Building permits, zoning and septic rules in Franklin County, Pennsylvania
69Index Score / 100 #32 of 67 in Pennsylvania
Building permits in Franklin County, Pennsylvania are required for work under the state Uniform Construction Code, and the municipality, a certified third-party agency or the state Department of Labor and Industry issues them, not a county counter12. Franklin County has no countywide zoning ordinance, so zoning comes from the township or borough, and only 12 of 22 municipalities have adopted it34. Septic permits come from a local sewage agency with DEP oversight, and the agency differs by municipality5.
At a glance
Building permit
Required for UCC-regulated work; the municipality, a third-party agency or the state issues it12
Zoning
No countywide ordinance; local zoning varies, and 12 of 22 municipalities have adopted zoning34
Septic
Local sewage agency issues the permit under DEP oversight; the agency and Sewage Enforcement Officer vary by municipality56
Owner-builder
No permit exemption confirmed; ask your municipality. Pennsylvania has no general contractor license for most construction work78
Wells
No driller's license needed for a farmer or homeowner drilling their own well9
Agricultural buildings
Exempt from the state construction code, but other local rules can still apply10
Driveway on a state highway
PennDOT Highway Occupancy Permit required, usually issued in about 30 days11
Floodplain
Development in a mapped flood hazard area needs a municipal floodplain permit12
County-level planning resource; administers the county's Subdivision and Land Development Ordinance and can help identify which township, borough or city governs a specific parcel. It does not issue building, zoning or septic permits -- those come from your municipality.
These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.
Do you need a building permit in Franklin County, Pennsylvania?
Yes, for construction or building work subject to Pennsylvania’s Uniform Construction Code in Franklin County. A UCC building permit must be obtained before work begins, and only emergency repairs or equipment replacements may start first, if the application reaches the building code official within 3 business days113. The state’s 2018 code requirements apply with adopted provisions beginning February 14, 202214. Inspections are required for new construction or changes to residential buildings and for electrical, gas, mechanical and plumbing systems, and a certificate of occupancy must be issued before the building is used1516. Qualifying agricultural buildings without habitable space are excluded from the state construction code, but municipal land-use, zoning, fire, electrical, health and environmental requirements may still apply10.
Who issues building permits and zoning approval in Franklin County, and how do you reach them?
Franklin County does not provide one permit counter for every parcel. A municipality that enforces the UCC may use municipal staff or a certified third-party agency; in an opt-out municipality, Pennsylvania Department of Labor and Industry handles commercial enforcement while an owner- or contractor-hired certified third-party agency handles residential enforcement2. Start with the Franklin County Planning Department at 717-261-3855 or planning@franklincountypa.gov, Administration Building, 272 North Second Street, Chambersburg, PA 1720117. Ask which municipality governs the parcel and which code agency accepts its application. Where the state Department of Labor and Industry has jurisdiction, it examines each application package, returns grossly deficient ones, and mails approved plans and permits to the applicant18. Building permit and zoning questions go to the township, borough, or city where the project will occur19. What stays with the county is subdivision and land-development review: the Franklin County Planning Commission reviews those plans, and its fee for a residential plan of ten lots or fewer is a $50 application fee plus $10 per lot2021. Septic permits stay with the local sewage agency, not the building permit office22.
Does Franklin County have zoning?
Franklin County does not administer a countywide zoning ordinance3. Local rules are not uniform: 12 of the county's 22 municipalities have adopted zoning ordinances, while 21 have subdivision and land-development ordinances23. The parcel's municipality therefore controls whether a zoning ordinance applies and what it says about uses, setbacks, RVs, tiny homes, or dwelling size24. In unincorporated Franklin County the answer depends on the township: Antrim Township, for example, has a zoning chapter in its code of ordinances25. Subdivision is separate: municipal SALDOs may override county rules, while the county planning commission reviews plans and ordinances for regional impact26. In Chambersburg Borough's Low-Density Residential District, for example, a dwelling needs at least 900 square feet of floor area (basement excluded), lots need at least 6,000 square feet per dwelling unit, and yards must be at least 25 feet in front and 30 feet in the rear272829. Ask the Franklin County Planning Department to help identify the municipality, then obtain the applicable zoning and subdivision answers before designing or buying17.
How do septic permits work in Franklin County?
