Bolthole Index

Lancaster County, Pennsylvania

Zoning, building permits and septic rules in Elizabeth Township, Pennsylvania

Elizabeth Township, Pennsylvania (Lancaster County) requires a zoning permit for every proposal, plus a Uniform Construction Code building permit whenever the project needs UCC approval1. The Township appoints two private agencies to review plans and inspect the work2. Septic permits come from the Township's Sewage Enforcement Officer3.

At a glance

Zoning permit
Required for all proposals1
Building permit
Required when the project needs Uniform Construction Code approval1
Plan review and inspections
Applicant picks one of two Township-appointed agencies2
Driveway permit
Required before a zoning permit for new homes; PennDOT permit also needed on state roads4
Septic permit
Required for new and replacement on-lot systems; Sewage Enforcement Officer5
Certificate of occupancy
Required before a permitted structure is occupied6
RV or tiny-home living
Not confirmed; ask the Zoning Officer7

Who to call

Building permits

Elizabeth Township office

Township office where zoning and building permit applications are picked up and zoning fees are paid

(717) 626-4302

info@elizabethtownship.net

423 Southview Drive, Lititz, PA 17543

Zoning

Elizabeth Township Zoning Officer

Zoning permits, subdivision questions and the building permit procedure for the Township

717.898.3402

Septic permits

Elizabeth Township Sewage Enforcement Officer

Testing and permits for new and replacement on-lot sewage disposal systems

717-989-8439

seosvcs@ptd.net

Building permits

Associated Building Inspections, Inc. (ABI)

Plan review and inspections under the Uniform Construction Code, one of two agencies the applicant may choose

717.733.1654

1248 West Main St, Suite 23 Ephrata, PA 17522

Building permits

Commonwealth Code Inspection Service, Inc. (CCIS)

Plan review and inspections under the Uniform Construction Code, the other agency the applicant may choose

717.664.2347

176 Doe Run Road Manheim, PA 17545

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

Off-grid gear

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

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Do you need a building permit in Elizabeth Township, PA?

Yes, for most construction. Elizabeth Township requires a zoning permit application for all proposals, and a building permit and plans examination application whenever the proposal needs approval under the Uniform Construction Code1. Pennsylvania's UCC requires the property owner or an authorized representative to obtain a building permit before construction or building work begins8.

Statewide exemptions exist for limited work such as fences no more than 6 feet high and uncovered decks no more than 30 inches above grade, but only if the work violates no law or ordinance9. Agricultural buildings are excluded from the state Construction Code Act when they contain no habitable space, though municipal zoning can still apply10.

We could not confirm whether Elizabeth Township offers any owner-builder shortcut, so ask the Zoning Officer before you start.

Who issues building permits in Elizabeth Township, and how do you reach them?

Elizabeth Township handles both halves of the process. The Zoning Officer reviews the zoning permit application first, then forwards a compliant application to the code enforcement agency you selected11. The Township's Board of Supervisors appointed two agencies, Associated Building Inspections, Inc. (ABI) and Commonwealth Code Inspection Service, Inc. (CCIS), to administer and enforce the Uniform Construction Code, and the applicant must pick one21213.

Plans go in as three sets13. Fees are split: ABI's review and inspection fees are paid directly to ABI, CCIS fees are paid by check at permit pickup, and zoning permit fees are paid separately to the Township at pickup14. The Township no longer accepts online applications, so print the PDF application15.

For questions on the procedure, call the Zoning Officer at 717.898.34027. The Township office is at 423 Southview Drive, Lititz, PA 17543, phone (717) 626-430215.

Does Elizabeth Township have zoning, and what does it mean for RVs, tiny homes and lot size?

Yes. Elizabeth Township has its own Zoning Ordinance, and its permit package tells applicants to comply with it alongside the Township Storm Water Management Ordinance16. Zoning in Lancaster County is set municipality by municipality, so the county's planning staff do not decide a parcel's rules17.

