Bolthole Index

Union County, Kentucky

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

68Index Score / 100
#35 of 120 in Kentucky

Union County, Kentucky does not require a building-code inspection permit for a single-family dwelling, but the Kentucky Residential Code still applies, and residential site plans still go to the county Codes Administrator123. The Joint Planning Commission handles zoning, with mapped districts in Morganfield, Sturgis and Waverly4. Septic permits go through the Green River District Health Department5.

At a glance

Building permit
No county building-code inspection permit for a single-family dwelling; covered multi-family, commercial and occupancy-change work goes to state DHBC16
Electrical permit
Required for all electrical work in Union County, through the county's certified electrical inspector1
Zoning
The county's zoning map covers Morganfield, Sturgis and Waverly city limits; coverage of unincorporated land is unconfirmed74
Septic
A local health-department permit is required before construction, installation or alteration; Green River serves Union County58
Owner-builder exemption
An owner may do HVAC work on property the owner owns and occupies, subject to permit rules; no general building exemption is confirmed9
Residential code
Kentucky's residential code applies even where a single-family permit and inspection program does not102
Driveway access
A written application to the state Department of Highways district engineer is required for a new farm or single-family driveway onto a state road11
Septic-friendly soils
About 17.9% of the county's soils are rated free of severe limits for a conventional drain field12

Who to call

Planning & zoning

Union County Joint Planning Commission

Administers the county's zoning ordinance, subdivision regulations and comprehensive plan; formed as a joint city-county body under KRS Chapter 100

(270) 389-2093

510 South Mart Street, Morganfield, KY 42437

Building permits

Union County Building Code (Planning Commission page; permits routed to state DHBC)

States which construction requires a building-code inspection permit in Union County, routes those permit applications to the state Department of Housing, Buildings and Construction, and administers local electrical permits

(502) 573-0373

Zoning

Union County Zoning Ordinance & Map (Planning Commission page)

Describes the boundaries and purpose of the county's adopted zoning ordinance and map

Septic permits

Union County Health Center (Green River District Health Department) — Onsite Sewage Program

Local Green River District Health Department office for Union County; administers onsite sewage (septic) site evaluations and permits under Kentucky's statewide program

(270) 389-1230

218 W. McElroy St., Morganfield, KY 42437

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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

It depends what you are building. Union County's building-code page excepts single-family dwellings from its building-code inspection permit requirement, while requiring those permits for new construction and alteration of multi-family dwellings, commercial buildings and changes of occupancy1. Kentucky's statewide rule likewise does not require a permit, inspection or certificate of occupancy for a single-family dwelling unless a local ordinance does6. The permit exception is not a code exemption: Kentucky has adopted building and residential codes that apply according to the project and code jurisdiction2. Electrical permits are required for all electrical work in Union County, and a homeowner may obtain one for a current residence when personally doing the work1. Separately, Union County's site-plan procedure sends residential site plans to the Codes Administrator for review and building permit, so confirm with the Planning Commission whether that step applies to your parcel3.

Who handles construction permits in Union County, and how do you reach them?

For covered multi-family, commercial or change-of-occupancy construction, direct the permit application to the state Department of Housing, Buildings and Construction at (502) 573-03731. Where no local single-family inspection program exists, the builder must still follow the Kentucky Residential Code; state HVAC and local electrical inspections continue even though general building inspections do not10. Union County's site-plan procedure sends residential plans to the Codes Administrator and multi-family or nonresidential plans to a Site Plan Committee13. An owner may perform HVAC work on property the owner owns and occupies, but an initial HVAC system still requires a permit9. For electrical work, contact the county's certified electrical inspector through the Union County Planning Commission1.

Does Union County have zoning?

Union County has an adopted zoning ordinance and map administered by the Union County Joint Planning Commission, a body formed in 1972 through an interlocal agreement between the Union County Fiscal Court and the cities of Morganfield, Sturgis, Uniontown and Waverly, with Uniontown later withdrawing in 1979714. The zoning map itself displays land-use zones and districts within the boundaries of the cities of Morganfield, Sturgis and Waverly, so the confirmed zoning coverage is city-based rather than established as reaching unincorporated county land4. Kentucky law lets a county's legislative body and fiscal court enact permanent zoning once the required comprehensive-plan elements are adopted, and a joint city-county commission like Union County's can exercise that authority within its planning unit, but whether the zoning ordinance's district rules extend past city limits onto unincorporated parcels was not confirmed on the county's own pages, so ask the Planning Commission directly for your specific parcel15. Subdivision of land, by contrast, needs planning-commission approval statewide regardless of zoning district, so any lot split in Union County still runs through this same commission16.