The applicable local agency issues permits for retaining tanks and individual or community on-lot sewage systems in Franklin County, while Pennsylvania DEP provides oversight56. The responsible local agency and certified Sewage Enforcement Officer can differ by municipality or joint service area, so confirm both with the parcel's municipality before ordering a soil test or system design30. A narrow exemption may apply to an owner or immediate-family residence on a contiguous tract of at least 10 acres, subject to ownership, notice, ordinance, and siting conditions31. The installed system cannot be covered until the original permit issuer or its representative approves it; absent a refusal, covering may proceed after 72 hours, excluding Sundays and holidays, following notice of completion32.
Can you live in an RV or tiny home on your land in Franklin County?
We could not confirm a countywide rule on residential RV use on private land in Franklin County, because RV and tiny-home rules come from each municipality's zoning23. Where borough rules are confirmed they are strict: Chambersburg Borough bars using a recreational vehicle as a dwelling or sleeping place on any lot, and Greencastle Borough bars living in an RV at all times, with only a resident's visitor allowed to use one on the residential lot for up to 7 consecutive days and 14 days a year3334. Those are borough rules, not county rules; for a township parcel, ask the township. Pennsylvania's state-park camping limits apply only in state-park campgrounds and do not authorize residential RV use on private land35. A tiny home used as a dwelling must be checked against the municipality's zoning rules, the statewide UCC permit process, and the applicable septic requirements233630. Manufactured housing has specific UCC treatment, but site work outside the approved design, later additions, relocation, and certain changes remain subject to the code37.
What are the steps to build a home in Franklin County, Pennsylvania?
Identify the parcel's township, borough, or city; the Franklin County Planning Department is the county contact listed here17.
Ask that municipality whether zoning applies and obtain its rules for the proposed use, setbacks, and lot or dwelling size23.
If dividing or developing land, determine which subdivision and land-development ordinance governs the plan and which submission method applies2638.
Confirm the local sewage agency and Sewage Enforcement Officer, then obtain the required on-lot sewage approval2230.
Apply to the correct UCC authority before construction begins and schedule required inspections3639.
Obtain a PennDOT Highway Occupancy Permit if the driveway affects state-highway land or a PennDOT drainage facility40.
Obtain any municipal floodplain-development permit that applies, then secure the UCC certificate of occupancy before using the building1216. Floodplain construction documentation must be prepared and sealed by a registered design professional, and local floodplain ordinances may add requirements41.
What should you check before you buy land in Franklin County, Pennsylvania?
Start with jurisdiction: zoning varies by municipality, subdivision review is regulated, and the septic agency must be confirmed for the parcel232622. Only 30.6% of Franklin County soils are rated without severe limitations for a conventional septic drain field, so a countywide statistic cannot substitute for parcel testing42. About 72% of the county has slopes of 15% or less, while 48.4% is wooded; verify the actual building area, access route, and clearing needs on site4344. A driveway on state-highway land needs a PennDOT Highway Occupancy Permit, and development in a Special Flood Hazard Area needs a municipal floodplain-development permit4012. The effective property-tax rate is about 1.1%, with a median annual bill near $2,634, but confirm the parcel's assessment before closing4546.
Watch-outs
Franklin County has no countywide zoning ordinance, and only 12 of its 22 municipalities have adopted zoning, so never treat a county-level answer as the parcel's zoning answer34.
We found no confirmed owner-builder licensing exemption for Franklin County or Pennsylvania in the sources reviewed; don't assume one applies without asking your municipality7.
Do not occupy a UCC-regulated building as soon as construction ends; a UCC certificate of occupancy must be issued before use16.
Franklin County’s building-permit answer comes from each township or borough, so the county planning office cannot issue or confirm a parcel’s permit; ask the municipality or the code agency it uses1.
Written October 14, 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.
Franklin County highlighted among the Pennsylvania counties · colored by Index score
How Franklin County scores
Seclusion35100% ev.
Self-Sufficiency69100% ev.
Admin Boringness6090% ev.
Durability80100% ev.
Property Autonomy68100% ev.
Carry Cost62100% 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 →
$295kTypical home
1.1%Property tax
$8,855Land / acre
42.8"Annual rain
0.5% of yrsSevere drought
4.2 / yr (+4.1)Mid-century 100°F days
12.5 daysMid-century dry spell
2" (+8.8%)Mid-century 1-day rain
1.51×Wildfire change factor
100%Forward climate coverage
$910Home insurance / yr
0.4% / yrInsurance growth
0.34%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
40,865People within 30 min
6,517,730People within 2 hr
138,218Radius comparison (15 mi)
204.4People / sq mi
4.1%Federal land
72%Land at 15% slope or less
30.6%Soils rated "not limited" for septic (strict USDA rating)
Each button opens a current land search for Franklin County. Listing sites control their own results and filters.
