Building permits, zoning and land rules in Cumberland County, Pennsylvania
59Index Score / 100 #49 of 67 in Pennsylvania
A home in Cumberland County, Pennsylvania generally needs a Uniform Construction Code building permit before work begins, but the county does not administer that permit; start with the township, borough or city containing the parcel12. Cumberland County has no county-administered zoning system, but municipal zoning varies34. On-lot septic permits go through the applicable local agency's Sewage Enforcement Officer56.
At a glance
Building permit
Required for UCC-covered work; begin with the parcel's municipality or its certified third-party agency78
Zoning
No county-administered zoning system; municipal zoning varies, and 30 of 33 municipalities have zoning39
Septic permit
Required before installing a covered on-lot system; apply through the local agency's Sewage Enforcement Officer56
RV living
Private-land occupancy rules were not confirmed across the county; ask the parcel's municipality4
Tiny home
Siting and minimum-size rules were not confirmed across the county; ask the parcel's municipality4
Owner-builder
An owner may perform unpaid work on the owner's own primary residence, but permits and inspections still apply and local contractor rules may differ10
Agricultural buildings
Qualifying nonhabitable agricultural buildings are excluded from the state Construction Code Act, but local land-use rules may remain11
Private well
A homeowner may drill on owned or leased land without a driller license; ask the municipality about any local requirements12
West Pennsboro Township on-lot sewage applications, site testing and permit review; other municipalities designate their own Sewage Enforcement Officers
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Do you need a building permit in Cumberland County, Pennsylvania?
A home in Cumberland County generally needs a building permit before UCC-covered work begins; residential construction, alterations and regulated building-system work are subject to listed exclusions and exceptions2. Pennsylvania's statewide Uniform Construction Code applies in Cumberland County, with enforcement arrangements depending on municipal participation13. Start with the parcel's township, borough or city rather than a county building department1. UCC-covered commercial construction and regulated system work also require a building permit, subject to the applicable exclusions and exceptions14. Covered residential and commercial work requires inspections, and covered homes and commercial buildings cannot be used or occupied before the building code official issues a certificate of occupancy151617. An owner may perform unpaid work on the owner's own primary residence, but permits, inspections and possible municipal contractor requirements still apply10.
Who handles Cumberland County building permits and how do you reach them?
There is no single county building-permit counter for every parcel; contact the township, borough or city where the land lies118. South Middleton Township issues its own building permits; on-lot sewage there is handled separately by the township's certified Sewage Enforcement Officer1920. The Cumberland County Planning Department at 310 Allen Road, Suite 101, Carlisle, can be reached at 717.240.5362 for county planning matters21. County Planning reviews planning and ordinance amendments plus subdivision and land-development plans, but that review is not a substitute for municipal building or zoning approval22. A UCC application may require fees, plans, site information and special-inspection documents, with added procedures set by the local administering authority23. West Pennsboro Township illustrates the local process: applicants deliver a required UCC application to the township for inspection-agency review with two complete construction-document sets24. Those details apply only inside West Pennsboro Township; owners elsewhere must contact their own municipality4.
Does Cumberland County have zoning?
Cumberland County does not administer countywide zoning; 30 of its 33 municipalities have zoning ordinances325. Hampden Township and South Middleton Township set their own zoning; on-lot septic approval remains a separate local-agency process26275. Confirm the official parcel classification with the municipality because the county's online map may not be the adopted map28. Setbacks depend on the municipality, district and use29.
In Lower Mifflin Township's Residential district, a detached house with public/community sewer and water needs 10,000 square feet and front/side/rear setbacks of 50/15/30 feet; without those services, lot area depends on on-lot sewage approval and setbacks increase to 50/40/50 feet3031. County plan reviews list South Middleton's R-L minimum lot as 25,000 square feet with front/side/rear setbacks of 50/15/30 feet, and Monroe's Agriculture district detached-house minimum as 130,000 square feet (2.98 acres), with 75-foot front and rear yards and side yards of 40 feet individually and 80 feet combined; confirm current township ordinances for your project32333435.
How do septic permits work in Cumberland County?
On-lot septic permitting in Cumberland County is administered through the applicable local or joint-local agency and its certified Sewage Enforcement Officer, not through one county permit desk36. The Sewage Enforcement Officer approves or denies the permit before an individual or covered community on-lot system is installed37. Pennsylvania generally requires the local permit before installation, construction, occupancy or use, although a conditional exemption may apply to an owner's individual system on a contiguous tract of at least 10 acres38. Retaining tanks also fall under local-agency permitting, with large-volume on-lot systems an exception to the general local program39. A completed system normally cannot be covered until the original permit issuer or authorized representative approves it40. In West Pennsboro Township, the sewage application costs $600 per lot, and proposed systems other than qualifying 10-acre exemptions pass through reviews by the county Planning Department, township bodies and Pennsylvania DEP41. That township fee is not a countywide price. Only 37.2% of county soils are rated without severe limitations for a conventional drain field, so make the site evaluation an early purchase contingency42.
Can you live in an RV or tiny home on your land in Cumberland County?
We could not confirm a countywide rule allowing long-term RV living or temporary camping on private land in Cumberland County; ask the township, borough or city that administers zoning for the parcel9. Pennsylvania's state-park camping limits answer only how long someone may occupy a state-park campsite, not whether an RV can be used as a residence on private land43. We also could not confirm countywide tiny-home, minimum-home-size or accessory-dwelling rules, so obtain the municipality's written zoning answer before buying a small-home site9. A new manufactured home installed to its approved manufacturer design receives limited UCC treatment, but site preparation, foundations, later additions, relocation and work outside that design can bring UCC requirements back into play44. Local siting, zoning, utility and septic approvals remain separate questions44. Composting or incinerating toilets do not eliminate wastewater review for a new residence because washwater or excess liquid generally still needs an approved disposal method45.