A project that does not comply with the ordinance may need a variance or special exception from the Zoning Hearing Board before a zoning permit can be issued7.

Lot size, setbacks and dwelling size depend on the zoning district your parcel sits in. We could not confirm a Township-wide minimum dwelling size, and we found no Township rule on tiny homes, accessory dwelling units or short-term rentals. The Zoning Officer can tell you the district and its dimensional rules for a specific parcel.

How do septic permits work inside Elizabeth Township?

Septic permits come from the Township's Sewage Enforcement Officer, not from a county health department. Elizabeth Township states that sewage permits are required for new and replacement on-lot sewage disposal systems, and it directs applicants to the Sewage Enforcement Officer to discuss testing and permit requirements518. Under Pennsylvania's Act 537, local agencies such as municipalities issue on-lot sewage permits19.

The state has a narrow exemption for an owner or immediate-family residence on a contiguous tract of at least 10 acres, with an owner-of-record date condition, and a municipality may still require a permit by ordinance20. Because Elizabeth Township tells applicants that new systems need a permit, confirm with the Sewage Enforcement Officer before counting on the exemption.

We did not find a Township rule on septic inspections, so ask about them when you call18.

Can you live in an RV or tiny home on your land in Elizabeth Township?

We could not confirm a Township-wide rule on living in a recreational vehicle on private land, on temporary camping, or on tiny-home or manufactured-home occupancy in Elizabeth Township. Because the Township sets its own zoning, the answer sits in the Township Zoning Ordinance and your parcel's district, so the Zoning Officer is the person to ask before you park or place anything7.

Statewide, a manufactured home that arrives labeled and is installed to the manufacturer's design is largely outside the UCC, but utility connections, grading and later additions still fall under it, and the rule does not settle zoning or septic approval21. Pennsylvania's camping-night limits apply to state park campgrounds, not to your own land.

Building a home in Elizabeth Township: the steps, in order

  1. Ask the Zoning Officer which zoning district your parcel is in and whether your plan complies; subdividing is also handled through the Zoning Officer7.
  2. Call the Sewage Enforcement Officer to schedule testing and learn the septic permit requirements and fees518.
  3. Get a valid driveway permit, which the Township requires for new residential construction before a zoning permit is issued, and a PennDOT Highway Occupancy Permit as well if the driveway meets a state road4.
  4. Submit the zoning permit application with a plot plan17.
  5. Choose ABI or CCIS for plan review and inspections and file the building permit application with three sets of plans2.
  6. Pick up the permits and pay the fees14.
  7. Pass the inspections, which cover footers, foundation, framing, electrical, plumbing and heating, then final inspection22.
  8. Receive the Certificate of Use and Occupancy from the Zoning Officer before anyone moves in6.

What stays with Lancaster County, and what to check before you buy land in Elizabeth Township?

Building permits, zoning and septic permits are all handled in the Township, but subdivision and land-development plans must also comply with the Lancaster County Subdivision and Land Development Ordinance16. The Lancaster County Planning Department gives advisory reviews of those plans for all 60 county municipalities23. For land outside Elizabeth Township, see the Lancaster County page.

Before you buy, check four things. First, the parcel's zoning district. Second, soils: USDA rates about 45% of Lancaster County soils as not limited for a conventional septic drain field, so a site test still matters24. Third, floodplain: we could not confirm a Township floodplain permit rule, so ask the Zoning Officer, and note that state-law floodplain documentation must be sealed by a registered design professional for UCC construction in a floodplain25. Fourth, taxes: Lancaster County's effective property tax rate is about 1.4%26.