How do septic permits work in Union County?

Kentucky's onsite sewage program is administered through local health departments, and the Green River District Health Department serves Union County5. Reach its Union County Health Center at (270) 389-1230, at 218 W. McElroy St. in Morganfield17. Obtain the local health-department permit before constructing, installing or altering a system; the state permit fee is $50, and the local board of health may add a fee8. A homeowner installing the homeowner's own system must obtain a homeowner permit, and the design must follow the site evaluation18. Every system installed, constructed, altered or repaired must be inspected by a certified inspector, with the installation inspection requested before backfilling19. Local health-department inspectors perform the site evaluations and inspections, and a certified installer must install the system based on the site-evaluation results20. Only about 17.9% of Union County soils are rated free of severe limitations for a conventional drain field, so complete the site evaluation before choosing the house site12.

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

We could not confirm a rule allowing long-term RV living on private land in Union County; ask the Union County Joint Planning Commission before relying on an RV as a residence14. Kentucky's vehicle-sleeping rule concerns temporary sleeping for less than 12 hours in a vehicle lawfully parked on a public road, street or parking lot, so it does not authorize RV living on private land21. We also could not confirm Union County's tiny-home occupancy rules or minimum dwelling size. A tiny home that qualifies as a covered single-family dwelling remains subject to Kentucky's adopted residential code even though Union County's page excepts single-family dwellings from its building-code inspection permit requirement21. Confirm the parcel's zoning, siting and proposed occupancy with the Planning Commission14.

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

First, call the Union County Joint Planning Commission at (270) 389-2093 to confirm the parcel's zoning status and whether subdivision approval applies14. Second, contact the Union County Health Center at (270) 389-1230 for a septic site evaluation175. Third, obtain the onsite sewage permit from the health department before construction, installation or alteration begins8. Fourth, design a single-family home to the Kentucky Residential Code even though Union County does not require its building-code inspection permit for that dwelling type21. Fifth, arrange the county electrical permit before electrical work begins1. Sixth, send any covered multi-family, commercial or change-of-occupancy permit application to the state Department of Housing, Buildings and Construction at (502) 573-03731. Seventh, apply to the Kentucky Department of Highways district engineer before building a driveway onto a state highway11. Eighth, request the septic installation inspection before backfilling19.

What to check before you buy land in Union County

Union County farmland has recently sold for around $6,523 an acre, well above many surrounding rural counties, and typical homes in the county are valued near $141,5612223. The county gets about 47.6 inches of rain a year and has sat in severe drought about 3.7% of years2425. About 89.5% of the county's land sits at 15% slope or less, so grading is easy on most parcels, and about 17.9% of soils are rated free of severe limitations for a conventional septic drain field, a workable but not guaranteed share, so plan on a site evaluation2612. About 20.5% of the county is wooded, less than many rural Kentucky counties, since much of Union County is in row-crop agriculture, which is part of why farmland here commands a higher price27. Confirm with the Planning Commission whether your specific parcel sits inside or outside a zoned city boundary before you assume either way about zoning4. Union County's effective property tax rate runs about 0.8%, with a median annual property tax bill near $858, and a typical home insurance premium around $1,711 a year282930.

Watch-outs

  • Union County's single-family permit exception does not waive the Kentucky Residential Code; design the home to the state code even when no local building-code inspection permit is required12.
  • The county's confirmed zoning map covers Morganfield, Sturgis and Waverly city limits; do not assume the same zoning rules automatically apply to unincorporated land without asking the Planning Commission directly4.
  • With only about 17.9% of Union County's soils rated free of severe septic limitations, get a site evaluation before you commit to a specific building spot12.
  • Union County's page excepts single-family dwellings from the building-code inspection permit, yet its site-plan procedure lists a building permit for residential site plans; ask the Codes Administrator which applies to your project13.

