Bolthole Index

Washington County, Pennsylvania

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

Buffalo Township in Washington County, Pennsylvania zones its own land1 and has adopted the Uniform Construction Code as its building code2, so a new home needs a building permit under that code3. Septic permits come from a Sewage Enforcement Officer employed by or contracted to the Township4. Washington County does not zone for the Township5.

At a glance

Zoning
Yes, set by the Township; districts include R-S, A-R, R-P, C-H and L-116
Building permit
Uniform Construction Code adopted as the Township building code23
Certificate of occupancy
Required before occupying a new structure7
Septic
Permit from the Township's Sewage Enforcement Officer48
Minimum lot, A-R district
One acre for a single-family dwelling9
Subdivision
Regulated by the Township, with county planning review1011

Who to call

Zoning

Buffalo Township Zoning Officer (Harshman CE Group)

Zoning questions and zoning permit applications for land inside Buffalo Township

724-993-4505

2455 Park Avenue Washington, PA 15301

Building permits

Buffalo Township (Uniform Construction Code administration)

Building permits and inspections under the Uniform Construction Code inside Buffalo Township

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 Buffalo Township means bringing your own water and power. The kit we’d start with:

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Does Buffalo Township, PA have zoning?

Yes. Buffalo Township adopted its zoning chapter through its Board of Supervisors1, and the Township is divided into R-S Suburban Residential, A-R Rural Agricultural, R-P Planned Residential Development, C-H Highway Commercial and L-1 Light Industrial districts, shown on the Zoning Map6. Washington County does not enforce zoning here; the county directs zoning questions to the municipality where the property sits5.

Lot size depends on the district. In the A-R Rural Agricultural District a single-family dwelling needs one acre9. In R-S Suburban Residential a sewered single-family lot needs 10,500 square feet and an unsewered one needs 1 acre12. State on-lot sewage standards apply where they are stricter9. R-S setbacks are 50 feet front, 15 feet side and 30 feet rear13.

We could not confirm Township rules on RV occupancy, tiny homes, accessory dwellings, minimum house size or short-term rentals. Ask the Township Zoning Officer14 before relying on any of these.

Do you need a building permit in Buffalo Township, and who issues it?

Pennsylvania requires a Uniform Construction Code (UCC) building permit before construction or building work begins3. Buffalo Township has adopted the UCC as its municipal building code2, and its code states that the Township elects to administer and enforce the Pennsylvania Construction Code Act15. Agricultural buildings are excluded from the UCC, but that does not exempt them from zoning, septic or floodplain rules16.

A certificate of occupancy is required before anyone occupies a new structure, a new owner or tenant moves into an existing one, or the use changes7. Fees are set by Township resolution17. We could not confirm a separate Township rule for owner-built homes, so plan on the same permit as any other builder.

Zoning permits are a separate step: applications go in writing to the Township Zoning Officer, with building and plot plans18.

How do septic permits work in Buffalo Township?

Buffalo Township runs its own on-lot sewage program. No one may install an on-lot sewage system that needs a permit until a Sewage Enforcement Officer employed by or contracted to the Township issues it4. Applicants apply to the Township's agency, except those who qualify for an exemption under Section 7(a)(1) of the state Sewage Facilities Act8.

Holding tanks are restricted. In the R-S and A-R districts, new holding tanks are no longer allowed for newly constructed homes19. Where a holding tank is allowed, the Sewage Enforcement Officer may inspect it at least once per year at the owner's expense20.

Soils matter: only 0.2% of Washington County soils rate as not limited for a conventional drain field, so expect a site evaluation and possibly an engineered system21.

Can you live in an RV or tiny home in Buffalo Township?

We could not confirm any Buffalo Township rule on RV occupancy, temporary camping or tiny homes. Because the Township zones its land1, the answer depends on the zoning district and the Zoning Officer's reading of the ordinance, so do not assume either way. Call the Zoning Officer14 before parking or placing anything on a lot. Mobile-home parks are a conditional use in R-S and A-R, but we could not confirm a rule for an individual manufactured home. Separately, Pennsylvania's UCC still regulates building permits and certificates of occupancy for installing new manufactured housing22.

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

  1. Confirm the zoning district and lot-size rules with the Zoning Officer14.
  2. If you are dividing land, submit the plan to the Township and the Washington County Planning Commission, which reviews it before the Township can approve11. The Township regulates subdivision and land development under an ordinance amended in its entirety in 202110.
  3. Get a septic permit from the Township's Sewage Enforcement Officer8.
  4. Get the Uniform Construction Code building permit2.
  5. Pass the required inspections23.
  6. Obtain the certificate of occupancy before moving in7.

What to check before you buy land in Buffalo Township

Check the zoning district on the Zoning Map, since lot size and setbacks differ by district6. Check whether the lot has public sewer, because R-S allows a smaller sewered lot12. Construction in a flood plain needs documentation sealed by a registered design professional24. Pennsylvania has no construction standards for private water wells, and homeowners drilling their own well are not covered by the driller licensing rule25; we could not confirm a Township well rule.

