Bolthole Index

Berrien County, Michigan

Zoning, building permits and septic rules in Three Oaks Township, Michigan

Three Oaks Township, Michigan (Berrien County) adopts and administers its own zoning ordinance, Chapter 380 of its code1. The township's building official enforces the Michigan Building Code, so building permits are handled locally2. Septic permits for every address in Berrien County come from the Berrien County Health Department3. Living in a travel trailer as a temporary dwelling beyond 72 hours is prohibited4.

At a glance

Zoning
Township zoning, Chapter 380 of the township code1
Building permit
Required; the township building official enforces the Michigan Building Code25
Septic
Berrien County Health Department permit3
RV living
Travel trailer occupancy as a temporary dwelling is prohibited beyond 72 hours4
Minimum lot (AG-RR)
One acre6
Minimum lot (R-1)
15,000 square feet7
Minimum home size
1,000 sq ft in AG-RR; 1,250 sq ft in R-189
Owner-builder
Allowed under state licensing law, but a building permit is still required10

Who to call

Building permits

Three Oaks Township Building Inspector / Zoning Administrator

Building and zoning questions inside Three Oaks Township; the township also lists electrical and plumbing inspectors

(269) 756-9801

6810 US Hwy 12, Three Oaks, MI 49128

Septic permits

Berrien County Health Department, Environmental Health Office

Septic permits, fees and inspections for homes without public sewer

269-927-5623

2149 East Napier Ave, Benton Harbor, MI 49022

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

Going off-grid in Three Oaks Township means bringing your own water and power. The kit we’d start with:

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Does Three Oaks Township have zoning?

Yes. Three Oaks Township adopts and administers its own zoning ordinance, Chapter 380 of the township code, rather than the county doing it1. Berrien County itself does not administer zoning, because its townships, cities and villages each run independent planning and zoning11. Two districts matter most for a land buyer: AG-RR Agricultural - Rural Residential, meant for single-family homes and farming12, and R-1 Single-Family Residential. The township also has other districts, including a mobile home district and a floodplain overlay; we could not confirm their rules, so ask the Zoning Administrator13.

What are the lot size, home size and setback rules in Three Oaks Township?

In AG-RR the minimum lot is one acre6, a one-story home needs at least 1,000 square feet8, and lot coverage is capped at 35%14. In R-1 the minimum lot is 15,000 square feet7, a home needs at least 1,250 square feet9, and coverage is capped at 30%15. Principal buildings in both districts need setbacks of 50 feet in front, 15 feet at the side and 25 feet at the rear1617. Accessory dwellings in either district are a special land use needing township approval1819.

Do you need a building permit in Three Oaks Township, and who issues it?

Yes. Michigan requires a written building permit application to the enforcing agency before building, and again when a structure's use changes5. Inside Three Oaks Township the township's building official is designated as the enforcing agency for the Michigan Building Code2. Berrien County has no county building program, so the county is not the office to call for building permits20. Owner-builders are outside Michigan's residential-builder licensing definition, but still need the permit10. A new building cannot be occupied until a Certificate of Occupancy is issued21. We could not confirm the township's fee schedule or inspection steps; call the Building Inspector13.

How do septic permits work in Three Oaks Township?

Septic permits are not a township function. The Berrien County Health Department regulates on-site sewage systems for homes without public sewer3, and no one may build, alter or replace a system without a permit from the Health Officer22. Homeowners or contractors apply to the Health Department23. The 2024 application fee is $350 per site24, and a permit expires 12 months after issuance22. Well permits also run through the county health department, and Michigan counties require a permit or notice before drilling25. Berrien County's soils are demanding: only about 10.8% are rated not limited for a conventional drain field, so expect a site evaluation or an engineered system26.

Can you live in an RV or tiny home in Three Oaks Township?

Not for long in an RV. Three Oaks Township prohibits occupying a travel trailer as a temporary dwelling for more than 72 hours4. Unoccupied RVs in residential districts may be stored only at the rear of a vacant lot, at least three feet from other structures and the side or rear lot line4. Michigan treats a tiny house as a building rather than a recreational unit, with local zoning and building approvals required27. We found no township tiny-home rule, so a tiny home must meet the minimum home sizes in the district; confirm with the Zoning Administrator13.

Building a home in Three Oaks Township: the steps, in order

  1. Confirm the parcel's zoning district (AG-RR or R-1) and its setbacks with the Zoning Administrator13.
  2. Apply to the Berrien County Health Department for a septic permit and a well permit if there is no public water or sewer23.
  3. Take the septic permit to the township for the building permit; the county says one permit copy goes to the building inspector28.
  4. Build with inspections and notify the Health Officer before the septic system is covered29.
  5. Request a Certificate of Occupancy before moving in21.

