Bolthole Index

Montgomery County, Pennsylvania

Building permits, zoning and septic rules in Lower Moreland Township, Pennsylvania

Lower Moreland Township, in Montgomery County, Pennsylvania, requires a building permit for most construction, plumbing and electrical work, and the Township's own Building Department issues it1. The Township adopts its own zoning ordinance and zoning map2. Where public sewer is accessible, a new occupied building must connect to it instead of using a septic tank34; Montgomery County's Office of Public Health handles on-lot septic permits5.

At a glance

Building permit
Required for most construction, plumbing and electrical work; issued by the Township1
Building code
Pennsylvania Uniform Construction Code, adopted by the Township6
Zoning
Township zoning ordinance with an Official Zoning Map and districts2
Sewer
New occupied buildings must connect to Township sewer where it is accessible3
Septic
Barred on property the Township sewer can reach; on-lot permits come from the county Office of Public Health45
Building permit fee
$350 per 500 square feet (or fraction) for a new single-family detached dwelling, plus a $4 state surcharge7
Review time
15 business days for a residential application8
Wells
Montgomery County requires an Office of Public Health permit for drinking-water wells9

Who to call

Building permits

Lower Moreland Township Building Department

Building, plumbing and electrical permits, right-of-way permits, certificates of occupancy, and zoning review for Lower Moreland Township

215-947-3100

640 Red Lion Road, Huntingdon Valley, PA 19006

Septic permits

Montgomery County Office of Public Health (OPH)

On-lot sewage permits and inspections and individual water-supply well permits in Montgomery County

610-278-5117

publichealth@montgomerycountypa.gov

1430 DeKalb Street, PO Box 311, Norristown, PA, 19404-0311

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 Lower Moreland 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 Lower Moreland Township, PA?

Yes. Lower Moreland Township requires a permit for most general construction, plumbing and electrical projects, and also for signs, fences, sheds, gazebos, pergolas, sidewalks, driveway aprons, widening a driveway and swimming pools greater than 24 inches110. The Township has adopted Pennsylvania's Uniform Construction Code as its building code6. Listed exceptions include painting or wall covering, general landscaping, re-shingling a roof, siding, and replacing (but not moving) certain plumbing fixtures, cabinets or counter tops1.

Work done before a permit is issued can result in doubled fees1. Pennsylvania also requires a certificate of occupancy before a UCC-regulated building is used11. We could not confirm any Township owner-builder rule; ask the Building Department.

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

The Township's own Building Department issues building permits inside Lower Moreland Township; the county does not110. Call 215-947-3100 or visit 640 Red Lion Road, Huntingdon Valley10.

A residential application takes 15 business days to turn around, and a commercial one 308. Architectural or engineer-stamped plans and a professional survey are required for all permits unless the Building Department waives them8. For a new single-family detached dwelling the published fee is $350 per 500 square feet or fraction thereof, including basement and garage, plus the $4 Pennsylvania Act 157 surcharge on every building permit7. Fees are revised by Commissioners' resolution, so confirm the current schedule before you budget.

Does Lower Moreland Township have zoning?

Yes. Lower Moreland Township has its own zoning chapter and an Official Zoning Map that divides the township into districts with different regulations2. Montgomery County does not run a single county zoning ordinance; its municipalities make land-use and zoning decisions individually12. Pennsylvania's state guidance likewise sends zoning questions to the township where the land sits13.

We could not confirm the township's minimum lot sizes, setbacks, height limits, minimum home size, or its rules on RVs, tiny homes, accessory dwellings and short-term rentals. Those depend on the zoning district, so read the zoning chapter for your parcel's district or ask the Township's zoning staff before you buy10. Statewide rules about state park campgrounds do not answer whether you can live in an RV on private land.

Subdivisions and land development are regulated by the Township, with the county Planning Commission giving advisory review only1415.

How do septic permits work in Lower Moreland Township?

Sewer comes first. Where a property is accessible to the Township sewer system, the owner of a newly erected occupied building must connect at their own expense3. On that same accessible property, a privy, cesspool, sinkhole or septic tank is unlawful4. The Township's rule does not tell us what applies to property the sewer cannot reach, and we could not confirm a Township on-lot septic rule.

