Bolthole Index

Lancaster County, Pennsylvania

Building permits, zoning and septic rules in the Borough of Ephrata, Pennsylvania

Inside the Borough of Ephrata, Lancaster County, Pennsylvania, a building permit must be issued before any construction begins1. The borough adopted its own zoning chapter2 and enforces the state Uniform Construction Code as its municipal building code3. Septic permits come from a local sewage agency under state law, and we could not confirm which agency covers Ephrata4.

At a glance

Building permit
Required before any construction; applications go to the borough1
Building code
Pennsylvania Uniform Construction Code, adopted as the borough's municipal building code3
Zoning
Borough zoning chapter with its own districts; check the parcel's district25
Residential permit fee
$50 for the first $1,000 of construction cost, then $8 per additional $1,0001
Manufactured homes
Permitted in RLD, RMD and RHD, special exception in LPD, not permitted in CD6
Septic
Permit from the local sewage agency; which agency covers Ephrata is unconfirmed47

Who to call

Building permits

Ephrata Borough Office (building and zoning permits)

Building permits, zoning permits, inspections and code enforcement inside Ephrata borough limits

717-738-9222

124 S. State Street, Ephrata, PA 17522

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 Borough of Ephrata means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in the Borough of Ephrata?

Yes. Inside Ephrata borough, a building permit must be issued before any construction takes place1. The borough lists new buildings, additions, structural remodeling, decks, sheds, fences, garages and swimming pools among the work that needs one1. Siding, gutters, and door or window replacement do not need a permit1.

The rules behind the permit are Pennsylvania's Uniform Construction Code, which the borough adopted by reference as its municipal building code3. A final inspection and a certificate of occupancy are part of the state process before a residence can be used8.

We could not confirm the borough's own written inspection or owner-builder rules, so ask the borough office how it handles owner-built work.

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

The Ephrata Borough office at 124 S. State Street, Ephrata, PA 17522, takes building and zoning permit applications; the phone number is 717-738-92221. The borough's code and zoning page describes its services as inspections, permits, code enforcement, zoning maps and ordinance information1.

The borough's council decides by resolution how the Uniform Construction Code is administered, so some inspection work may go through a contracted agency9. Fees are set by council resolution and can change10.

These are borough offices. Lancaster County does not issue building permits for Ephrata addresses; permits are administered by each municipality under the state code11.

Does Ephrata have zoning, and what does it mean for lot size, setbacks and manufactured homes?

Yes. The Borough of Ephrata adopted its own zoning chapter in 20192, and every parcel in the borough falls into one of its zoning districts5. Lancaster County does not set Ephrata's zoning; each of the county's municipalities administers its own ordinance12.

Rules change by district. In the RLD Low Density Residential District, a single-family detached dwelling needs a minimum lot of 7,500 square feet13. RLD setbacks are 25 feet in front, 25 feet in the rear and 10 feet on the side, with 15 feet along the second street of a corner lot14. Building coverage is capped at 35 percent15, and height at 40 feet or 3 stories, whichever is more restrictive16.

A manufactured home as a single-family detached dwelling is permitted in RLD, RMD and RHD, needs a special exception in LPD, and is not permitted in CD, subject to additional requirements in § 319-26A(30)6. A unit for care of a relative is permitted in RLD, RMD and RHD17.

Can you live in an RV or tiny home in Ephrata?

We could not confirm any rule on RV occupancy, temporary camping or tiny homes in Ephrata's zoning materials. Ask the borough office at 717-738-9222 before buying or parking a camper on a lot1.

Pennsylvania's published camping limits apply to state park campgrounds, not to private lots, and do not answer the question of living in an RV on your own land18. A tiny home built as a permanent dwelling would still go through the building permit and zoning review described above1.

How do septic permits work inside Ephrata?

Pennsylvania requires a permit from the local sewage agency before an on-lot septic system is installed, built, occupied or used4. Local agencies can be municipalities, joint municipal groups, counties or county health departments, and they employ Sewage Enforcement Officers7.

The borough's code includes an on-lot sewage article, but we could not confirm which agency issues septic permits for Ephrata addresses, or whether a given lot is on public sewer. Ask the borough office at 717-738-92221. Septic permits are separate from the borough's building permits.

Private wells: homeowners who drill their own well on their own land are excluded from Pennsylvania's driller licensing requirement19. We could not confirm whether the borough regulates private wells.