If the driveway meets a state highway, MDOT requires a driveway permit in addition to the building permit30.

What stays with Berrien County, and what to check before you buy?

Septic, wells and environmental health stay with the Berrien County Health Department3. Driveways onto county roads need a right-of-way permit from the Berrien County Road Department31. For land outside Three Oaks Township, see the Berrien County page. Berrien County's effective property tax rate is 1.1%32. Check floodplain status as well: new residential construction is prohibited in a regulated floodway33.

Watch-outs

  • We could not confirm Three Oaks Township's building permit fees, application steps or inspection schedule; ask the Building Inspector13.
  • Zoning rules for the township's other districts, including the mobile home district and floodplain overlay, were not confirmed; ask the Zoning Administrator13.
  • Subdivision and land divisions inside the township are regulated, so splitting a parcel needs township review34.

Sources

  1. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  2. Building Code (Chapter 135, Article I) - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  3. On-Site Septic, quoted and re-checked
  4. Article XII: General Provisions - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  5. Building Permit Information, quoted and re-checked
  6. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  7. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  8. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  9. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  10. Frequently Asked Questions — Residential Builder, quoted and re-checked
  11. Request for Proposals — Berrien County Planning Commission Master Plan 2021, quoted and re-checked
  12. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  13. Three Oaks Township Building Inspector / Zoning Administrator (threeoakstownship.org)
  14. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  15. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  16. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  17. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  18. Article IV: AG-RR Agricultural - Rural Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  19. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked
  20. Building Permit Information, quoted and re-checked
  21. Certificate of Occupancy Request (Michigan statewide rule), quoted and re-checked
  22. Berrien County Sewage Disposal Ordinance, quoted and re-checked
  23. Berrien County Health Department, Environmental Health Office (berriencounty.org)
  24. Environmental Health Schedule of Fees – 2024, quoted and re-checked
  25. Before you start a well drilling business (Michigan statewide rule), quoted and re-checked
  26. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  27. michigan.gov (Michigan statewide rule), quoted and re-checked
  28. Sewage Disposal Ordinance, quoted and re-checked
  29. Berrien County Sewage Disposal Ordinance, quoted and re-checked
  30. Infrastructure permits (Michigan statewide rule), quoted and re-checked
  31. Permits, quoted and re-checked
  32. Effective property tax rate: Bolthole Index county data
  33. Floodplains (Michigan statewide rule), quoted and re-checked
  34. Article V: R-1 Single-Family Residential District - Township of Three Oaks, MI (Three Oaks Township), quoted and re-checked

Written October 23, 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.

Answers from the rulebook for Three Oaks Township

Three Oaks Township’s own rules

  • Building code adoptedAdopted

    Construction inside Three Oaks township limits: the township's building code chapter designates its building official to enforce the Michigan Building Code.

    • The code adopted is the state Michigan Building Code, enforced by the township under the State Construction Code Act; the township article does not itself write technical building standards.
    “pursuant to the provisions of section 8b (mcla § 125.1508b) of the state construction code act (act 230 of the public acts of 1972, as amended), the building official of the township of three oaks is hereby designated as the enforcing agency to discharge the responsibilities of the township of three oaks under the michigan building code.”
  • Local zoningPresent (with conditions)

    Land inside Three Oaks township limits: the township adopts and administers its own zoning ordinance, Chapter 380 Zoning of its eCode360 code.

    • Zoning district rules apply only to uses and lots within the districts named in Chapter 380; the chapter is administered by the township, not the county.
    “chapter 380 zoning (§ 380-1.01 – § 380-23.03)”
  • Zoning districtsPublished

    Zoning districts of Three Oaks township (Chapter 380), inside township limits.

    • Opened district articles: AG-RR (Article IV) and R-1 (Article V). Other district articles (R-3 Multifamily, R-4 Mobile Home, R-2, C-1, Industrial, FP Floodplain Overlay) were identified from search results only and were not opened; their rules are not claimed here.
    “the intent of the ag-rr agricultural - rural residential district is to provide an area in the township where single-family homes and farming operations can be located.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Residential dwellings in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    • Minimum first-floor area and total area are both stated in the district rule.

    minimum floor area: >= 1000 square feet

    “the minimum first-floor area of a one-story residential dwelling shall be 1,000 square feet, and for a two-story dwelling, the minimum first-floor area shall be 800 square feet, and all residential buildings shall have a minimum total of 1,000 square feet for both stories.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Single-family dwellings in the R-1 Single-Family Residential district inside Three Oaks township.
      “single-family dwellings shall have a minimum floor area of 1,250 square feet, and a minimum of 2/3 of the required minimum floor area shall be on the ground level (i.e., 833 square feet).”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    minimum lot area: >= 1 acre