For on-lot systems, Montgomery County's Office of Public Health requires a permit to construct or modify one, and Sewage Enforcement Officers inspect the installed system and approve it for use516. The process starts with soil probes and percolation tests, then a design and application if the site is suitable17. Drinking-water, irrigation and geothermal wells in Montgomery County also need an Office of Public Health permit before installation9. Call the Office of Public Health at 610-278-511718.

Building a home in Lower Moreland Township: the steps, in order

  1. Confirm your parcel's zoning district and what it allows with the Township, since the zoning chapter sets the use and dimensional rules2.
  2. Find out whether public sewer reaches the lot; if it does, plan to connect3. If not, contact the Office of Public Health about a site evaluation17.
  3. If the project involves subdivision or land development, expect Township review plus advisory county review1415.
  4. Apply to the Township Building Department with stamped plans and a survey, unless waived8.
  5. If your driveway meets a state highway, PennDOT requires a highway occupancy permit19; any work in a Township sidewalk, driveway apron, gutter or street needs a right-of-way permit20.
  6. Pass the required inspections and obtain the certificate of occupancy before moving in2111.

What stays with Montgomery County, and what should you check before you buy in Lower Moreland?

Septic permits and well permits stay with the county Office of Public Health, not the Township59. For land outside the township, see the Montgomery County page.

Before you buy, check floodplain status: construction inside the Township's Floodplain Conservation District needs a permit22. Taxes: Montgomery County's effective property tax rate is about 1.4%23, and the typical home value in the county is about $504,17924. County-level figures like these are context only; farmland there is valued around $21,260 per acre25. Lower Moreland is a suburban township, not raw rural land, so the county's population density is about 1,799 people per square mile26.

Watch-outs

  • Where public sewer is accessible, a septic tank is unlawful on the property, so a septic-based plan only works on land the Township sewer cannot reach4.
  • Work started without a building permit can be charged double fees1.
  • We could not confirm lot-size, setback, RV, tiny-home, accessory-dwelling or short-term-rental rules; ask the Township's Building Department, which handles zoning review, before you buy10.
  • Construction inside the Floodplain Conservation District requires a permit, and hospitals, nursing homes, jails, prisons and manufactured-home parks need a special permit22.

Sources

  1. Building Department - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  2. Chapter 208: Zoning - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  3. Article II: Sanitary Sewer System - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  4. Article II: Sanitary Sewer System - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  5. On-Lot Sewage Permitting, quoted and re-checked
  6. Chapter 82: Building Construction - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  7. Chapter A214: Fees - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  8. Building Department - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  9. Individual Water Supply Well Permitting, quoted and re-checked
  10. Lower Moreland Township Building Department (lowermoreland.org)
  11. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  12. Homes For All, quoted and re-checked
  13. Local Registrations, Permits, Zoning (Pennsylvania statewide rule), quoted and re-checked
  14. Chapter 180: Subdivision and Land Development - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  15. Subdivision & Land Development Reviews, quoted and re-checked
  16. On-Lot Sewage Permitting, quoted and re-checked
  17. On-Lot Sewage Permitting, quoted and re-checked
  18. Montgomery County Office of Public Health (OPH) (montgomerycountypa.gov)
  19. Apply for a PennDOT Highway Occupancy Permit (Pennsylvania statewide rule), quoted and re-checked
  20. Building Department - Township of Lower Moreland, PA (Lower Moreland Township), quoted and re-checked
  21. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  22. Township of Lower Moreland, PA Administration (Lower Moreland Township), quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Typical home value (Zillow): Bolthole Index county data
  25. Farmland value per acre (USDA census): Bolthole Index county data
  26. Population density: 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 Lower Moreland Township

Lower Moreland Township’s own rules

  • Building permitRequired

    Most general construction, plumbing, and electrical projects in Lower Moreland Township.

    • The Township page identifies listed exceptions, including painting or wall covering, general landscaping, re-shingling a roof, specified replacement plumbing fixtures, cabinets or counter tops, and siding.
    • Work performed without first obtaining a permit can result in doubled fees.
    “You will need to obtain a permit for most general construction, plumbing and electrical projects. A permit is also required for signs, fences (new or replacement), sheds, gazebos, pergolas, sidewalks, driveway apron, widening driveway and swimming pools greater than 24".”
  • Building code adoptedAdopted (with conditions)

    Construction subject to the building code in Lower Moreland Township.