Analyze a property
Add setup-cost allowances
Use rough quotes or placeholders. Blank fields count as $0.
Working estimate
—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—
A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.
Before an offer
Parcel due diligence
0/8 checked
Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.
Cities and towns in Franklin 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: Borough of Chambersburg · Fannett Township · Guilford Township · Hamilton Township · Letterkenny Township · Lurgan Township · Borough of Mercersburg · Metal Township · Borough of Mont Alto · Montgomery Township · Borough of Orrstown · Peters Township · Quincy Township · Southampton Township · St. Thomas Township · Warren Township
Answers from the rulebook for Franklin County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Franklin County rules
County-wide zoningAbsent
Countywide zoning ordinance administered by Franklin County.
Municipalities, rather than the county, control zoning and land-use policies.
Municipal zoning may apply within incorporated and township jurisdictions.
“Municipalities — townships and boroughs — control zoning and land use policies and decide where and how development can occur. [...] Keeping zoning at the municipal level allows residents to have a more direct voice in land use decisions.”
Local zoningVaries (with conditions)
Aggregate of zoning regulation across Franklin County municipalities.
Municipalities control zoning and land-use policies.
The county page states that 12 of 22 municipalities have adopted zoning ordinances; applicable rules vary by municipality.
“Municipalities may adopt and enforce their own policies on how to best regulate the use and development of land through a zoning ordinance and/or subdivision land development ordinance (SALDO). Currently 21 of Franklin County’s 22 municipalities have SALDOs and 12 have adopted zoning ordinances.”
Zoning districtsPartial
Countywide aggregate of municipal zoning districts and related local zoning publications in Franklin County; the county does not administer each municipality's zoning ordinance.
Land-use authority is primarily vested in municipalities.
Twenty-one of the county's 22 municipalities have SALDOs, while 12 have adopted zoning ordinances.
Municipal zoning ordinances, maps, and district schedules may differ by municipality; the reviewed county page does not publish the individual municipal maps or schedules.
municipalities with adopted zoning ordinances: 12 municipalities · county municipalities: 22 municipalities · municipalities with SALDOs: 21 municipalities
“Municipalities — townships and boroughs — control zoning and land use policies and decide where and how development can occur. [...] Currently 21 of Franklin County’s 22 municipalities have SALDOs and 12 have adopted zoning ordinances.”
Who permits septicLocal (with conditions)
On-lot sewage permitting and enforcement for Franklin County municipalities.
Local agencies may be individual municipalities, combinations of municipalities, counties, county departments of health, or joint county departments of health.
DEP provides technical oversight and financial assistance.
Large-volume on-lot systems are an exception to the ordinary local-agency permitting rule.
“Local Agencies are responsible for carrying out on-lot or onsite ("septic system") sewage treatment system permitting and enforcement activities.”
One more reviewed finding on this topic
Mixed (with conditions) — On-lot sewage facilities in Franklin County.
“The SEO Certification and Training Program Guidance (385-2314-002) provides a framework for the Sewage Enforcement Officer (SEO) certification and training program with the goal of producing a knowledgeable and skilled SEO community to help administer the on-lot sewage program in Pennsylvania.”
Septic permitRequired
Retaining tanks and individual or community on-lot sewage systems in Franklin County.
Local agencies issue permits.
Large-volume on-lot systems are an exception.
The responsible local agency and certified SEO may differ by municipality or joint service area.
“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.”
Subdividing landRegulated (with conditions)
Subdivision and land-development plan review in Franklin County.
Municipalities may create their own SALDOs, which the county source says override county rules.
The county planning department reviews subdivision and land-development plans.
Digital-only submission currently applies to Antrim, Guilford, Metal, Montgomery, and Southampton Townships; other municipalities continue traditional submission until a later date.
“A subdivision and land development ordinance (SALDO) is a local law that regulates minimum requirements and procedures for dividing and improving (subdividing and developing) land in a manner that promotes public health, safety and welfare. Municipalities can create their own SALDOs, which override county rules, but the county’s planning commission — a nine-member volunteer board appointed by the commissioners — still reviews plans and ordinances to comment on regional impact.”
One more reviewed finding on this topic
Regulated (with conditions) — Subdivision and land-development plan review in Franklin County.
“A subdivision and land development ordinance (SALDO) is a local law that regulates minimum requirements and procedures for dividing and improving (subdividing and developing) land in a manner that promotes public health, safety and welfare. Municipalities can create their own SALDOs, which override county rules, but the county’s planning commission — a nine-member volunteer board appointed by the commissioners — still reviews plans and ordinances to comment on regional impact.”