Building a home in Cumberland County: what are the steps?
1. Identify the parcel's township, borough or city, then ask that municipality to confirm the zoning district and allowed dwelling type4. 2. Ask whether subdivision or land-development approval is needed; Cumberland County Planning reviews submitted plans alongside the applicable municipal process46. County Planning publishes an online submission process and a separate fee schedule for the materials it reviews4748. 3. If the site will use on-lot sewage, apply through the applicable local agency's Sewage Enforcement Officer before installing the system56. 4. Resolve access: a driveway to a Commonwealth highway requires a PennDOT Highway Occupancy Permit; ask the municipality about access to a local road49. 5. Apply through the municipality or its certified inspection agency for the UCC building permit before covered work starts50. 6. Complete the required UCC inspections and obtain the certificate of occupancy before using the home5152. For a completed public electric or gas connection, give the utility written proof of passed inspections; the building code official may authorize a temporary connection during construction53. 7. Ask the municipality what floodplain approval applies; UCC construction in a flood plain requires sealed design documentation, while development in a Special Flood Hazard Area is permitted or denied by the municipality5455.
What should you check before buying land in Cumberland County?
Start with the municipality, because zoning, building-code administration and the local sewage program turn on the township, borough or city containing the parcel415. Confirm the official zoning map, allowed dwelling type, setbacks, lot coverage, access and any subdivision history in writing before removing a land-use contingency2846. Evaluate septic feasibility early because only 37.2% of county soils are rated without severe limitations for a conventional drain field42. The terrain is comparatively workable overall, with 77.5% of land at a slope of 15% or less, but parcel conditions still control design and cost56. Cumberland County is 47.5% wooded and has a population density of 496.3 people per square mile5758. The typical home value is $353,178, while the median annual property-tax bill is $3,180 at an effective rate of 1.2%596061. For a private well, Pennsylvania exempts a homeowner drilling on owned or leased land from the commercial driller-license rule, but we could not confirm a countywide local permit rule, so ask the municipality before drilling12.
Watch-outs
Do not treat the county's online zoning layer as final; contact the municipality to confirm the parcel's official zoning classification28.
West Pennsboro Township's office, process and septic fee are examples for that township only, not countywide terms2441.
Private-land RV living, tiny homes and minimum dwelling size remain unconfirmed across Cumberland County; ask the parcel's municipal zoning office before committing to a design4.
Written October 11, 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.
Cumberland County highlighted among the Pennsylvania counties · colored by Index score
How Cumberland County scores
Seclusion22100% ev.
Self-Sufficiency73100% ev.
Admin Boringness5890% ev.
Durability80100% ev.
Property Autonomy68100% ev.
Carry Cost56100% 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 →
$353kTypical home
1.2%Property tax
$10,509Land / acre
44.3"Annual rain
0% of yrsSevere drought
4.2 / yr (+4)Mid-century 100°F days
12.5 daysMid-century dry spell
2.06" (+7.9%)Mid-century 1-day rain
1.51×Wildfire change factor
100%Forward climate coverage
$982Home insurance / yr
0.5% / yrInsurance growth
0.32%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
105,055People within 30 min
9,514,754People within 2 hr
166,429Radius comparison (15 mi)
496.3People / sq mi
2%Federal land
77.5%Land at 15% slope or less
37.2%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Cumberland County
Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.
Not yet researched: Cooke Township · Dickinson Township · Hopewell Township · Lower Frankford Township · Lower Mifflin Township · Borough of Mechanicsburg · Middlesex Township · Monroe Township · Borough of Mount Holly Springs · Borough of Newburg · Borough of Newville · Penn Township · Borough of Shippensburg · Shippensburg Township · Borough of Shiremanstown · South Newton Township · Upper Frankford Township · Upper Mifflin Township · West Pennsboro Township · Borough of Wormleysburg
Answers from the rulebook for Cumberland County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Cumberland County rules
County-wide zoningAbsent (with conditions)
County-administered zoning authority throughout Cumberland County.
The official county page states that zoning regulations are established and administered by municipalities; municipal zoning may apply within incorporated and township areas.
“zoning regulations are established and administered by the municipalities”
Local zoningVaries (with conditions)
Aggregate of zoning regulation across Cumberland County municipalities; the county does not administer each municipal zoning ordinance.
Currently, 30 of the 33 municipalities have adopted zoning ordinances.
Zoning regulations are established and administered by the municipalities.
Property-specific zoning classification should be confirmed with the municipality.
municipalities with adopted zoning ordinances: 30 municipalities (of 33 municipalities)
“30 of the 33 municipalities in Cumberland County have adopted zoning ordinances.”
One more reviewed finding on this topic
Varies (with conditions) — Municipal zoning within Cumberland County; the claim aggregates municipal and township rules and does not assert that the county administers them.
“Currently, 30 of the 33 municipalities in Cumberland County have adopted zoning ordinances.”
Zoning districtsPartial
Cumberland County's countywide publication of zoning-district map information for municipalities that have adopted zoning ordinances.
The County publishes zoning maps for 30 of the 33 municipalities that use zoning.
Zoning regulations are established and administered by the municipalities, not Cumberland County.
The County map may not be the municipality's officially adopted zoning map.
Users should contact the municipality to confirm the zoning classification for a specific property.
The three municipalities without adopted zoning ordinances are not covered by the County's published zoning-map set.
municipalities with adopted zoning ordinances: 30 municipalities (of 33 municipalities in Cumberland County) · municipalities with County-published zoning maps: 30 municipalities (maps finalized with municipal staff are posted)
“Currently, 30 of the 33 municipalities in Cumberland County have adopted zoning ordinances. The County Planning Commission has collaborated with the GIS Department to convert the official paper maps on file in the Planning Office to a digital format using Geographic Information Systems (GIS). Since zoning regulations are established and administered by the municipalities, municipal staff have been integrally involved in the development of these maps to ensure they are accurate. Only the maps finalized with municipal staff are currently posted.”