Building a home in Ephrata: the steps, in order

  1. Confirm the parcel's zoning district with the borough office and check the lot size, setback and coverage limits for that district5.
  2. If the lot has no public sewer, ask the borough office which local agency handles septic permits, then apply for the septic permit first4.
  3. If the driveway will connect to a state highway, a PennDOT highway occupancy permit is required before driveway access is permitted20.
  4. File the building permit application with the borough before any work starts, and pay the permit fee1.
  5. Build to the Uniform Construction Code and keep the work accessible for inspections21.
  6. Pass the final inspection and get a certificate of occupancy before moving in22.

What stays with Lancaster County, and what to check before you buy in Ephrata

Land outside Ephrata's borough limits follows a different municipality's rules, so see the Lancaster County page for the wider picture. County planning staff give advisory reviews of subdivision and land-development plans in all 60 municipalities, and the relevant municipality must also approve them23. We could not confirm Ephrata's own subdivision or floodplain permit process, so ask the borough office if the lot is large enough to divide or sits near a stream1.

In a floodplain, Uniform Construction Code construction needs documentation sealed by a registered design professional24. Countywide figures: the effective property tax rate in Lancaster County is 1.4 percent25, the median property tax bill is $3,941 a year26, and the typical home value is $392,78027.

Watch-outs

  • Ephrata borough rules apply only inside borough limits; a parcel with an Ephrata mailing address can sit in a neighboring township with different zoning and permit offices12.
  • Zoning dimensions in this guide are for the RLD Low Density Residential District only; other districts have different lot sizes, setbacks and allowed uses5.
  • Permit fees are set by council resolution and can change, so confirm the current fee chart with the borough before budgeting10.
  • We could not confirm who issues septic permits in Ephrata or the rules for RV living, tiny homes and private wells; call the borough office at 717-738-92221.

Sources

  1. Ephrata Borough Office (building and zoning permits) (ephrataboro.org)
  2. Chapter 319: Zoning - Borough of Ephrata, PA (Borough of Ephrata), quoted and re-checked
  3. Chapter 152: Construction Codes, Uniform - Borough of Ephrata, PA (Borough of Ephrata), quoted and re-checked
  4. 25 Pa. Code § 72.22. Permit issuance (Pennsylvania statewide rule), quoted and re-checked
  5. Chapter 319 Attachment 4: Dimensional Requirements (Borough of Ephrata), quoted and re-checked
  6. Chapter 319 Attachment 2: Allowed Uses in Primarily Residential Districts (Borough of Ephrata), quoted and re-checked
  7. Municipal On Lot Sewage Service Areas, quoted and re-checked
  8. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  9. Chapter 152: Construction Codes, Uniform - Borough of Ephrata, PA (Borough of Ephrata), quoted and re-checked
  10. Chapter 152: Construction Codes, Uniform - Borough of Ephrata, PA (Borough of Ephrata), quoted and re-checked
  11. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  12. Simplified Zoning, quoted and re-checked
  13. Chapter 319 Attachment 4: Dimensional Requirements (Borough of Ephrata), quoted and re-checked
  14. Chapter 319 Attachment 4: Dimensional Requirements (Borough of Ephrata), quoted and re-checked
  15. ecode360.com (Borough of Ephrata), quoted and re-checked
  16. ecode360.com (Borough of Ephrata), quoted and re-checked
  17. Chapter 319 Attachment 2: Allowed Uses in Primarily Residential Districts (Borough of Ephrata), quoted and re-checked
  18. RV and Tent Campsites (Pennsylvania statewide rule), quoted and re-checked
  19. Apply for a Water Well Drillers License and Rig Permit, quoted and re-checked
  20. Pennsylvania Uniform Construction Code Chapter 403, quoted and re-checked
  21. Pennsylvania Uniform Construction Code Chapter 403, quoted and re-checked
  22. Pennsylvania Uniform Construction Code Chapter 403, quoted and re-checked
  23. LCPD Review of Subdivision and / or Land Development Plans, quoted and re-checked
  24. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data
  27. Typical home value (Zillow): Bolthole Index county data

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 Borough of Ephrata

Borough of Ephrata’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction subject to the municipal building code inside Ephrata borough.

    • The incorporated Uniform Construction Code is amended from time to time.
    “The Uniform Construction Code, contained in 34 Pa. Code, Chapters 401-405, as amended from time to time, is hereby adopted and incorporated herein by reference as the municipal building code of the Borough of Ephrata.”
  • Local zoningPresent (with conditions)

    Land inside Ephrata borough limits.