Permit feesPublished (with conditions)
Franklin County Planning Commission subdivision and land-development review fees.
Schedule updated March 2018.
Residential ten lots or less: $50 application fee plus $10 per unit/lot.
Residential eleven lots or more: $100 application fee plus $10 per unit/lot.
Agricultural subdivision only: $50 application fee plus $10 per unit/lot.
Agricultural construction: $150 application fee plus $50 per unit/lot and $10 per thousand square feet of building space.
Commercial/industrial: $150 application fee plus $50 per unit/lot and $10 per thousand square feet of building space.
Municipal projects are exempt from planning review fees.
Incomplete applications are returned without review.
schedule update: March 2018 · residential application fee, 10 lots or less: 50 USD (plus $10 per unit/lot) · residential application fee, 11 lots or more: 100 USD (plus $10 per unit/lot)
“Ten (10) lots or less - $50.00 application fee and $10.00 per unit/lot. Eleven (11) lots or more - $100 application fee and $10.00 per unit/lot.”
Permit processPartial
Franklin County Planning Commission subdivision and land-development plan-review process.
Digital submission is currently required only for Antrim, Guilford, Metal, Montgomery, and Southampton Townships.
Projects in other municipalities continue through the traditional plan-review process until a later date.
“The department is currently transitioning to digital plan submission for subdivision and land development plan reviews. [...] Projects in municipalities not listed above will continue to only be accepted through the traditional plan review process until a later date.”
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).”
4 more reviewed findings on this topic
Required — Construction or building work in Franklin County subject to the UCC.
“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 — Construction or building work in Franklin County subject to the 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.”
Required — Construction or building work in Franklin County subject to the UCC.
“The UCC requires property owners to obtain a construction or building permit before starting any work.”
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.”
2 more reviewed findings on this topic
Adopted (with conditions) — Construction in Franklin County subject to Pennsylvania’s Uniform Construction Code.
“The Pennsylvania Uniform Construction Code (UCC) regulates the codes and standards of building projects in the Commonwealth.”
Adopted (with conditions) — Construction subject to Pennsylvania’s Uniform Construction Code in Franklin County.
“The Pennsylvania Uniform Construction Code (UCC) regulates the codes and standards of building projects in the Commonwealth.”
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.”
4 more reviewed findings on this topic
Required — UCC-regulated construction in Franklin 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 — UCC-regulated construction in Franklin 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. Additionally, manufactured and industrialized housing projects require inspections for site preparation, foundation construction, repairs, and changes in occupancy.”
Required — UCC-regulated construction and specified residential, commercial, electrical, gas, mechanical, plumbing, pool, hot-tub, manufactured-housing, and industrialized-housing 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.”
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 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.
The certificate is issued within 5 business days after receipt of a final inspection report indicating UCC compliance.
A certificate may cover a portion that independently meets the UCC.
The certificate may be suspended or revoked for issuance in error, incorrect applicant information, or UCC violation; the owner may request a board-of-appeals hearing before revocation.
A temporary certificate may cover a portion before completion of all permitted work only if the portion may be occupied safely, and the official must set its validity period.
The certificate must include the permit number and address, permit holder information, covered portion, issuing official, applicable code edition, designated occupancy and construction classifications, special stipulations and conditions, accessibility variances, and final-inspection date.
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.”
4 more reviewed findings on this topic
Required — UCC-regulated buildings and facilities in Franklin County.
“A UCC certificate of occupancy must be issued before a building or facility can be used.”
Required — Use or occupancy of a UCC-regulated building or facility in Franklin County.
“must be issued before a building or facility can be used”
Required — Use or occupancy of a UCC-regulated building or facility in Franklin County.
“A UCC certificate of occupancy must be issued before a building or facility can be used.”
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.”
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.”
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.”
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
Required — Driveways connecting to state highway land in Franklin County.
“You need a permit when you're building or changing a driveway”
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
Required — Construction in a floodplain subject to the Pennsylvania UCC.
“When construction will occur in a flood plain, documentation required in Section 1612.5 of the 2018 International Building Code shall be prepared and sealed by a registered design professional.”
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 Franklin County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Minimum dwelling sizeSpecified
Dwelling units in the Borough of Chambersburg Low-Density Residential District, Franklin County, Pennsylvania.
The rule applies to permitted dwellings in the Low-Density Residential District.
Basement area is excluded from the floor-area calculation.