3 more reviewed findings on this topic
Partial — County-published digital zoning maps for municipalities in Cumberland County.
“Only the maps finalized with municipal staff are currently posted.”
Partial — Published municipal zoning maps made available through Cumberland County Planning and GIS services.
“Only the maps finalized with municipal staff are currently posted.”
Partial — Municipal zoning districts mapped or published through Cumberland County GIS and Planning resources.
“Please contact the municipality to confirm the zoning classification for your property.”
SetbacksDistrict specific (with conditions)
Setbacks for properties throughout Cumberland County; the county provides planning and mapping information, while dimensional zoning rules are established and administered by the municipalities.
The applicable setback depends on the municipality, zoning district, use, and applicable ordinance.
The county source states that zoning authority resides with municipalities; it does not establish one countywide setback schedule.
“NOTE: Zoning authority resides with the municipalities. Questions regarding zoning districts or regulations within the ordinance should be directed to the municipality.”
Septic permitRequired
Construction of individual or community on-lot sewage disposal systems in Cumberland County.
Local agencies, through their Sewage Enforcement Officers, approve or deny permits before system installation.
The stated program covers individual systems and community systems with design flows of 10,000 gallons per day or less.
community on-lot system design flow: <= 10000 gallons per day (stated OLDS program scope)
“Local agencies, through their SEO, approve or deny permits for construction of onlot sewage disposal systems prior to system installation.”
One more reviewed finding on this topic
Required — Construction of individual or community on-lot sewage disposal systems in Cumberland County.
“approve or deny permits for construction of onlot sewage disposal systems prior to system installation.”
Subdividing landRegulated (with conditions)
Subdivision and land-development plans submitted in Cumberland County.
The County Planning Department and County Planning Commission review plans for consistency with municipal planning documents and public safety and regional impacts.
Plans are sorted by municipality and county review does not replace municipal authority.
“reviews planning and ordinance amendments and Subdivision and/or Land Development Plans”
One more reviewed finding on this topic
Regulated (with conditions) — Subdivision and land-development plans submitted to Cumberland County Planning Department.
“reviews planning and ordinance amendments and Subdivision and/or Land Development Plans”
Permit feesPublished (with conditions)
Cumberland County Planning Department subdivision, land-development, combined subdivision/land-development, and sewage-facilities planning-module review fees.
The fee schedule is effective November 2025.
The online application automatically calculates the required fee and payment must be made upon completion.
The calculations should not exceed $3,000.00, excluding the convenience fee.
Convenience fees are $1.00 per e-check transaction or 2.25% of the total plan or sewage module review fee by credit card, with a $1.00 minimum.
subdivision plan residential base fee: 175 USD (plus $10.00 per lot) · subdivision plan non-residential base fee: 175 USD (plus $10.00 per lot) · subdivision plan mixed-use base fee: 175 USD (plus $10.00 per lot) · land-development residential base fee: 175 USD (plus $10.00 per dwelling unit) · land-development non-residential base fee: 175 USD (plus $10.00 per 1,000 square feet of building footprint) · land-development mixed-use base fee: 175 USD (plus $10.00 per dwelling unit and $10.00 per 1,000 square feet of building footprint) · combined subdivision and land-development residential base fee: 175 USD (plus $10.00 per dwelling unit) · combined subdivision and land-development non-residential base fee: 175 USD (plus $10.00 per 1,000 square feet of building footprint) · combined subdivision and land-development mixed-use base fee: 175 USD (plus $10.00 per dwelling unit and $10.00 per 1,000 square feet of building footprint) · sewage facilities planning module review fee: per 100 USD (per module) · maximum calculated fee excluding convenience fee: <= 3000 USD (schedule states calculations should not exceed this amount)
“Subdivision and Land Development Review Fee Schedule Effective: November 2025”
Permit processPublished (with conditions)
Submission of plans, amended ordinances, comprehensive plans, or sewage component 4B materials for Cumberland County Planning Department review.
Applicants must complete the online application.
A PDF of the plan and supporting documentation must be attached; paper and scanned copies are not accepted.
Fees are calculated by the online application and payment is by credit card or ACH through the payment link.
Beginning November 3, 2025, paper checks are not accepted for plans submitted after November 2, 2025.
For recording, required electronic AutoCAD files include parcel boundaries, lot lines, building footprints, road rights-of-way, edge of pavement, and planned-community or condominium documents and amendments.
The Planning Department does not require a paper copy or charge a fee for its signature.
“To submit a plan, amended ordinance, comprehensive plan or sewage component 4B for review by the Cumberland County Planning Department, please complete the following: 1. Please complete the online application for all submissions to the Cumberland County Planning Department.”
One more reviewed finding on this topic
Published (with conditions) — County Planning Department subdivision and land-development plan submissions.
“Detailed instructions for submitting a plan to the Cumberland County Planning Department”
Pennsylvania rules that apply here
Building permitRequired
Residential buildings and regulated electrical, gas, mechanical, and plumbing systems in Pennsylvania municipalities enforcing the Uniform Construction Code or under third-party agency enforcement.
The permit must be obtained before covered construction begins.
Emergency repairs or equipment replacement may proceed before application only if the permit application is submitted within 3 business days.
The regulation incorporates the exceptions in § 403.1(b), including specified UCC scope exclusions and exemptions.
No permit is required for listed limited work, including fences no more than 6 feet high; retaining walls no more than 4 feet high unless supporting a surcharge; certain water tanks up to 5,000 gallons with a height-to-diameter or width ratio no greater than 2 to 1; certain sidewalks and driveways no more than 30 inches above adjacent grade; prefabricated pools less than 24 inches deep; specified playground equipment; certain window awnings; uncovered decks no more than 30 inches above grade; communications wiring; ordinary repairs; and public-service-agency equipment.