    • Chapter 319 was adopted by Borough Council and is subject to its stated applicability and administration provisions.
    “Chapter 319 Zoning [...] [HISTORY: Adopted by the Borough Council of the Borough of Ephrata 8-12-2019 by Ord. No. 1550]”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Ephrata borough.

    • The dimensional schedule includes primarily residential and primarily nonresidential district tables and stated notes/exceptions.
    “The Borough of Ephrata is hereby divided into zoning districts of different types to carry out the objectives of this chapter. Each parcel of land and every structure in the Borough, except as otherwise provided by law or by this chapter, shall be subject to the regulations specified for the district in which it is located.”
  • Manufactured homesLimited

    Manufactured/mobile homes proposed as single-family detached dwellings inside Ephrata borough.

    • The use table makes this subject to the additional requirements in § 319-26A(30); it is permitted in RLD, RMD, and RHD, special-exception use in LPD, and not permitted in CD according to the table.
    “Single-family detached dwelling [Note - Manufactured/mobile homes shall meet the additional requirements of § 319-26A(30)] P P P SE in LPD N in CD”
  • Accessory dwellingsLimited

    A unit for care of a relative as an accessory use inside Ephrata borough.

    • The shown use is permitted in RLD, RMD, and RHD and not permitted in LPD or CD; other accessory dwelling forms were not resolved.
    “Unit for care of relative [See § 319-27D(19)] P P P N”
  • Permit feesVariable (with conditions)

    Uniform Construction Code administration and enforcement inside Ephrata borough.

    • Fees are established by Borough Council resolution from time to time.
    “Fees assessable by the Borough of Ephrata for the administration and enforcement undertaken pursuant to this chapter and the Code shall be established by the Council of the Borough of Ephrata by resolution from time to time.”
  • Permit processPartial

    Administration and enforcement of the Uniform Construction Code inside Ephrata borough.

    • Council determines the administration/enforcement method from time to time by resolution.
    “Administration and enforcement of the Code within the Borough of Ephrata shall be undertaken in any of the following ways as determined by the Council of the Borough of Ephrata from time to time by resolution:”

Rules another office applies inside Borough of Ephrata

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

  • Minimum lot sizeDistrict specific (with conditions)

    Single-family detached dwellings in the RLD Low Density Residential District inside Ephrata borough.

    • The dimensional attachment lists a 7,500-square-foot minimum lot area for this use.

    minimum lot area: 7500 square feet (Single-family detached dwelling in RLD)

    “1. RLD Low Density Residential District: a) Single-family detached dwelling [...] a) 7,500”
  • SetbacksDistrict specific (with conditions)

    Single-family detached dwellings in the RLD Low Density Residential District inside Ephrata borough.

    • Corner-lot second-street front setback is 15 feet; listed dimensional-table notes and exceptions apply.

    minimum front yard setback: 25 feet (15 feet along the second street on a corner lot) · minimum rear yard setback: 25 feet · minimum side yard setback: 10 feet (single-family detached dwelling in RLD)

    “All uses: 25; on a corner lot, 15 along the second street All uses: 25 a) 10 c) 15”
  • Lot coverageDistrict specific (with conditions)

    Uses in the RLD Low Density Residential District inside Ephrata borough.

    • Table notes and exceptions apply.

    maximum building coverage: 35 percent (All uses in RLD)

    “Maximum Percent Building Coverage [Note E] [...] All uses: 35%”
  • Building heightDistrict specific (with conditions)

    Uses in the RLD Low Density Residential District inside Ephrata borough.

    • The table references §§ 319-21 and 319-63B; the more restrictive height measure controls.

    maximum building height: 40 feet (3 stories if more restrictive)

    “All uses: 40 feet or 3 stories, whichever is more restrictive”

Still unanswered

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

  • Building permit — Residential construction inside Ephrata borough.
  • Owner-builder exemption — Owner-built residential construction inside Ephrata borough.
  • Inspections — Residential construction inside Ephrata borough.
  • Certificate of occupancy — Residential occupancy inside Ephrata borough.
  • Minimum dwelling size — Dwellings inside Ephrata borough.
11 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Agricultural exemption
  • Subdividing land
  • Building in a floodplain

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 Borough of Ephrata publishes no rule on the point, not that none exists. Lancaster County’s page lists the county offices to call.

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