system in Madison County, Kentucky.

    • The Madison County Health Department Environmental Office administers the onsite sewage program and accepts applications for onsite septic evaluations, sewage permits, and existing septic system inspections.
    • Before buying a lot to build a house or move a mobile home, the applicant is instructed to obtain a site evaluation to determine soil suitability.
    • The site evaluation fee stated on the official page is $250.00, payable to the Madison County Health Department.
    • After the site evaluation is approved and the system type is determined, the sewage permit may be obtained by a certified installer or the homeowner.
    • Before the sewage permit can be issued, the proposed system design must be laid out onsite by the certified installer and inspected by the certified inspector.
    • The sewage permit fee stated on the official page is an additional $370.00, payable to the Madison County Health Department.
    • The system must be installed, inspected, and approved before the local building inspector issues a certificate of occupancy.
    • The current official site-evaluation application is the DFS-319 PDF. The official Environmental Health page also links an existing-onsite-sewage-system inspection application; that separate form states a $250.00 fee.
    • The official sources reviewed did not identify a separate newer fee schedule or announce a change from the $250.00 site-evaluation and $370.00 sewage-permit amounts.

    site evaluation fee: 250 USD (Payable to the Madison County Health Department.) · sewage permit fee: 370 USD (Additional to the site-evaluation fee; payable to the Madison County Health Department.)

    “State plumbing regulations require that the sewage permit be obtained before the inside plumbing permit can be issued. Both the sewage permit and the inside plumbing permit are to be obtained before a water meter can be set by Madison County Utilities.”
    One more reviewed finding on this topic
    • Required — On-site sewage disposal systems in Madison County, including residential construction and mobile-home sites.
      “a permit to construct, install, or alter an on-site sewage disposal system shall be obtained prior to construction”
  • Agricultural exemptionConditional

    Certain agricultural buildings on qualified farms.

    • The exemption is limited to certain agricultural buildings located on qualified farms.
    “These codes require permits for the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of all types of buildings and structures, except certain agricultural buildings located on qualified farms.”
  • Subdividing landRegulated (with conditions)

    Subdivision and plat review in Madison County outside municipal jurisdictions administered independently by Richmond or Berea.

    • The county applications page publishes Development Plan/Preliminary Plat, Final Plat, and Minor Subdivision Plat applications.
    • Municipal procedures may apply inside Richmond and Berea.
    “2023-13 | Adoption of New Land Development and Subdivision Regulations”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and land development in Madison County county-administered areas.
      “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.”
  • Building in a floodplainRequired

    Development in Madison County Special Flood Hazard Areas.

    • A floodplain development permit expires if start of construction has not occurred within 180 calendar days of issuance.
    • Special Flood Hazard Areas have required anchoring, flood-resistant construction, utility, sewage, elevation, and certification standards.
    • Residential structures must have the lowest floor at least one foot above base flood elevation where base flood elevation data are provided, subject to stated zone-specific rules.

    permit expiration after issuance: 180 calendar days (If start of construction has not occurred.) · residential lowest-floor elevation: >= 1 foot above base flood elevation (Where base flood elevation data are provided; AO and A zones have additional stated rules.)

    “A Development Permit shall be required [...] prior to the commencement of any development activities in the special flood hazard areas”
  • Short-term rentalsLimited

    Short-term-rental licensing in the county-administered area.

    • The official fee schedule lists an initial license fee and annual renewal fee.
    • The fee schedule does not itself establish the full operational eligibility, occupancy, or location standards.

    initial license fee: 250 USD · annual renewal fee: 100 USD

    “Short Term Rental License (Initial Fee) $250.00”
  • Permit feesPublished (with conditions)

    Madison County Planning and Development fees published in the county fee schedule.