    • The incorporated Uniform Construction Code is amended from time to time.
    “The Uniform Construction Code (hereinafter referred to as "the code") contained in 34 Pa. Code, Chapters 401 through 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the building code of Lower Moreland Township.”
  • Local zoningPresent (with conditions)

    Land and structures inside Lower Moreland Township, Montgomery County, Pennsylvania.

    • Land use and structures must conform to the regulations and procedures for the applicable zoning district and other applicable Township code provisions.
    “Establish an Official Zoning Map dividing Lower Moreland Township into zoning districts with varying regulations.”
  • Off-grid sanitationProhibited

    Property accessible to the Township sewer system inside Lower Moreland Township.

    • The prohibition applies to accessible property; this finding does not establish the rule for property not accessible to the sewer system.
    “It shall be unlawful for any person owning any property accessible to the sewer system to erect, construct or use or maintain or cause to be erected, constructed, used or maintained any privy, cesspool, sinkhole, septic tank or other receptacle on such premises or otherwise at any time to erect, construct, use or maintain any pipe, conduit, drain or other facility for the discharge of sanitary sewage into the gutters of the Township, the storm sewers of the Township or upon public or private property or otherwise except into the sewer system.”
  • Mandatory utility hookupSewer (with conditions)

    A newly erected occupied building on property accessible to the Township sewer system inside Lower Moreland Township.

    • Connection is at the owner's expense.
    • For existing occupied buildings that later become accessible, connection is due within 90 days after Township notice.
    “All persons owning any property accessible to the sewer system upon which an occupied building is hereafter erected shall, at the time of the erection of such building and at their own expense, connect the same with the sewer system.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land development inside Lower Moreland Township.

    • The chapter includes applicability, enforcement, fees and escrow, final-plan approval restrictions, and separate procedures for sketch, preliminary, final, and minor-subdivision plans.
    “Chapter 180 Subdivision and Land Development”
  • Driveway accessRequired

    Work within sidewalks, driveways, gutters, or streets in Lower Moreland Township public rights-of-way.

    • Work is prohibited unless permitting has been obtained and it complies with state and local specifications.
    • All right-of-way work requires specified liability insurance.
    “Any work within the sidewalks, driveways, gutters or street will require a right-of-way permit.”
  • Building in a floodplainRequired

    Construction or development within the Floodplain Conservation District (FCD) inside Lower Moreland Township.

    • A proposed hospital, nursing home, jail, prison, or manufactured-home park requires the Chapter 108 Article 8 special permit.
    • The Floodplain Administrator may issue a permit only after conformance with applicable requirements and verification of other necessary state and federal permits.
    “A permit shall be required before any construction or development is undertaken within the FCD. In the case of a proposed hospital, nursing home, jail, prison, or manufactured home park, the permit referred to here would be the special permit set forth in Article 8 of this chapter.”
  • Permit feesPublished (with conditions)

    Township construction and other listed permits inside Lower Moreland Township.

    • Fees are adopted and revised from time to time by Township Commissioners' resolution.
    • The published schedule requires a $4 Pennsylvania Act 157 surcharge for all building permits.

    single-family detached dwelling new-construction fee: per 350 USD per 500 square feet or fraction thereof (Including basement and garage; plus the applicable Pennsylvania Act 157 surcharge.)

    “Single-family detached dwelling, per each 500 square feet or fraction thereof, including basement and garage | $350”
  • Permit processPublished (with conditions)

    Residential and commercial building-permit applications in Lower Moreland Township.

    • Architectural/engineer-stamped plans and a professional survey are required for all permits unless waived by the Township Building Department.

    residential permit application turnaround: 15 business days · commercial permit application turnaround: 30 business days

    “The turn around time for a residential permit application is 15 business days and 30 business days for a commercial permit application.”

Still unanswered

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

  • Owner-builder exemption — Owner-built residential construction inside Lower Moreland Township.
  • Minimum dwelling size — Single-family residences in Lower Moreland Township zoning districts.
  • Minimum lot size — Single-family residential districts in Lower Moreland Township.
  • Setbacks — Single-family residential districts in Lower Moreland Township.
  • Lot coverage — Residential zoning districts in Lower Moreland Township.
12 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • 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 Lower Moreland Township publishes no rule on the point, not that none exists. Montgomery County’s page lists the county offices to call.

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