Bolthole Index

Brunswick County, North Carolina

Zoning, building permits and septic rules in the Town of St. James, North Carolina

The Town of St. James, North Carolina has its own zoning: the town's Unified Development Ordinance governs land inside its limits, and the Town Zoning Department issues zoning permits12. Building permits and the certificate of occupancy go through Brunswick County34. Septic and well permits come from Brunswick County Environmental Health Services56.

At a glance

Zoning
Town of St. James Unified Development Ordinance, inside town limits1
Zoning permit
Required before building; issued by the Town Zoning Department32
Building permit and final inspection
Brunswick County Code Administration, where a building permit is required34
Septic and wells
Brunswick County Environmental Health Services57
Minimum lot, R-20 district
20,000 square feet, 100 feet of frontage8
Accessory dwelling
One per lot, up to 800 square feet and two bedrooms9
Manufactured homes
Only in approved manufactured-home parks10

Who to call

Zoning

Town of St. James Zoning Department

Zoning permits, rezoning, special use permits, variances and subdivision applications inside the Town of St. James

(910) 253-4730

Also useful

Town of St. James Town Hall

Town offices, including the Zoning Department

(910) 253-4730

tosj@stjames.town

4140-A Southport-Supply Road St. James, North Carolina 28461

Building permits

Brunswick County Code Administration (Central Permitting)

Building, fire and central permitting and inspections countywide

910-253-2021

75 Courthouse Drive, Building I, Bolivia, NC 28422

Septic permits

Brunswick County Environmental Health Services

Septic (on-site wastewater) permits, well permits and drinking-water-quality monitoring for private wells

910-253-2150

25 Courthouse Drive, Building A, Bolivia, NC 28422

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Town of St. James means bringing your own water and power. The kit we’d start with:

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Does St. James, NC have zoning, and what does it mean for lots, ADUs and setbacks?

Yes. The Town of St. James regulates the use and development of all land, waters and structures inside its corporate limits through its own zoning ordinance1. Land is divided into zoning districts, and overlay-district standards win where they conflict with the underlying district11.

Rules differ by district. In the R-20 Residential District, a single-family lot needs at least 20,000 square feet with 100 feet of frontage at the setback line (120 feet on corner lots)8. A principal building there can be 40 feet tall12.

An accessory dwelling unit is limited to one per lot, no more than two bedrooms and 800 square feet, and must sit behind the primary building and at least 10 feet from it9. Existing bona fide farms of at least three acres are exempt from the ordinance, but a non-farm residence is not13.

Do you need a building permit in St. James, and who issues it?

Inside St. James, the sequence starts with the town: a zoning permit has to be issued before work begins, and the zoning approval comes before any county building-permit application3. The Town Zoning Department charges $100 for a zoning permit for a single-family residence, remodel or addition2.

Building permits themselves come from Brunswick County Code Administration (Central Permitting)14. The county requires a building permit to build, enlarge, alter, repair, demolish or move a structure, with exceptions such as residential accessory buildings with no dimension over 12 feet15. We could not confirm which residential work the town itself treats as needing a county permit, so call Central Permitting before you start.

No structure or lot with a zoning permit may be occupied until Building Inspections recommends a certificate of occupancy after final inspection16.

How do septic permits work inside St. James?

Brunswick County Environmental Health Services issues on-site wastewater (septic) permits and well permits for the county65. The county's traditional process starts with an Improvement Permit Application, followed by a site evaluation by a Registered Environmental Health Specialist17.

The town's residential districts matter here. The R-15 Residential District is described as single-family development where public water and sewer service is required, and the R-10 district carries the same condition18. We could not confirm how the town handles septic or wells for a specific lot, so ask the Town Zoning Department which utility serves the address and ask Environmental Health whether any septic or well permit applies.

County septic fees for 500 gallons per day or less are $515 for the improvement permit and $300 for construction authorization19.

Can you live in an RV or tiny home in St. James?

For RVs, we could not confirm the town's rule on long-term occupancy or temporary camping, so ask the Town Zoning Department before you park one on a lot. Brunswick County's rule that bars RVs as accessory dwellings in residential districts applies to unincorporated land, not to St. James20.

Manufactured homes are allowed inside St. James only in approved manufactured-home parks, which need a special-use permit in the R-20, R-15, R-10 and MR districts and cover 10 to 15 acres10.

North Carolina treats a tiny home as an acceptable permanent dwelling if the local building official permits it and it meets local zoning and setback rules21. The town's own tiny-home rule is unconfirmed; the accessory dwelling limits above are the closest verified standard9.