Watch-outs

  • Elizabeth Township directs applicants to the Sewage Enforcement Officer for septic testing and fees, and a state 10-acre septic exemption may not apply where the Township requires a permit520.
  • A valid driveway permit is required before the Township issues a zoning permit for new residential construction, and a PennDOT permit is also needed for access to a state highway4.
  • Occupying a structure before the Zoning Officer issues the Certificate of Use and Occupancy can mean work has to be removed and redone for inspection, and a delinquent-inspection fee may apply6.
  • A qualifying recreational cabin can be excluded from the UCC if the owner files affidavit form UCC-13 or proof of insurance with the municipality, but the sale paperwork must disclose the exemption, and we could not confirm how Elizabeth Township applies it27.
  • Rules on RVs, tiny homes, accessory dwellings and short-term rentals are unconfirmed in Elizabeth Township, so call the Zoning Officer before you buy7.

Sources

  1. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  2. FAQs – Elizabeth Township (Elizabeth Township), quoted and re-checked
  3. FAQs – Elizabeth Township (Elizabeth Township), quoted and re-checked
  4. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  5. FAQs – Elizabeth Township (Elizabeth Township), quoted and re-checked
  6. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  7. Elizabeth Township Zoning Officer (elizabethtownship.net)
  8. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  9. Part XIV, Uniform Construction Code, Chapter 403 Administration (Pennsylvania statewide rule), quoted and re-checked
  10. Pennsylvania Construction Code Act — Chapter 1 (Pennsylvania statewide rule), quoted and re-checked
  11. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  12. Associated Building Inspections, Inc. (ABI) (elizabethtownship.net)
  13. Commonwealth Code Inspection Service, Inc. (CCIS) (elizabethtownship.net)
  14. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  15. Elizabeth Township office (elizabethtownship.net)
  16. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  17. Simplified Zoning, quoted and re-checked
  18. Elizabeth Township Sewage Enforcement Officer (elizabethtownship.net)
  19. Municipal On Lot Sewage Service Areas, quoted and re-checked
  20. Pennsylvania Sewage Facilities Act, quoted and re-checked
  21. Pennsylvania Uniform Construction Code, Chapter 403 (Pennsylvania statewide rule), quoted and re-checked
  22. Elizabeth Township Zoning/Building Construction Permits Information & Procedures (Elizabeth Township), quoted and re-checked
  23. LCPD Review of Subdivision and / or Land Development Plans, quoted and re-checked
  24. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  25. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  26. Effective property tax rate: Bolthole Index county data
  27. Advisories — Advisory on Recreational Cabin Exclusion, quoted and re-checked

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Elizabeth Township

Elizabeth Township’s own rules

  • Building permitLimited

    Proposals inside Elizabeth Township requiring approval under the Uniform Construction Code.

    • A building-permit and plans-examination application is required when the proposal requires UCC approval.
    • The Township source does not state that every possible project requires UCC approval.
    “The applicant must complete the Zoning Permit application for all proposals. The Application for Building Permit and Plans examination must be completed if the proposal requires approval under the Uniform Construction Code (UCC).”
  • Building code adoptedAdopted (with conditions)

    Construction proposals inside Elizabeth Township that require approval under the Uniform Construction Code.

    • Applicant selects ABI or CCIS for plan review and inspections.
    • Three plan sets are required for submissions.
    “Note: The Elizabeth Township Board of Supervisors has appointed two agencies to administer and enforce the Uniform Construction Code. It is the permit applicant’s responsibility to select and identify one of the agencies below that would perform the plan review and the required inspections during the construction process. Three (3) sets of plans are required for all submissions.”
  • InspectionsRequired

    Construction inside Elizabeth Township that is subject to the Township's UCC process.

    • Applicant must select ABI or CCIS.
    • Listed inspections include footers, foundation, framing, electrical, plumbing, heating, and final inspections.
    “The Elizabeth Township Board of Supervisors has appointed Associated Building Inspections, Inc. (ABI) and Commonwealth Code Inspection Service, Inc. (CCIS) to perform all building/construction plan reviews and inspections for Elizabeth Township which include inspections for footers, foundation, framing, electrical, plumbing and heating components, and final inspections/certificates of occupancy for a project.”
  • Certificate of occupancyRequired

    Structures authorized by an Elizabeth Township zoning permit before occupancy.