Sources

  1. Union County Building Code (Planning Commission page; permits routed to state DHBC) (unioncountyky.org)
  2. Department of Housing, Buildings and Construction, quoted and re-checked
  3. SITE PLAN PROCEDURE, quoted and re-checked
  4. Union County Zoning Ordinance & Map (Planning Commission page) (unioncountyky.org)
  5. Onsite Sewage Disposal Systems Program, quoted and re-checked
  6. 815 KAR 7:125, Kentucky Residential Code (Kentucky statewide rule), quoted and re-checked
  7. Union County KY Planning Commission - Zoning (2026 county census)
  8. 902 KAR 10:110 — Issuance of on-site sewage disposal system permits, quoted and re-checked
  9. KRS 198B.674 — Exemptions (Kentucky statewide rule), quoted and re-checked
  10. Building Codes, quoted and re-checked
  11. 603 KAR 1:020 Driveway approaches, entrances; construction and maintenance (Kentucky statewide rule), quoted and re-checked
  12. 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
  13. Site Plan Procedure, quoted and re-checked
  14. Union County Joint Planning Commission (unioncountyky.org)
  15. KRS 100.201 — Interim and permanent land use regulations authorized (Kentucky statewide rule), quoted and re-checked
  16. KRS 100.277 — Commission approval required for subdivisions (Kentucky statewide rule), quoted and re-checked
  17. Union County Health Center (Green River District Health Department) — Onsite Sewage Program (healthdepartment.org)
  18. Onsite Sewage Disposal Systems Program, quoted and re-checked
  19. 902 KAR 10:085 Kentucky on-site sewage disposal systems, quoted and re-checked
  20. Onsite Sewage Disposal Systems Program, quoted and re-checked
  21. KRS 511.110 — Unlawful camping (Kentucky statewide rule), quoted and re-checked
  22. Farmland value per acre (USDA census): Bolthole Index county data
  23. Typical home value (Zillow): Bolthole Index county data
  24. Annual precipitation: Bolthole Index county data
  25. Share of years in severe drought: Bolthole Index county data
  26. Share of land at 15% slope or less: Bolthole Index county data
  27. Wooded share of land: Bolthole Index county data
  28. Effective property tax rate: Bolthole Index county data
  29. Median property tax bill: Bolthole Index county data
  30. Typical home insurance premium: Bolthole Index county data

Written October 10, 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, Union County requires a building permit only in limited cases.

RuleUnion CountyWebster CountyHenderson CountyCrittenden CountyHopkins CountyCaldwell CountyLivingston County
Building permitLimitedNot requiredRequiredRequiredRequiredLimitedNot required
County zoningYesNoYesNoNot publishedNoNo
Septic permitsGreen River District Health Dept.Green River District Health Dept.Green River District Health Dept.Pennyrile District Health Dept.County Health Dept.Pennyrile District Health Dept.Pennyrile District Health Dept.

County locator

Union County in Kentucky

68
County map
Union County highlighted among the Kentucky counties · colored by Index score

How Union County scores

Seclusion52100% ev.
Self-Sufficiency68100% ev.
Admin Boringness6890% ev.
Durability59100% ev.
Property Autonomy33100% ev.
Carry Cost81100% 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 →

$142kTypical home
0.8%Property tax
$6,523Land / acre
47.6"Annual rain
3.7% of yrsSevere drought
11.2 / yr (+10.3)Mid-century 100°F days
15.1 daysMid-century dry spell
1.99" (+6.2%)Mid-century 1-day rain
1.79×Wildfire change factor
100%Forward climate coverage
$1,711Home insurance / yr
-0.7% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
25,459People within 30 min
1,637,517People within 2 hr
22,255Radius comparison (15 mi)
38.2People / sq mi
1.6%Federal land
89.5%Land at 15% slope or less
17.9%Soils rated "not limited" for septic (strict USDA rating)
37,944 acWorkable land screen
20.5%Wooded land
71.3 tonsBiomass / forest ac
57.3°FAvg temp

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Cities and towns in Union 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.

Morganfield · Sturgis · Uniontown · Waverly

Answers from the rulebook for Union County

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

Union County rules

  • Building permitLimited

    Residential, non-residential, and multi-family site-plan-reviewed construction administered through Union County's Codes Administrator and Site Plan Committee.

    • Residential site plans are submitted to the Codes Administrator for review and building permit.
    • Non-residential and multi-family site plans are reviewed by the Site Plan Committee, consisting of the Codes Administrator, Building Code Inspector, Planning Director, and Utilities Superintendent.
    • A building permit can be issued after verification that everything is in order; revisions or a Board of Adjustment hearing may extend the timeframe.
    “RESIDENTIAL - Site plan submitted to Codes Administrator for his review and building permit. NON-RESIDENTIAL AND MULTI-FAMILY - Submit site plans to Codes Administrator to be reviewed by Site Plan Committee (meet as needed).”
  • Who permits septicLocal

    Onsite sewage disposal in Union County, administered through the Green River District Health Department.