    • The schedule states it is effective November 14, 2023.
    • Fees include plat, zone-change, site-development, conditional-use, variance, appeal, subdivision-regulation, short-term-rental, and electrical-inspection fees.
    • The county page labels the linked document Current Fee Structure, but a newer fee schedule was not located.

    minor plat fee: 150 USD · residential preliminary plat: 250 + 5 per lot USD · short-term-rental initial fee: 250 USD · short-term-rental annual renewal: 100 USD

    “Effective: November 14, 2023 [...] Minor Plat $150.00 [...] Preliminary Plat/ Residential $250.00 + $5.00 per lot [...] Short Term Rental License (Initial Fee) $250.00 [...] Short Term Rental License (Annual Renewal) $100.00”
    2 more reviewed findings on this topic
    • Published (with conditions) — Madison County Planning and Development fees.
      “Madison County Planning and Development Fee Schedule Effective: November 14, 2023 PLAT FEES Minor Plat $150.00 Preliminary Plat/ Residential $250.00 + $5.00 per lot Preliminary Plat/ Commercial $500.00 + $25.00 per acre [...] Zone Change Application $500.00 per application”
    • Published (with conditions) — Building-permit fees administered by Madison County Planning and Development Services for properties in unincorporated Madison County.
      “BUILDING PERMIT FEE SCHEDULE (Based upon the estimated construction cost of the project)”
  • Permit processPublished (with conditions)

    Building, electrical, mechanical, inspection, and occupancy permitting for buildings and structures in Madison County areas served by the county department, excluding Richmond and Berea.

    • Permits are required before covered construction, alteration, movement, enlargement, replacement, repair, equipment, use or occupancy, location, removal, or demolition.
    • Certain agricultural buildings located on qualified farms are excepted.
    • Applicants must schedule required inspections at least 24 hours in advance.
    • A final inspection requires final electrical, plumbing, septic, termite, insulation, and HVAC documentation as applicable.
    • Occupancy is not permitted until the county issues a Certificate of Occupancy.

    inspection scheduling lead time: >= 24 hours

    “Building Permit applications are available on our web site or in the office.”
    One more reviewed finding on this topic
    • Published (with conditions) — County building-permit and inspection process.
      “Should there be any deviations from the construction documents or plans it is the applicant’s responsibility to provide corrected copies to the building official and obtain approval of the changes.”

Kentucky rules that apply here

  • Owner-builder exemptionConditional

    A homeowner personally performing plumbing, sewerage, or drainage work in the homeowner's occupied home or a home constructed for the homeowner's own personal residential use in Madison County, Kentucky.

    • This is a limited homeowner plumbing permit, not a general exemption from building permits or all contractor requirements.
    • The permit application must be made before work begins.
    • The homeowner must file an affidavit agreeing to comply with the regulation.
    • All work must comply with 815 KAR Chapter 20.
    • All work must be personally performed by the homeowner.
    • Only one homeowner permit for construction of a new home may be issued to an individual in a five-year period.
    • A plumbing permit is still required for covered plumbing work.

    homeowner new-home permit frequency: 1 permit per 5 years (Except as otherwise provided by the regulation)

    “A homeowner who wishes to construct, install, or alter plumbing, sewerage, or drainage in a home occupied by the homeowner or constructed by the homeowner for the homeowner's own personal residential use, if:”
    One more reviewed finding on this topic
    • Conditional — An individual property owner performing heating, ventilation, and air conditioning work on property the individual owns and occupies.
      “KRS 198B.650 to 198B.689 shall not apply to: [...] (3) An individual owner of real property while practicing heating, ventilation, and air conditioning work on or within property owned and occupied by the individual;”
  • Camping on your landLimited

    Camping or sleeping in the specified public and private pedestrian or vehicle-use areas statewide.

    • The person must knowingly enter or remain in a listed area with intent to sleep or camp.
    • The area must not have been designated for sleeping or camping, or the individual must lack authorization to sleep or camp there.
    • The listed areas include streets, sidewalks, areas under bridges or underpasses, paths, parks, cemeteries, and other areas designated for pedestrians or vehicles, including ingress or egress areas to businesses, homes, or public buildings.
    • The first offense is a violation; a second or subsequent offense, or a first offense where the person refuses to cease, is a Class B misdemeanor.
    • The section does not prohibit customary and temporary use of recreational camping areas, rest areas, or other properties specifically designated for resting or sleeping.
    • Temporary sleeping in a vehicle parked lawfully on a public road, street, or parking lot is not prevented when sleeping and parking occur for less than twelve (12) hours.

    temporary vehicle sleeping period: < 12 hours (The vehicle must be parked lawfully on a public road, street, or parking lot.)