The listed exemptions apply only if the work does not violate a law or ordinance.
Ordinary repair does not include cutting load-bearing walls or structural beams, changing required means of egress, or adding or relocating listed piping, wiring, or mechanical systems.
emergency permit application deadline: 3 business days (after emergency repair or equipment replacement) · fence height exemption: <= 6 feet · retaining wall exemption height: <= 4 feet (unless supporting a surcharge) · water tank capacity exemption: <= 5000 gallons (height-to-diameter or width ratio no greater than 2 to 1) · sidewalk or driveway height exemption: <= 30 inches (not over a basement or story below) · prefabricated pool depth exemption: < 24 inches · uncovered deck height exemption: <= 30 inches
“An owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a residential building [...] shall first apply to the building code official and obtain the required permit under § 403.62a (relating to permit application).”
6 more reviewed findings on this topic
Required — Construction or building work in Cumberland County subject to the Pennsylvania UCC.
“The UCC requires property owners to obtain a construction or building permit before starting any work. Inspections are also necessary in several cases, including construction or changes to commercial or residential buildings, electrical, gas, mechanical or plumbing systems, and the installation of swimming pools or hot tubs. Additionally, manufactured and industrialized housing projects require inspections for site preparation, foundation construction, repairs, and changes in occupancy. A UCC certificate of occupancy must be issued before a building or facility can be used. However, emergency repairs or equipment replacements can be made without a permit as long as an application is submitted to the building code official within three business days.”
Required — Construction or building work in Cumberland County subject to the Pennsylvania UCC.
“The UCC requires property owners to obtain a construction or building permit before starting any work.”
Required — Construction, enlargement, alteration, repair, movement, demolition, occupancy changes, and regulated electrical, gas, mechanical, or plumbing work involving a UCC-covered residential building in Cumberland County, Pennsylvania.
“An owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a residential building or erect, install, enlarge, alter, repair, remove, convert or replace an electrical, gas, mechanical or plumbing system regulated by the Uniform Construction Code shall first apply to the building code official and obtain the required permit under § 403.62a (relating to permit application).”
Required — Construction, enlargement, alteration, repair, movement, demolition, occupancy changes, and regulated electrical, gas, mechanical, or plumbing work involving a UCC-covered commercial building, structure, or facility in Cumberland County, Pennsylvania.
“An owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a commercial building, structure and facility or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical, or plumbing system regulated by the Uniform Construction Code shall first apply to the building code official and obtain the required permit under § 403.42a (relating to permit application).”
Required — Construction or building work in Cumberland County governed by the Pennsylvania UCC.
“The Pennsylvania Uniform Construction Code (UCC) regulates the codes and standards of building projects in the Commonwealth. The UCC states that before beginning any construction or building work, the property owner or an authorized representative must obtain a UCC building permit”
Required — Commercial buildings, structures, facilities, and regulated electrical, gas, mechanical, and plumbing systems in Pennsylvania jurisdictions enforcing the Uniform Construction Code.
“An owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a commercial building, structure and facility [...] shall first apply to the building code official and obtain the required permit under § 403.42a (relating to permit application).”
Owner-builder exemptionAvailable
A property owner performing construction work on the owner's own primary residence in Pennsylvania without compensation, and most construction work for which Pennsylvania does not impose a statewide contractor licensure or certification requirement.
Pennsylvania has no statewide licensure or certification requirement for most construction contractors or their employees.
For home-improvement regulation, the statutory exclusion applies to work performed without compensation by the owner of the owner's private residence or residential rental property.
The Home Improvement Consumer Protection Act excludes construction of a new home from the definition of home improvement.
Municipalities may impose their own contractor licensure or certification requirements.
“The Commonwealth of Pennsylvania currently has no licensure or certification requirements for most construction contractors (or their employees).”
Building code adoptedAdopted
Building construction throughout Pennsylvania under the Pennsylvania Uniform Construction Code.
The UCC is administered and enforced locally by municipalities that opt in, using municipal employees or certified third-party agencies.
In municipalities that opt out, the Department of Labor and Industry is responsible for commercial code enforcement, while certified third-party agencies hired by property owners or contractors enforce residential UCC requirements.
The Department has sole jurisdiction for elevators and state-owned buildings wherever located.
The 2021 accessibility updates are permanently enjoined; structures must still comply with the 2018 accessibility requirements, and the injunction does not affect enforcement of non-accessibility UCC requirements.
The revised regulations adopting the 2018 I-Code series became effective February 14, 2022. Contract-based transition rules allow certain projects with contracts signed before that date to use the UCC in effect at the time of contract if application was made by August 14, 2022 or earlier.
The 2021 I-Code accessibility provisions became effective December 25, 2021, with a contract-based transition period allowing applications by June 25, 2022 or earlier.
Pennsylvania's Uniform Construction Code triennial update was published November 8, 2025 and became effective January 1, 2026.
2018 I-Code regulations effective date: 2022-02-14 (For contracts signed before this date, application and permit issuance under the UCC in effect at the time of contract were allowed if application was made by 2022-08-14.) · 2021 I-Code accessibility provisions effective date: 2021-12-25 (For contracts signed before this date, application and permit issuance under the UCC in effect at the time of contract were allowed if application was made by 2022-06-25.) · 2025 triennial UCC update effective date: 2026-01-01
“Pennsylvania's statewide building code, generally known as the Uniform Construction Code (UCC), has to be followed by builders in the state.”
4 more reviewed findings on this topic
Adopted (with conditions) — Builders statewide, including Cumberland County.
“Pennsylvania's statewide building code, generally known as the Uniform Construction Code (UCC), has to be followed by builders in the state.”
Adopted (with conditions) — Building construction in Cumberland County subject to Pennsylvania's Uniform Construction Code.