    • The Kentucky program is administered through local health departments.
    • Green River District Health Department serves Union County.
    “Green River District Health Department - serving Daviess, Henderson, Hancock, McLean, Ohio, Webster and Union Counties”
    One more reviewed finding on this topic
    • Local (with conditions) — Onsite sewage disposal systems in Union County, administered locally through the Green River District Health Department.
      “Green River District Health Department - serving Daviess, Henderson, Hancock, McLean, Ohio, Webster and Union Counties”
  • Septic permitRequired

    Construction, installation, or alteration of onsite sewage disposal systems serving property in Union County.

    • A permit must be obtained from the local health department before construction, installation, or alteration.
    • The application requires DFS-307, a $50 onsite sewage disposal permit fee, and any additional fee established by the local board of health.
    • Cluster-system plan review is submitted to the Environmental Management Branch and accompanied by a $600 permit fee payable to the Kentucky State Treasurer.
    • Permits are generally issued only to certified installers, subject to the homeowner exception in 902 KAR 10:110 Section 2(4).

    onsite sewage disposal permit fee: 50 USD (Additional local board of health fee may apply.) · cluster system plan review permit fee: 600 USD (Payable by check or money order to the Kentucky State Treasurer.)

    “no person, firm, or corporation shall construct, install, alter [...] without having first obtained an on-site sewage disposal permit from the local health department.”
    One more reviewed finding on this topic
    • Required — A homeowner installing the homeowner’s own onsite sewage system in Union County.
      “A homeowner who wishes to install his or her own system must obtain a homeowner’s permit through the local health department.”
  • Septic inspectionRequired

    Onsite sewage site evaluations and installation inspections in Union County.

    • Local health-department onsite septic inspectors perform site evaluations and inspections.
    • A certified installer must install the system based on the site-evaluation results.
    • A licensed professional engineer may perform site evaluations and approve system designs in lieu of local-health-department inspection and certification where authorized by Kentucky law, but final installation inspection remains subject to applicable law.
    “Every on-site sewage disposal system installed, constructed, altered, or repaired shall be inspected by a certified inspector.”
  • Permit processPublished (with conditions)

    Residential, nonresidential, and multifamily site-plan review associated with building permits in Union County.

    • Residential site plans are submitted to the Codes Administrator for review and building permit.
    • Nonresidential and multifamily site plans are reviewed by a Site Plan Committee that meets as needed.
    • The committee consists of the Codes Administrator, Building Code Inspector, Planning Director, and Utilities Superintendent.
    • If everything is in order and after verification, the building permit can be issued; longer timing depends on revisions and/or a Board of Adjustment hearing.
    “RESIDENTIAL - Site plan submitted to Codes Administrator for his review and building permit. NON-RESIDENTIAL AND MULTI-FAMILY - Submit site plans to Codes Administrator to be reviewed by Site Plan Committee (meet as needed). The site plan committee consist of Codes Administrator, Building Code Inspector, Planning Director, and Utilities Superintendent. TIME FRAME - If everything is in order and after verification the building permit can be issued. A longer time frame is dependent on the revisions being made and resubmitted to Codes Administrator and/or a Board of Adjustment hearing.”
  • County-wide zoningPresent

    The Union County Planning Commission administers a zoning ordinance and comprehensive plan; zoning districts principally cover the incorporated cities of Morganfield, Sturgis and Waverly.

    Union County KY Planning Commission - Zoning ↗Scouted from the county site, not yet independently re-checked

Kentucky rules that apply here

  • Owner-builder exemptionConditional

    Homeowner-performed plumbing, sewerage, or drainage work in a home actually occupied by the owner or a home the owner is constructing for personal residential use, including in Union County.

    • The application must be made before work begins.
    • The homeowner must file an affidavit agreeing to abide by the applicable requirements.
    • All work must comply with the state plumbing code.
    • All work must be personally performed by the owner.
    • Only one homeowner permit for construction of a new home may be issued to an individual in a five-year period.

    new-home homeowner permits: per 1 permit per individual per five years

    “Permits to construct, install or alter plumbing, sewerage or drainage may be issued to homeowners who desire to install plumbing in homes actually occupied by them or in a home to be constructed by them for their own personal residential use, if all the following requirements are met:”
    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;”
  • Building code adoptedAdopted (with conditions)

    Buildings constructed statewide in Kentucky, including residential and nonresidential construction subject to the Kentucky Building Code and Kentucky Residential Code.