    “A person is guilty of unlawful camping when he or she knowingly enters or remains on a public or private street, sidewalk, area under a bridge or underpass, path, park, cemetery, or other area designated for use by pedestrians or vehicles, including areas used for ingress or egress to businesses, homes, or public buildings, with the intent to sleep or camp in that area, when the area has not been designated for the purpose of sleeping or camping or the individual lacks authorization to sleep or camp in the area.”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — Temporary camping locations for unsheltered homeless individuals designated by local governments under Kentucky law.
      “A local government may designate indoor or outdoor areas with defined boundaries in an area zoned for commercial or industrial use, separate from any area frequently used for public purposes, as a temporary camping location for unsheltered homeless individuals.”
    • Limited — Temporary parking of recreational vehicles on public or private property associated with specified publicly announced events.
      “Nothing in KRS 219.310 to 219.410 shall be construed to apply to the temporary parking of recreational vehicles on public or private property, for not more than thirty (30) days, associated with festivals, fairs, sporting events, yard sales, or other publicly announced events.”
  • 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”
    3 more reviewed findings on this topic
    • Mixed (with conditions) — On-site sewage systems in Madison County under Kentucky regulation and local health-department administration.
      “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.”
    • Local (with conditions) — Kentucky onsite sewage administration applicable in Madison County through the local health department.
      “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 systems applicable in Madison 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;”
    One more reviewed finding on this topic
  • 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.”
    2 more reviewed findings on this topic
    • Not required (with conditions) — Private water-well construction, modification, and abandonment applicable in Madison County.
      “In Kentucky, there are no permitting applications or fees for constructing or abandoning a water well required of the property owner.”
    • Limited — Construction, alteration, repair, or abandonment of water supply wells in Kentucky.
      “A person shall not construct, alter, repair, or abandon a water well without first obtaining a water well driller or water well driller assistant certificate”
  • Mandatory utility hookupConditional

    Buildings subject to the Kentucky State Plumbing Code.

    • A building must have an independent connection to either a public or private sewer or sewer system.
    • If a sewer is not available, the house drain must connect to an approved private sewage disposal system.
    • The cited rule does not establish a universal requirement to connect to public water service.
    “If a sewer is not available, the house drain from a building shall connect with an approved private sewage disposal system.”
  • Driveway accessRequired

    New or additional private farm or single-family dwelling driveway approaches on Kentucky Department of Highways rights-of-way.

    • The owner or occupant must make formal written application to the District Engineer of the Department of Highways.
    • The applicant must furnish required drainage pipe, tile, or other drainage structure at the applicant's own expense.
    • The Department may participate up to $300 for specified construction work.
    • No indemnity bond or other security is required unless estimated construction cost within the right-of-way exceeds $300.
    • The District Engineer may approve or disapprove the application.

    department participation maximum: <= 300 USD (specified drainage, grading, and surfacing work within right-of-way limits)

    “The owner or occupant of property, who desires to construct new or additional private farm or single family dwelling driveway approaches, shall make formal application in writing, to the District Engineer of the Department of Highways.”
    One more reviewed finding on this topic
    • Required — New, additional, relocated, or modified driveway entrance approaches serving commercial property or property used for a purpose other than farming or a single-family dwelling.
      “The owner or occupant of property, used for commercial or any purpose other than farming or single family dwelling, who desires to construct new or additional driveway entrance approaches, to relocate, or make other changes in existing driveway entrance approaches thereto, shall make application for a permit to the District Engineer of the Department of Highways upon standard forms furnished by the Transportation Cabinet.”
  • 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 — Minimum dwelling size in unincorporated Madison County.
  • Minimum lot size — Minimum lot size in unincorporated Madison County.
  • Lot coverage — Lot coverage in unincorporated Madison County.
  • Building height — Building height in unincorporated Madison County.
  • Living in an RV — Long-term or residential RV occupancy on private land in unincorporated Madison County.
2 more unanswered
  • Tiny homes
  • Manufactured homes

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 Madison County, Kentucky

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

Madison County scores 55/100 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 75,048 people within a 30-minute drive.

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

Madison County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Madison County Health Department (Environmental Services). 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.

How much does land cost in Madison County, Kentucky?

Land in Madison County runs about $4,386 per acre, based on the latest county data.

What is the water situation in Madison County?

Madison County gets about 49.6" of rain a year, with severe drought in roughly 1% of years.

How remote is Madison County?

A representative private-land location has about 75,048 people within a 30-minute drive and 2,791,244 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 Madison compares in Kentucky

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