    “§ 380-4.05 district regulations. a. minimum lot area: one acre.”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Principal buildings in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    • Accessory buildings and structures must also comply with the district yard requirements (§ 380-4.04).

    front setback: >= 50 feet · side setback: >= 15 feet · rear setback: >= 25 feet

    “b. minimum building setbacks. (1) front: 50 feet. (2) side: 15 feet. (3) rear: 25 feet.”
    One more reviewed finding on this topic
  • Lot coverageDistrict specific (with conditions)

    Lots in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    maximum lot coverage: <= 35 percent

    “e. maximum lot coverage: 35%. f. minimum floor area: 1,000 square feet.”
    One more reviewed finding on this topic
  • Building heightDistrict specific (with conditions)

    Principal buildings in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    • Agricultural buildings may not exceed 45 feet; grain elevators, silos, and windmills may not exceed 120 feet (per the AG-RR text as captured).

    maximum building height: <= 35 feet (lesser of 35 feet or 2 1/2 stories; agricultural buildings up to 45 feet; grain elevators, silos and windmills up to 120 feet)

    “d. maximum building height: (1) the lesser of 35 feet or 2 1/2 stories. (2) nonresidential buildings and accessory use buildings and structures shall be exempt from the above height requirements. agricultural buildings shall not exceed 45 feet, except for grain elevators, silos, and windmills, which shall not exceed 120 feet in height.”
  • Living in an RVLimited

    Recreation vehicles used as dwellings on private land inside Three Oaks township limits.

    • Occupancy of travel trailers for more than 72 hours as a temporary dwelling is prohibited.
    • Storage of unoccupied recreational vehicles in residential districts is allowed only at the rear of a vacant lot, at least three feet from any other structure and the side or rear property line; storage outside a commercial sales lot in a commercial or industrial district requires planning commission approval.
    • Emergency or temporary street parking of such vehicles is limited to 24 hours.
    “(3) the occupancy of travel trailers for more than 72 hours as a temporary dwelling is prohibited.”
  • Camping on your landLimited

    Temporary camping with travel trailers or similar vehicles on private land inside Three Oaks township limits.

    • Travel trailers may not be occupied as a temporary dwelling for more than 72 hours.
    • Other camping rules (tents, campgrounds) were not captured.
    “(3) the occupancy of travel trailers for more than 72 hours as a temporary dwelling is prohibited.”
  • Accessory dwellingsLimited

    Accessory dwellings on lots in the AG-RR Agricultural - Rural Residential district inside Three Oaks township.

    • Accessory dwelling is a special land use in AG-RR, requiring approval under Article XV Special Uses.
    • Special-use standards for accessory dwellings were not captured.
    “§ 380-4.03 special land uses. a. accessory dwelling.”
    One more reviewed finding on this topic
  • Agricultural exemptionConditional

    Agricultural operations in the AG-RR district inside Three Oaks township.

    • Agricultural uses are protected only when compliant with Michigan Department of Agriculture-approved generally accepted agricultural management practices (GAAMP).
    • This is a right-to-farm zoning provision, not an exemption from building permits or the building code.
    “it is also the purpose of this district to permit those uses customarily considered agricultural operations, provided such agricultural uses are compliant with michigan department of agriculture-approved generally accepted agricultural management practices (gaamp).”
  • Subdividing landRegulated (with conditions)

    Land divisions and subdivisions inside Three Oaks township.

    • Conservation and conventional subdivisions are listed as uses in R-1 and AG-RR; the township also has Chapter 205 Land Division and Subdivision (§ 205-1 to § 205-41), not opened.
    “chapter 205 land division and subdivision (§ 205-1 &ndash; § 205-41)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Three Oaks Township or Berrien County directly.

  • Owner-builder exemption — Owner-builder exemption for a homeowner building their own home inside Three Oaks township.
  • Inspections — Building inspections for construction inside Three Oaks township.
  • Certificate of occupancy — Certificates of occupancy for new homes inside Three Oaks township.
  • Tiny homes — Tiny homes used as dwellings inside Three Oaks township.
  • Manufactured homes — Manufactured homes used as dwellings inside Three Oaks township.
10 more unanswered
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

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.

Unanswered questions are usually a sign that Three Oaks Township publishes no rule on the point, not that none exists. Berrien County’s page lists the county offices to call.

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