    • The 2015 International Building Code is the mandatory state building code for buildings constructed in Kentucky, subject to Kentucky amendments in the 2018 Kentucky Building Code.
    • One-family dwellings, two-family dwellings, and townhouses are governed by 815 KAR 7:125 and the 2015 International Residential Code with Kentucky amendments in the 2018 Kentucky Residential Code.
    • Permits, inspections, and certificates of occupancy are not required for a single-family dwelling unless required by local ordinance.
    • Residential occupancies that are not single-family dwellings, two-family dwellings, or townhouses must comply with the 2015 International Building Code and the 2018 Kentucky Building Code.
    • Manufactured homes are governed by KRS 227.550 through 227.665.

    base building code: 2015 International Building Code (Kentucky amendments in the 2018 Kentucky Building Code supersede conflicting provisions) · residential code: 2015 International Residential Code; 2018 Kentucky Residential Code amendments (Applies to single-family dwellings, two-family dwellings, and townhouses under 815 KAR 7:125) · mandatory effective date: 2019-01-01

    “Building Code. The 2015 International Building shall be the mandatory state building code for all buildings constructed in Kentucky except that: (1) The Kentucky amendments in the 2018 Kentucky Building Code shall supersede any conflicting provision in the 2015 International Building Code; (2) One (1) family dwellings, two (2) family dwellings, and townhouses shall be governed by 815 KAR 7:125; and (3) Manufactured homes shall be governed by KRS 227.550 through 227.665.”
    3 more reviewed findings on this topic
    • Adopted (with conditions) — Kentucky building construction subject to the Kentucky Building Code and Kentucky Residential Code, including applicable projects in Union County.
      “The Department of Housing, Buildings and Construction adopted the 2018 Kentucky Building Code, Second Edition and the 2018 Kentucky Residential Code, Second Edition on August 3, 2019.”
    • Adopted — Construction in Union County subject to Kentucky building-code jurisdiction, including one- and two-family dwellings under the Kentucky Residential Code.
      “adopted the 2018 Kentucky Building Code, Second Edition and the 2018 Kentucky Residential Code, Second Edition on August 3, 2019.”
    • Adopted — Mandatory Kentucky residential building-code standards for single-family dwellings, two-family dwellings, and townhouses constructed statewide, including unincorporated areas.
      “Except as provided in subsection (2) of this section, the 2015 International Residential Code for One (1) and Two (2) Family Dwellings (IRC) shall be the mandatory state residential building code for all single-family dwellings, two (2) family dwellings, and townhouses constructed in Kentucky, except that the Kentucky amendments in the 2018 Kentucky Residential Code shall supersede any conflicting provision in the 2015 IRC.”
  • InspectionsLimited

    Building inspection jurisdiction under Kentucky building codes, including projects in Union County.

    • Responsibilities are shared between state and local government.
    • All single-family homes are reviewed and inspected by the local county or city building official if such an inspection program exists.
    • If a county or city lacks a single-family inspection program, the builder must still meet the Kentucky Residential Code, but building inspections do not occur except for mechanical systems inspected by Kentucky HVAC and the local county electrical inspector.
    • For jurisdictions without a local building inspection program, construction projects other than single-family dwellings must be submitted to the Division of Building Codes Enforcement for review and approval before construction starts.
    “All single-family homes built in Kentucky will be reviewed and inspected by the local county or city building official if such an inspection program exists.”
    One more reviewed finding on this topic
    • Not required (with conditions) — Single-family dwellings constructed in Kentucky under the Kentucky Residential Code.
      “Permits, inspections, and certificates of occupancy shall not be required for a single-family dwelling unless required by local ordinance.”
  • Certificate of occupancyNot required (with conditions)

    Single-family dwellings constructed in Kentucky under the Kentucky Residential Code.

    • A local ordinance may independently require a certificate of occupancy.
    • This claim does not determine municipal or county certificate-of-occupancy ordinances.
    “Permits, inspections, and certificates of occupancy shall not be required for a single-family dwelling unless required by local ordinance.”
  • 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,”
  • 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.”
  • 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.”
    One more reviewed finding on this topic
  • 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.”
  • Agricultural exemptionConditional

    Agritourism buildings subject to the Kentucky Building Code.