“Pennsylvania's statewide building code, generally known as the Uniform Construction Code (UCC), has to be followed by builders in the state.”
Adopted (with conditions) — Building construction in Cumberland County subject to Pennsylvania's Uniform Construction Code.
“Pennsylvania's statewide building code, generally known as the Uniform Construction Code (UCC), has to be followed by builders in the state.”
Adopted (with conditions) — Building construction in Cumberland County subject to Pennsylvania's Uniform Construction Code.
“Pennsylvania's statewide building code, generally known as the Uniform Construction Code (UCC)”
InspectionsRequired
Residential construction for which a Pennsylvania Uniform Construction Code permit was issued.
The permit holder must keep construction accessible and notify the construction code official when work is ready.
Required inspection areas are foundations; plumbing, mechanical, and electrical systems; frame and masonry; and wallboard.
The official may conduct additional inspections for UCC or municipal-ordinance compliance.
A final inspection and final inspection report are required.
Third-party agencies under contract must submit the final inspection report to the property owner, builder, and designated lender.
“A construction code official shall inspect all construction for which a permit was issued. The permit holder shall insure that the construction is accessible for inspection.”
5 more reviewed findings on this topic
Required — Specified residential and other construction statewide, including Cumberland County.
“Inspections are also necessary in several cases”
Required — Construction and specified building-system work in Cumberland County subject to the UCC.
“Inspections are also necessary in several cases”
Required — UCC-regulated construction and changes to commercial or residential buildings and listed building systems in Cumberland County.
“Inspections are also necessary in several cases, including construction or changes to commercial or residential buildings, electrical, gas, mechanical or plumbing systems, and the installation of swimming pools or hot tubs.”
Required — Construction for which a Pennsylvania UCC permit has been issued.
“inspect all construction for which a permit was issued”
Required — Commercial construction governed by §§ 403.41-403.48 of the Pennsylvania Uniform Construction Code.
“A construction code official shall perform inspections to insure that the construction complies with the approved permit and the Uniform Construction Code.”
Certificate of occupancyRequired
Use or occupancy of a UCC-covered commercial building, structure, or facility in Cumberland County, Pennsylvania.
A UCC-covered building, structure, or facility may not be used or occupied without a certificate of occupancy issued by a building code official.
The official must issue the certificate within 5 business days after receiving a final inspection report indicating compliance with the UCC.
A certificate may be issued for a portion of a building, structure, or facility if that portion independently meets the UCC.
A temporary certificate may be issued for a portion or portions before completion of all permitted work if the portion or portions may be occupied safely, subject to the official's stated validity period.
The certificate may be suspended or revoked if issued in error, based on incorrect applicant information, or in violation of the UCC.
The requirement is limited by the Pennsylvania Construction Code Act's Section 104 exclusions, including qualifying accessory structures, agricultural buildings, qualifying residential alterations and repairs, recreational cabins, temporary structures, qualifying agricultural-sale structures, and livestock-auction structures.
The UCC is administered locally by municipalities or certified third-party agencies in most Pennsylvania municipalities.
certificate issuance deadline: 5 business days
“A building, structure or facility may not be used or occupied without a certificate of occupancy issued by a building code official.”
5 more reviewed findings on this topic
Required — Use of a building or facility in Cumberland County subject to the UCC.
“A UCC certificate of occupancy must be issued”
Required — A UCC-regulated building or facility before it is used in Cumberland County.
“A UCC certificate of occupancy must be issued before a building or facility can be used.”
Required — Use or occupancy of a UCC-covered residential building in Cumberland County, Pennsylvania.
“A residential building may not be used or occupied without a certificate of occupancy issued by a building code official.”
Required — Use or occupancy of a residential building governed by the Pennsylvania Uniform Construction Code.
“A residential building may not be used or occupied without a certificate of occupancy issued by a building code official.”
Required — Use or occupancy of a commercial building, structure, or facility governed by the Pennsylvania Uniform Construction Code.
“A building, structure or facility may not be used or occupied without a certificate of occupancy issued by a building code official.”
Manufactured homesLimited
Manufactured housing assembled and shipped by the manufacturer and bearing the required federal-construction-and-safety label, including changes in occupancy, resale, relocation, additions, repairs, utility connections, and grading addressed by Pennsylvania's Uniform Construction Code.
For new labeled manufactured housing installed in conformity with the manufacturer's approved design, the UCC does not apply except as provided in the regulation.
Construction activities or processes, including utility connections and grading, that are not addressed by the manufacturer's approved design must comply with the UCC.
The UCC applies to alterations or repairs outside the federal manufactured-home standards and manufacturer installation instructions after assembly and shipment.
The UCC applies to additions after delivery to the site.
The UCC applies to construction, alteration, repair, or change of occupancy if the manufactured housing is resold to a subsequent purchaser.
The UCC applies to construction, alteration, repair, or change of occupancy if the original purchaser relocates the manufactured housing.
Pennsylvania building-permit guidance states that manufactured housing projects require inspections for site preparation, foundation construction, repairs, and changes in occupancy.
This state construction-code rule does not resolve local zoning, land-use siting, or utility/septic approval requirements.
“Construction, alteration, repair or change of occupancy if the original purchaser relocates the manufactured housing.”
Who permits septicMixed (with conditions)
Statewide regulation and administration of on-lot sewage facilities and septic systems in Pennsylvania.
On-lot sewage permitting and enforcement are largely administered by local agencies, including individual municipalities, groups of municipalities, county departments of health, and joint county departments of health.
Local agencies issue permits for retaining tanks and individual or community on-lot sewage systems that renovate sewage effluent in a soil absorption area or spray field.
Large volume on-lot systems are an exception to the local-agency permitting responsibility identified on the DEP page.
DEP provides technical oversight and financial assistance to local agencies.