Building a home in St. James: the steps, in order

  1. Get approval from the community's ACC and keep the approval letter and stamped plans2.
  2. Email the ACC letter, stamped plans and the Town General Application Form to the Town Zoning Department, and pay the zoning permit fee2.
  3. If the site is in the AE flood zone, add an elevation certificate; a floodplain development permit is also required in Special Flood Hazard Areas222.
  4. Apply for the county building permit through Brunswick County Code Administration14.
  5. Start work within 12 months of the zoning permit3.
  6. Pass the final inspection and get the certificate of occupancy before moving in4.

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

Building permits, inspections and the certificate of occupancy sit with Brunswick County Code Administration4, and septic and well permits sit with Brunswick County Environmental Health Services5. For land outside St. James, use the Brunswick County page; the county's zoning applies only outside the planning jurisdiction of another government23.

Before you buy, confirm the lot's zoning district with the Town Zoning Department, check the flood zone, and ask whether the lot is on public water and sewer. Brunswick County's effective property tax rate is 0.6% and its median property tax bill is $1,789 a year2425.

Watch-outs

  • Subdivisions inside St. James must meet the town's Article 12 design and improvement standards, and the Zoning Department charges separate fees for plats262.
  • We could not confirm the town's rules on RV occupancy, owner-builder construction, driveways or short-term rentals; call the Town Zoning Department at (910) 253-473027.
  • Brunswick County's rules for unincorporated land, such as its RV and mobile-home limits, do not apply inside St. James20.

Sources

  1. codelibrary.amlegal.com (Town of St. James), quoted and re-checked
  2. Town of St. James Zoning Department (townofstjamesnc.org)
  3. § 4.12 Permits and Certificates (Town of St. James), quoted and re-checked
  4. § 4.12 Permits and Certificates (Town of St. James), quoted and re-checked
  5. Environmental Health, quoted and re-checked
  6. Brunswick County Environmental Health Services (brunswickcountync.gov)
  7. Fee Schedules, quoted and re-checked
  8. § 7.4 R-20 Residential District (Town of St. James), quoted and re-checked
  9. § 8.2 Accessory Dwelling Units (Town of St. James), quoted and re-checked
  10. § 8.57 Manufactured Homes (Town of St. James), quoted and re-checked
  11. § 7.1 Zoning Districts Established (Town of St. James), quoted and re-checked
  12. § 7.4 R-20 Residential District (Town of St. James), quoted and re-checked
  13. § 1.13 Exemptions (Town of St. James), quoted and re-checked
  14. Brunswick County Code Administration (Central Permitting) (brunswickcountync.gov)
  15. Do I Need a Permit?, quoted and re-checked
  16. § 4.12 Permits and Certificates (Town of St. James), quoted and re-checked
  17. On-Site Wastewater Permitting Options, quoted and re-checked
  18. § 7.5 R-15 Residential District (Town of St. James), quoted and re-checked
  19. Fee Schedules, quoted and re-checked
  20. Brunswick County Unified Development Ordinance, quoted and re-checked
  21. Guidelines for Tiny Homes in North Carolina (North Carolina statewide rule), quoted and re-checked
  22. § 150.07 Establishment of Floodplain Development Permit (Town of St. James), quoted and re-checked
  23. Unified Development Ordinance (UDO), quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. Median property tax bill: Bolthole Index county data
  26. § 12.2 Applicability of Article (Town of St. James), quoted and re-checked
  27. Town of St. James Town Hall (townofstjamesnc.org)

Written October 24, 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 Town of St. James

Town of St. James’s own rules

  • Local zoningPresent (with conditions)

    Land, waters, and structures within St. James corporate limits.

    • Government-owned land is excepted as stated in § 1.3.1; forestry activity meeting § 1.3.2 conditions is not subject to the ordinance; Brunswick County zoning may remain effective for up to 60 days after annexation.
    “These regulations govern the use and development of all land, waters, and structures within the corporate limits of the town; provided, however:”
  • Zoning districtsPublished (with conditions)

    All areas within St. James zoning jurisdiction.

    • Overlay-district standards prevail where they conflict with underlying-district requirements or uses.
    “All areas within the zoning jurisdiction of the town are hereby divided into zoning districts within which the use of land and water areas; the location, height, bulk, appearance, and use of structures; the provision of parking and loading areas; and the provision of buffers and screening areas are regulated as herein provided.”
  • Manufactured homesLimited

    Manufactured homes inside St. James.

    • Allowed only in approved manufactured-home parks; parks in R-20, R-15, R-10, and MR require a special-use permit, concept plan, and site-plan approvals; park area must be 10 to 15 acres.

    manufactured home park minimum area: >= 10 acres · manufactured home park maximum area: <= 15 acres

    “Manufactured homes are permitted only in those areas that are approved as manufactured home parks.”
  • Accessory dwellingsLimited

    Accessory dwelling units inside St. James.