    • Except as otherwise provided, an agritourism building must comply with the Kentucky Building Code.
    • The exemption applies to an agritourism building built prior to December 31, 2016.
    • The pre-December 31, 2016 building is exempt from seismic requirements.
    • If the building has a capacity of 400 persons or is 6,000 square feet or less, it does not require the services of a Kentucky-licensed architect.

    construction date threshold: < December 31, 2016 · building capacity threshold: <= 400 persons (The statute states "has a capacity of four hundred (400) persons or is six thousand (6,000) square feet or less.") · building area threshold: <= 6000 square feet (The statute states "has a capacity of four hundred (400) persons or is six thousand (6,000) square feet or less.")

    “An agritourism building built prior to December 31, 2016, shall be exempt from the following requirements within the Kentucky Building Code: (a) An agritourism building built prior to December 31, 2016, shall not be required to comply with the seismic requirements within the Kentucky Building Code; and (b) If an agritourism building has a capacity of four hundred (400) persons or is six thousand (6,000) square feet or less, an agritourism building built prior to December 31, 2016, shall not require the services of an architect licensed by the Commonwealth of Kentucky.”
    One more reviewed finding on this topic
    • Conditional — Division of land for agricultural use under Kentucky subdivision law.
      “provided that a division of land for agricultural use and not involving a new street shall not be deemed a subdivision.”
  • 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.”
  • 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.”
  • Building in a floodplainRequired

    Development in an identified Kentucky floodplain, including development in mapped A and AE zones.

    • Both a state and local floodplain permit are required for development in an identified floodplain.
    • State and local permits are required for development in A and AE zones.
    • The Kentucky Division of Water issues general or individual floodplain permits.
    • General permits cover eligible activities that do not change the Base Flood Elevation and have minimal flood-risk potential.
    • Developments that do not meet general-permit eligibility or could change the Base Flood Elevation require an individual permit.
    • The source directs applicants to consult the local floodplain coordinator for local requirements.

    general permit nonsubstantial improvement threshold: < 50 percent of structure valuation (including labor)

    “Any development in an identified floodplain in Kentucky requires a state and a local floodplain permit.”
  • Permit feesPublished (with conditions)

    Kentucky state plumbing installation permits administered by the Division of Plumbing.

    • Residential one- and two-family permits use a $50 base fee plus $14 per opening.
    • Domestic water heater-only permits are $50.
    • Commercial permits use a $50 base fee plus $20 per opening.
    • Medical gas piping permits use a $50 base fee plus $20 per opening.
    • The fee schedule is stated as effective March 1, 2022.

    residential base permit fee: 50 USD (one- and two-family permits) · residential opening fee: per 14 USD (opening) · commercial base permit fee: 50 USD (commercial permits) · commercial opening fee: per 20 USD (opening)

    “FEE CHANGE - Effective March 1, 2022, Plumbing installation permit fees will be as follows: Residential (One and Two Family) Permits: $50 base permit fee, $14 per opening fee Domestic Water Heater Only Permits: $50 Commercial Permits: $50 base permit fee; $20 per opening fee Medical Gas Piping Permits: $50 base permit fee; $20 per opening fee”
  • 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.

  • Local zoning — The aggregate of municipal and county-area zoning rules in Union County, including Morganfield, Sturgis, Waverly, and unincorporated areas.
  • Minimum dwelling size — Minimum dwelling size in Union County.
  • Minimum lot size — Minimum lot-size requirements in Union County, including potentially district-specific municipal zoning requirements.
  • Setbacks — Setback requirements in Union County, including potentially district-specific municipal zoning requirements.
  • Lot coverage — Lot-coverage requirements in Union County.
5 more unanswered
  • Building height
  • Living in an RV
  • Tiny homes
  • Manufactured homes
  • Short-term rentals

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 Union County, Kentucky

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

Union County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 47.6″/yr rainfall with little drought. Watch-outs: a weaker property-autonomy legal backdrop.

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

Union County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Green River District 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.

How much does land cost in Union County, Kentucky?

Land in Union County runs about $6,523 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 47.6" of rain a year, with severe drought in roughly 3.7% of years.

How remote is Union County?

A representative private-land location has about 25,459 people within a 30-minute drive and 1,637,517 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 Union compares in Kentucky

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