    • The Zoning Officer must perform a final inspection and issue the Certificate of Use and Occupancy before occupation.
    • Occupied structures may require work to be removed and re-executed for inspection; a delinquent-inspection fee may apply.
    “I acknowledge that the Township requires that a final inspection be performed by the Zoning Officer and that the Zoning Officer issue a Certificate of Use and Occupancy before the structure which is authorized by this permit may be occupied.”
  • Who permits septicLocal (with conditions)

    On-lot sewage disposal systems inside Elizabeth Township.

    • Township directs applicants to its Sewage Enforcement Officer for testing and permit requirements.
    “Sewage Permits are required for new and replacement of on-lot sewage disposal systems. Contact the Sewage Enforcement Officer to discuss testing and permit requirements. Any malfunctions of on-lot sewage disposal systems must also be discussed with the Sewage Enforcement Officer.”
  • Septic permitRequired

    New and replacement on-lot sewage disposal systems inside Elizabeth Township.

    • Applicant must discuss testing and permit requirements with the Sewage Enforcement Officer.
    • The Sewage Enforcement Officer explains testing and permitting fees.
    “Sewage Permits are required for new and replacement of on-lot sewage disposal systems. Contact the Sewage Enforcement Officer to discuss testing and permit requirements.”
  • Driveway accessRequired

    New residential construction inside Elizabeth Township.

    • A valid driveway permit is required before issuance of the zoning permit.
    • For access to a state highway, a PennDOT Highway Occupancy Permit is also required.
    “REQUIRED FOR NEW RESIDENTIAL CONSTRUCTION PRIOR TO THE ISSUANCE OF A ZONING PERMIT: [...] B. Valid driveway permit (for both Township & PENNDOT owned roads)”
  • Permit feesVariable (with conditions)

    Zoning and building/construction permit applications inside Elizabeth Township.

    • ABI review and inspection fees are paid directly to ABI.
    • CCIS fees are paid by check at permit pickup.
    • Zoning-permit fees are separately paid to the Township at pickup.
    “All review and inspection fees related to the Building/Construction Permit by ABI are paid directly to ABI. Fees for CCIS are to be paid by check when the applicant obtains the permit at the Elizabeth Township office. Zoning Permit fees will be paid by separate check to the Elizabeth Township office at the time of permit pick-up.”
  • Permit processPublished (with conditions)

    Zoning and UCC construction permits inside Elizabeth Township.

    • Zoning Officer first reviews zoning compliance.
    • Complete compliant application is forwarded to the selected code-enforcement agency.
    • Agency may request additional information and provides approval/payment instructions.
    “The Zoning Officer will review the zoning permit application, and if it complies with the requirements of the Elizabeth Township Zoning Ordinance, the application will be forwarded to the selected code enforcement agency for review.”

Rules another office applies inside Elizabeth Township

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

  • Subdividing landRegulated (with conditions)

    Subdivision and land-development work inside Elizabeth Township.

    • Applicants must comply with the Lancaster County Subdivision and Land Development Ordinance.
    • Township zoning permit requirements and other applicable laws also apply.
    “The Applicant bears all responsibility for ensuring compliance with all applicable laws and regulations, including, but not limited to compliance with the Elizabeth Township Zoning Ordinance, the Elizabeth Township Storm Water Management Ordinance, the Lancaster County Subdivision and Land Development Ordinance, and Act 222, the Energy Conservation Act.”

Still unanswered

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

  • Owner-builder exemption — Owner-built residential work inside Elizabeth Township.
  • Minimum dwelling size — Single-family dwellings inside Elizabeth Township.
  • Living in an RV — Residential occupancy in a recreational vehicle on private land inside Elizabeth Township.
  • Camping on your land — Temporary camping on private land inside Elizabeth Township.
  • Tiny homes — Tiny-home occupancy inside Elizabeth Township.
7 more unanswered
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Mandatory utility hookup
  • Agricultural exemption
  • Building in a floodplain
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

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

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