Delegated joint local agencies may receive additional DEP authority to review and approve or disapprove new land-development sewage-planning proposals, and depending on the delegation may process both on-lot and public sewerage proposals.
“Local Agencies are responsible for carrying out on-lot or onsite ("septic system") sewage treatment system permitting and enforcement activities. With certain exceptions (i.e. large volume on-lot systems), local agencies are responsible for issuing permits for retaining tanks or for individual and community on-lot sewage systems which renovate sewage effluent in a soil absorption area or spray field. [...] In some cases, Joint Local Agencies may obtain additional authority and responsibility from DEP by requesting Act 537 planning approval delegation.”
2 more reviewed findings on this topic
Local (with conditions) — On-lot sewage disposal systems in Cumberland County under Pennsylvania's Act 537 program.
“Local agencies are required to employ both primary and alternate Sewage Enforcement Officers (SEO). After successfully completing training and being certified by a state board, an SEO works for the local agency and is responsible for implementing the daily operation of that agency’s OLDS permitting program. SEOs are not DEP employees.”
Local (with conditions) — On-lot sewage permitting and enforcement in Cumberland County under Act 537.
“Local Agencies are responsible for carrying out on-lot or onsite”
Septic inspectionLimited
Individual and community sewage-disposal systems before concealment or covering after construction.
The system may not be covered until approval to cover is given by the original permit issuer or authorized representative.
If 72 hours have elapsed after notification of construction completion, excluding Sundays and holidays, the applicant may cover the system unless permission has been refused.
post-completion waiting period: 72 hours (Sundays and holidays excluded.)
“shall be covered from view until approval to cover the same has been given by the body which issued the original permit”
Off-grid sanitationLimited
Composting, incinerating, recycling, and similar water-conservation toilets used for residential or establishment sanitation statewide.
For a new residence or establishment, an onlot sewage system or other approved disposal method must treat washwater or excess liquid, and both facilities must be under one permit, except for the retaining-tank exception.
For an existing residence or facility with no alteration of the onlot system, no permit is required for installation.
A composting or incinerating toilet on a qualifying retaining-tank lot is treated as and permitted as a privy.
The device must meet manufacturer specifications and be operated and maintained to prevent pollution or health hazards.
Liquid discharges are prohibited unless sent to a compliant onlot sewage system or another method approved under the chapter or by DEP.
Recycling, incinerating, and composting toilets must bear the NSF Standard No. 41 seal.
“an onlot sewage system or other approved method of sewage disposal shall be provided for treatment of washwater or excess liquid from the unit”
Well permitLimited
Water-well drilling statewide, distinguishing commercial water-well drillers from farmers and homeowners drilling their own wells on owned or leased land.
Water-well drilling companies must obtain a license and permits.
The licensing requirement does not apply to farmers or homeowners who drill their own water wells on their own or leased land.
The state has construction standards for public water-supply wells but not private water wells.
Drillers must submit the well's construction details to the state and the well owner.
“Water well drilling companies must get a license and permits to drill a well in Pennsylvania.”
Mandatory utility hookupConditional
Completed construction subject to the Pennsylvania UCC and connection to a public electric or gas utility.
A building code official may authorize a temporary connection during construction.
Completed public electric or gas connection requires written proof to the utility company that the building or structure passed required inspections.
The source does not establish countywide water or sewer connection requirements.
“Connection to a public electric or gas utility”
Agricultural exemptionAvailable (with conditions)
Qualifying agricultural buildings under Pennsylvania's Construction Code Act and Uniform Construction Code.
The exemption applies to an agricultural building as defined by the Act: a structure used to store farm implements, hay, feed, grain, or other agricultural or horticultural products; house poultry, livestock, or other farm animals; serve as a milk house; or grow mushrooms, agricultural, or horticultural products.
The definition includes a qualifying carriage house owned and used by members of a recognized religious sect for housing horses and storing buggies.
The definition includes a structure less than 1,000 square feet used to process maple sap.
The structure must not include habitable space.
The structure must not contain spaces where agricultural products are processed, treated, or packaged.
The structure is not a place of occupancy by the general public.
Other municipal land-use, zoning, fire, electrical, health, or environmental requirements may still apply; the cited exclusion is from the Construction Code Act.
maple sap processing structure area: < 1000 square feet (Must otherwise meet the statutory agricultural-building definition.)
“(b) Exclusions.--This act shall not apply to any of the following: [...] (4) Any agricultural building.”
One more reviewed finding on this topic
Available (with conditions) — Agricultural buildings covered by Pennsylvania's Uniform Construction Code Act.
““Agricultural building.” A structure utilized to store farm implements, hay, feed, grain or other agricultural or horticultural products or to house poultry, livestock or other farm animals, a milk house and a structure used to grow mushrooms. The term includes a carriage house owned and used by members of a recognized religious sect for the purposes of housing horses and storing buggies. The term shall not include habitable space or spaces in which agricultural products are processed, treated or packaged and shall not be construed to mean a place of occupancy by the general public. [...] (4) any agricultural building;”
Driveway accessRequired
Construction or alteration of a driveway connected to Pennsylvania state highway land, including a driveway connecting to a PennDOT drainage facility.
The requirement applies to building or changing a driveway on state highway land.
A permit is also required if the driveway connects to a PennDOT drainage facility.
Paving may be considered maintenance only in some cases; PennDOT advises applicants to contact it to determine whether that exception applies.
Permits are usually given within 30 days when the needed information is provided and the application follows PennDOT regulations.
PennDOT has 60 days to review each application and aims to finish reviews within 30 days.
A minimum-use driveway is expected to be used by no more than 25 vehicles per day, or 50 average daily traffic.
minimum-use driveway traffic: <= 25 vehicles per day (Equivalent to 50 average daily traffic.)
“You need a permit when you're building or changing a driveway, road, drainage or utility facility on the state highway land.”