    • One ADU per principal dwelling lot; same mailing address and mailbox; no ADU on lots with duplexes, multifamily dwellings, or family care homes; not separately subdividable; maximum two bedrooms; maximum 800 square feet; behind and at least 10 feet from primary building.

    maximum ADU floor area: <= 800 square feet · maximum bedrooms: <= 2 · minimum distance from primary building: >= 10 feet

    “There shall be only one accessory dwelling unit on the same lot as a principal dwelling unit.”
  • Agricultural exemptionAvailable (with conditions)

    Existing bona fide farms inside St. James.

    • Farm must be at least three acres and used for listed agricultural or forest production activities; non-farm residences and uses remain subject to the UDO.

    minimum farm tract area: >= 3 acres

    “The provisions of this ordinance shall not apply to existing bona fide farms.”
  • Subdividing landRegulated (with conditions)

    Subdivisions of land inside St. James.

    • Subdivisions meeting Article 4.6.2 are excepted; each covered subdivision must meet Article 12 design and improvement standards.
    “This Article shall apply to all subdivisions of land as defined by Article 4.6, provided, however, that subdivisions that meet the requirements of Article 4.6.2 shall not be subject to the provisions of this Article.”
  • Building in a floodplainRequired

    Development activities inside St. James Special Flood Hazard Areas.

    • Applies before commencement of development activity in Special Flood Hazard Areas determined under § 150.06.
    “A floodplain development permit shall be required in conformance with the provisions of this chapter prior to the commencement of any development activities within Special Flood Hazard Areas determined in accordance with the provisions of § 150.06.”
  • Permit processPublished (with conditions)

    Zoning permits for development inside St. James.

    • A proper permit must be obtained before covered work or use; the zoning application and approval precede a county building-permit application where one is required; HOA/POA approval may support a waiver only for the stated enclosure work.

    zoning permit commencement deadline: <= 12 months (Activities under issued permit must commence within 12 months)

    “No excavation shall be commenced; no wall, structure, premises, or land used, building or part thereof shall be built, constructed or altered; nor shall any building be moved; nor shall any sign be erected or structurally altered (unless exempted), until application has been made and the proper permit has been obtained.”

Rules another office applies inside Town of St. James

Town of St. James does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • InspectionsRequired

    Structures or lots inside St. James for which a zoning permit has been issued.

    • The UDO Administrator must certify applicable UDO standards; final inspection must occur before Building Inspections recommends a certificate of occupancy.
    “No building, structure, or lot for which a zoning permit has been issued shall be used or occupied until Building Inspections has, after final inspection, recommended the issuance of a certificate of occupancy indicating compliance has been made with all provisions of this ordinance.”
  • Certificate of occupancyRequired

    Buildings, structures, or lots inside St. James for which a zoning permit has been issued.

    • UDO Administrator certification and Building Inspections final inspection are required before use or occupancy; a certificate does not waive UDO provisions.
    “No certificate of occupancy or compliance shall be issued by the Brunswick County (the county) Building Inspector until:”
  • Minimum lot sizeSpecified

    Single-family lots in St. James R-20 Residential District.

    • Minimum frontage is 100 feet at the setback line, or 120 feet for corner lots.

    minimum lot area: >= 20000 square feet

    “Minimum lot dimensions. 1. Area: 20,000 square feet; and 2. Frontage: 100 feet at the setback line (120 feet for corner lots).”
  • Building heightSpecified

    Principal and accessory buildings in St. James R-20 Residential District.

    • Accessory building height must be less than 50% of the principal building height.

    principal building maximum height: <= 40 feet

    “Maximum height. 1. Principal building: 40 feet; and 2. Accessory building: less than 50% of the height of the principal building.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Residential development in St. James R-15 and R-10 districts.

    • The R-15 and R-10 provisions condition their residential development descriptions on public water and sewer service being required.
    “The R-15 Residential District is established for moderate density single-family detached dwellings in developments where public water and sewer service is required.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of St. James or Brunswick County directly.

  • Building permit — Building permits for construction inside St. James.
  • Owner-builder exemption — Owner-builder construction inside St. James.
  • Building code adopted — Building-code adoption for construction inside St. James.
  • Minimum dwelling size — Principal single-family dwellings inside St. James.
  • Lot coverage — Lots inside St. James.
11 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Driveway access
  • Short-term rentals
  • Permit fees

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 Town of St. James publishes no rule on the point, not that none exists. Brunswick County’s page lists the county offices to call.

← All of Brunswick County: county rules, score and offices