The same provision states that lot coverage may not exceed 30%.
minimum floor area for permitted dwellings: >= 900 square feet (Basement area is not included)
“The lot coverage, excluding areas paved but with no structure erected thereon, shall be no more than 30%; however, permitted dwellings shall have not less than 900 square feet of floor area, not including any basement area.”
Minimum lot sizeSpecified
Dwelling lots in the Borough of Chambersburg Low-Density Residential District, Franklin County, Pennsylvania.
The listed lot-area requirements are per dwelling unit.
The cited provision covers single-family detached, single-family semidetached, and two-family dwellings in the Low-Density Residential District.
single-family detached minimum lot area: >= 6000 square feet per dwelling unit · single-family semidetached minimum lot area: >= 6000 square feet per dwelling unit · two-family dwelling minimum lot area: >= 6000 square feet per dwelling unit
“For each type of dwelling, the lot area per dwelling unit shall be no less than indicated below: Single-family detached dwelling: 6,000 square feet. Single-family semidetached dwelling: 6,000 square feet per dwelling unit. Two-family dwelling: 6,000 square feet per dwelling unit.”
SetbacksSpecified
Residential lots in the Borough of Chambersburg Low-Density Residential District, Franklin County, Pennsylvania.
Each residential lot must provide front, side, and rear yards at least the stated dimensions.
On a corner lot, the side yard abutting the street may need to be increased to ensure clear visibility at the intersection of the two streets.
A semidetached dwelling must have one side yard at least 10 feet wide.
front yard depth: >= 25 feet · side yard width: >= 10 feet (Corner-lot side yard abutting a street may be increased for clear visibility; semidetached dwellings require one side yard of at least 10 feet) · rear yard depth: >= 30 feet
“Each residential lot shall have front, side and rear yards of not less than the depth or width indicated below: Front yard depth: 25 feet. Side yard width: 10 feet. On a corner lot, the side yard abutting the street shall be a minimum of 10 feet but may be increased in order to ensure clear visibility at the intersection of the two streets. There shall be one side yard for each single-family semidetached dwelling which shall be not less than 10 feet in width. Rear yard depth: 30 feet.”
Living in an RVLimited
Long-term or residential RV occupancy within the Borough of Greencastle, Franklin County, Pennsylvania.
No recreational vehicle may be used for living, sleeping, human habitation, or housekeeping at any time regardless of where parked or stored.
A visitor of a resident may use the RV for living and sleeping only when it is parked on the residential lot.
Each visitor-use period may not exceed seven consecutive calendar days.
The aggregate of visitor-use periods may not exceed 14 calendar days per year.
maximum visitor-use period: <= 7 calendar days (Each singular period of visitor use) · maximum aggregate visitor use: <= 14 calendar days per year (Combined visitor-use periods)
“No recreational vehicle shall be used for purposes of living, sleeping, human habitation or housekeeping purposes at any time regardless of where parked or stored; provided, however, that a recreational vehicle owner by visitors of the residents of the dwelling situate on the residential lot may park and use the recreational vehicle for living and sleeping purposes as follows: The visitor's recreational vehicle shall be parked on the residential lot. Any singular period of such use shall not exceed seven consecutive calendar days. The combination of all periods of such use shall not exceed a total of 14 calendar days per year.”
One more reviewed finding on this topic
Prohibited — Use of recreational vehicles as a dwelling place, living abode, or sleeping place while parked or stored on any lot in the Borough of Chambersburg, Franklin County, Pennsylvania.
“Recreational vehicles shall not be used as a dwelling place, living abode, or sleeping place while parked or stored on any lot.”
Set by your town or city, not the county
In Pennsylvania, zoning is adopted by each town or city, so Franklin 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.
Lot coverage
Building height
Camping on your land
Tiny homes
Accessory dwellings
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Mandatory utility hookup — Water or sewer connection requirements for development in Franklin County.
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 Franklin County, Pennsylvania
Is Franklin County a good place to live off-grid or homestead?
Franklin County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: mixed durability signals and workable self-sufficiency basics: 42.8″/yr rainfall and 48.4% wooded land. Watch-outs: about 40,865 people within a 30-minute drive.
Do you need a building permit in Franklin County, Pennsylvania?
Franklin County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Municipal Sewage Enforcement Officer (Act 537 local agency), overseen by PA DEP. 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 Franklin County, Pennsylvania?
Land in Franklin County runs about $8,855 per acre, based on the latest county data.
What is the water situation in Franklin County?
Franklin County gets about 42.8" of rain a year, with severe drought in roughly 0.5% of years.
How remote is Franklin County?
A representative private-land location has about 40,865 people within a 30-minute drive and 6,517,730 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.