2 more reviewed findings on this topic
Limited — Property requiring access to a Commonwealth highway in Cumberland County.
“A building code official may not issue a permit for any property requiring access to a highway under the Department of Transportation’s jurisdiction unless the permit contains notice that a highway occupancy permit is required under section 420 of the State Highway Law (36 P. S. § 670-420) before driveway access to a Commonwealth highway is permitted.”
Required — Construction or alteration of a driveway or road on Pennsylvania state highway land, and access connecting to a PennDOT drainage facility.
“You need a permit when you're building or changing a driveway, road, drainage or utility facility on the state highway land.”
Building in a floodplainRequired
Development activities within a Special Flood Hazard Area in Pennsylvania municipalities.
Municipalities must evaluate whether a project is within the SFHA and identify the type of work.
Municipalities must review permit applications and issue or deny permits for SFHA development.
Municipalities must conduct periodic inspections for compliance with proposed plans and the floodplain ordinance.
After completion, municipalities review required certificates and issue a certificate of occupancy when the development complies with the local floodplain ordinance.
Additional zoning permit requirements may apply when proposed land use changes.
“A floodplain development permit (or its equivalent) must be issued by the municipality before development activities occur within the SFHA.”
2 more reviewed findings on this topic
Limited — Construction in a flood plain in Cumberland County subject to the UCC.
“When construction will occur in a flood plain”
Limited — Activities subject to Pennsylvania Chapter 106 Floodplain Management permitting and authorizations.
“The site restoration permit is only for the removal of a highway obstruction or obstruction owned or maintained by the Commonwealth”
Short-term rentalsLimited
Short-term lodging rentals of rooms, apartments, or houses for fewer than 30 days to the same person in Pennsylvania.
The Pennsylvania hotel occupancy tax rate is 6 percent.
Allegheny and Philadelphia counties have an additional 1 percent local hotel tax collected by the Department of Revenue.
Some counties impose an additional tax collected by the county treasurer.
If the taxpayer does not exclusively use a third-party booking site, or the broker does not collect and remit the hotel occupancy tax, the taxpayer must register with the Department of Revenue for a Sales, Use and Hotel Occupancy Tax License.
If a taxpayer exclusively uses a third-party booking site and the broker confirms collection and remittance, the homeowner should not register for a Sales, Use and Hotel Occupancy Tax License.
lodging duration threshold: < 30 days (To the same person.) · Pennsylvania hotel occupancy tax rate: 6 percent
“anyone who rents out their property to provide lodging for less than 30 days to the same person must collect and remit”
Campground & park staysLimited
RV use and occupancy at Pennsylvania state park campgrounds.
Use must occur at a state park campground and comply with campsite rules.
Campers may stay up to 14 consecutive nights from Memorial Day to Labor Day.
Campers may camp up to 21 consecutive nights during the remainder of the year.
Campers must vacate and remove all equipment for 48 hours between reservations.
A maximum of two sleeping units is permitted per campsite, of which only one may be wheeled.
Campsite occupancy is limited to one family unit or one non-family unit limited to five persons per site.
The page does not establish statewide permission for long-term or residential RV occupancy outside state park campgrounds.
maximum stay, Memorial Day to Labor Day: 14 consecutive nights · maximum stay, remainder of year: 21 consecutive nights · equipment-removal interval between reservations: 48 hours · maximum sleeping units per campsite: 2 units (Only one may be wheeled.) · maximum non-family occupancy: 5 persons per site (One family unit is permitted instead.)
“maximum of two sleeping units are permitted per campsite, of which only one may be wheeled.”
One more reviewed finding on this topic
Limited — Temporary camping at Pennsylvania state park campgrounds.
“Campers may camp for up to 21 consecutive nights”
county zoning authorityLimited
County zoning authority over land in Pennsylvania municipalities that lack an effective municipal zoning ordinance.
County zoning power is limited to land in municipalities wholly or partly within the county that have no zoning ordinance in effect when the county zoning ordinance is introduced and until the municipal zoning ordinance becomes effective.
A zoning ordinance enacted by a municipality other than the county repeals the county zoning ordinance pro tanto within that municipality.
The statute defines a county under the Pennsylvania Municipalities Planning Code as a county of the second through eighth class.
“The powers of the governing bodies of counties to enact, amend and repeal zoning ordinances shall be limited to land in those municipalities, wholly or partly within the county, which have no zoning ordinance in effect at the time a zoning ordinance is introduced before the governing body of the county and until the municipality's zoning ordinance is in effect. The enactment of a zoning ordinance by any municipality, other than the county, whose land is subject to county zoning shall act as a repeal protanto of the county zoning ordinance within the municipality adopting such ordinance.”
One more reviewed finding on this topic
Limited — Pennsylvania counties adopting and enforcing zoning ordinances on unincorporated land.
“Section 602. County Powers.--The powers of the governing bodies of counties to enact, amend and repeal zoning ordinances shall be limited to land in those municipalities, wholly or partly within the county, which have no zoning ordinance in effect at the time a zoning ordinance is introduced before the governing body of the county and until the municipality's zoning ordinance is in effect.”
county building authorityLimited
Pennsylvania county authority over building-code administration and enforcement for residential construction in unincorporated areas.
The general Pennsylvania Construction Code Act assigns administration and enforcement to municipalities, not counties.
A county of the second class may retain authority only if it has adopted a plumbing code and accompanying rules and regulations under the Local Health Administration Law.
The retained authority is limited to promulgating and enforcing that plumbing code and making changes that meet the minimum requirements of the Uniform Construction Code.
The official Department of Labor and Industry page states that residential UCC requirements in opt-out municipalities are enforced by certified third-party agencies hired by property owners or contractors.
“A county of the second class that has adopted a plumbing code and accompanying rules and regulations pursuant to the act of August 24, 1951 (P.L.1304, No.315), known as the Local Health Administration Law, shall retain the authority to promulgate and enforce such plumbing code and to make such changes as it deems necessary, provided that such changes meet the minimum requirements as defined in the Uniform Construction Code.”
Inside cities and towns in Cumberland County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Minimum lot sizeSpecified
Lots, tracts, or parcels in Lower Mifflin Township's Residential ('R') Zoning District with public/community sewer and water.
The requirements are use-specific.
Single-family semi-detached minimum lot area is 5,000 square feet per unit.
Single-family attached townhouse minimum lot area is 2,000 square feet per unit.
Multi-family and other permitted uses require 2 acres.
All uses relying upon on-lot sewers must comply with Section 505.
single-family detached minimum lot area: 10000 sq ft · single-family semi-detached minimum lot area: per 5000 sq ft per unit · single-family attached townhouse minimum lot area: per 2000 sq ft per unit · multi-family minimum lot area: 2 acres · other permitted uses minimum lot area: 2 acres
“Single-family detached dwelling 10,000 sq. ft. 75 ft. 35 % 50 ft. 15 ft. 30 ft. 35 ft. [...] Single-Family Attached (Townhouse) 2,000 sq. ft. per unit [...] Multi-family 2 acres [...] Other permitted uses 2 acres”
4 more reviewed findings on this topic
Specified — Lots, tracts, or parcels in Lower Mifflin Township's Residential ('R') Zoning District without public/community sewer and water.
“Single-family detached dwelling Area required for on-lot sewage approval 150 ft. 20% 50 ft. 40 ft. 50 ft. 35 ft. [...] Other permitted uses Area required for on-lot sewage approval 150 ft. 20% 50 ft. 40 ft. 50 ft. 35 ft.”
Specified — Residential development in South Middleton Township's R-L Residential-Low Density District.
“ZONING DISTRICT: R-L RESIDENTIAL - LOW DENSITY DISTRICT [...] Minimum Lot Size 25,000 sq. ft *21,270 sq. ft *16,305sq. ft Minimum Lot Width 100 ft. 101 ft. 105 ft.”
Specified — Single-family detached dwellings in Monroe Township's Agriculture (A) zoning district.
“REQUIRED: (SINGLE-FAMILY DETACHED DWELLINGS) AREA: MINIMUM LOT SIZE 130,000 sq.ft. (2.98 Ac.) WIDTH: MINIMUM LOT WIDTH - 150 ft. AT LOT FRONTAGE & 200 ft. AT BUILDING SETBACK”
District specific (with conditions) — Minimum lot areas in Lower Mifflin Township's Residential Zoning District, with standards differing by use and by availability of public/community sewer and water.
“Minimum Lot Area [...] Single-family detached dwelling 10,000 sq. ft. [...] Multi-family 2 acres”
SetbacksSpecified
Lots, tracts, or parcels in Lower Mifflin Township's Residential ('R') Zoning District without public/community sewer and water.
The rule applies to the listed uses in Section 503.A.
Single-family attached dwellings and multi-family uses are not permitted without public/community sewer and water.
All uses relying upon on-lot sewers must comply with Section 505.
The maximum-height footnote excludes chimneys, spires, steeples, unoccupied towers, tanks, farm-operation silos, antennas, and similar projections.
front setback from right-of-way: 50 ft · side setback: 40 ft · rear setback: 50 ft · maximum impervious lot coverage: 20 percent · maximum building height: 35 ft (Does not include chimneys, spires, steeples, unoccupied towers, tanks, silos related to farm operations, antennas, or other similar projections.)
“Single-family detached dwelling Area required for on-lot sewage approval 150 ft. 20% 50 ft. 40 ft. 50 ft. 35 ft.”
3 more reviewed findings on this topic
Specified — Residential development in South Middleton Township's R-L Residential-Low Density District.
“Minimum Front Yard Setback 50 ft. 66 ft. *40 ft. Minimum Rear Yard Setback 30 ft. 36 ft. 75 ft. Minimum Side Yard Setback 15 ft. *11 ft. 17 ft.”
Specified — Single-family detached dwellings in Monroe Township's Agriculture (A) zoning district.
“REQUIRED: (SINGLE-FAMILY DETACHED DWELLINGS) [...] FRONT YARDS: 75 ft. SIDE YARDS: 40 ft. for one side & 80 ft. both sides. REAR YARD: 75 ft.”
District specific (with conditions) — Lots, tracts, or parcels in Lower Mifflin Township's Residential Zoning District, with dimensional standards differing by use and by availability of public/community sewer and water.
“Minimum Yard Setbacks [...] Single-family detached dwelling [...] 50 ft. 15 ft. 30 ft.”
Set by your town or city, not the county
In Pennsylvania, zoning is adopted by each town or city, so Cumberland County has no county-wide answer on these. Find your town or city in the list of places on this page, or call its clerk or zoning administrator.
Minimum dwelling size
Lot coverage
Building height
Living in an RV
Camping on your land
Tiny homes
Accessory dwellings
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 Cumberland County, Pennsylvania
Is Cumberland County a good place to live off-grid or homestead?
Cumberland County scores 59/100 on the Bolthole Index, a solid county profile. Its strengths: mixed durability signals and workable self-sufficiency basics: 44.3″/yr rainfall and 47.5% wooded land. Watch-outs: about 105,055 people within a 30-minute drive.
Do you need a building permit in Cumberland County, Pennsylvania?
Cumberland County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Municipal Sewage Enforcement Officer (local agency) under PA DEP Act 537. 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 Cumberland County, Pennsylvania?
Land in Cumberland County runs about $10,509 per acre, based on the latest county data.
What is the water situation in Cumberland County?
Cumberland County gets about 44.3" of rain a year, with severe drought in roughly 0% of years.
How remote is Cumberland County?
A representative private-land location has about 105,055 people within a 30-minute drive and 9,514,754 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.