Washington County's effective property tax rate is 1.1%26. For land outside Buffalo Township, see the Washington County page.

Watch-outs

  • Construction in a flood plain needs sealed documentation under the state building permit rules24; we could not confirm a Township driveway or floodplain permit, so ask the Zoning Officer before you grade or build near a creek.
  • Zoning Officer duties are handled through a contracted firm, so confirm current contact details on the Township's zoning page before visiting14.
  • Septic exemptions under Section 7(a)(1) of the Sewage Facilities Act exist, but zoning and building permits still apply8.

Sources

  1. Chapter 265: Zoning - Township of Buffalo, PA (Buffalo Township), quoted and re-checked
  2. Chapter 103: Construction Codes, Uniform (Buffalo Township), quoted and re-checked
  3. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  4. Chapter 179: Sewers and Sewage Disposal (Buffalo Township), quoted and re-checked
  5. Subdivision & Land Development Review, quoted and re-checked
  6. Article II: Designation of Zoning Use Districts And Regulations (Buffalo Township), quoted and re-checked
  7. ecode360.com (Buffalo Township), quoted and re-checked
  8. Chapter 179: Sewers and Sewage Disposal (Buffalo Township), quoted and re-checked
  9. Article IV: Rural Agricultural District Regulations (Buffalo Township), quoted and re-checked
  10. Township of Buffalo, PA Subdivision and Land Development (Buffalo Township), quoted and re-checked
  11. Washington County Planning Commission Subdivision and Land Development Review Policy, quoted and re-checked
  12. Article III: Suburban Residential District Regulations (Buffalo Township), quoted and re-checked
  13. Article III: Suburban Residential District Regulations (Buffalo Township), quoted and re-checked
  14. Buffalo Township Zoning Officer (Harshman CE Group) (buffalotwp.com)
  15. Buffalo Township (Uniform Construction Code administration) (ecode360.com)
  16. Pennsylvania Construction Code Act, quoted and re-checked
  17. Chapter 103: Construction Codes, Uniform (Buffalo Township), quoted and re-checked
  18. ecode360.com (Buffalo Township), quoted and re-checked
  19. Chapter 179: Sewers and Sewage Disposal (Buffalo Township), quoted and re-checked
  20. Chapter 179: Sewers and Sewage Disposal (Buffalo Township), quoted and re-checked
  21. 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
  22. pa.gov, quoted and re-checked
  23. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  24. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  25. Apply for a Water Well Drillers License and Rig Permit, quoted and re-checked
  26. Effective property tax rate: 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 Buffalo Township

Buffalo Township’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction inside Buffalo Township.

    • 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 this Municipality.”
  • InspectionsLimited

    Compliance with Buffalo Township zoning rules.

    • The cited inspection authority is for compliance or noncompliance with the zoning chapter.
    “Conduct inspections and surveys to determine compliance or noncompliance with the terms of this chapter;”
  • Certificate of occupancyRequired

    New structures, new occupants of existing structures, and changes in use inside Buffalo Township.

    • Required before occupancy of a new structure or portion with a building permit, before occupancy by a new tenant, lessee, management, or owner, and before a change or additional type of use.
    “Occupancy permits are required under the following circumstances: Prior to occupancy of any new structure or portion of a structure for which a building permit has been issued; Prior to the occupancy of an existing structure by a new tenant, lessee, management or owner; and/or”
  • Local zoningPresent (with conditions)

    Land inside Buffalo Township.

    “[HISTORY: Adopted by the Board of Supervisors of the Township of Buffalo 8-23-1984 by Ord. No. 27. Amendments noted where applicable.]”
  • Zoning districtsPublished (with conditions)

    Land inside Buffalo Township.

    • District boundaries are shown on the Zoning Map.

    zoning districts: R-S Suburban Residential; A-R Rural Agricultural; R-P Planned Residential Development; C-H Highway Commercial; L-1 Light Industrial

    “For the purposes of this chapter, the Township of Buffalo is divided into the zoning use districts listed hereunder and as shown by the district boundaries on the Zoning Map:”
  • Who permits septicLocal (with conditions)

    On-lot sewage disposal systems inside Buffalo Township.

    • The Township's agency processes permits; a Sewage Enforcement Officer employed by or contracted to the Township issues required permits.
    “No person shall install or commence construction of any on-lot sewage disposal system for which a permit is required until such permit has been issued by a Sewage Enforcement Officer employed by or contracted to the Township.”
  • Septic permitRequired

    Installation of an on-lot sewage disposal system inside Buffalo Township.

    • Excludes persons who qualify for an exemption under Section 7(a)(1) of the Pennsylvania Sewage Facilities Act.
    • A permit must be issued before installation or construction begins.
    “From and after the effective date of this article, all persons proposing to install an on-lot sewage disposal system on any lot within the Township specifically excluding those persons proposing to otherwise qualified for a permit exemption in accordance with the provisions of Section 7(a)(1) of the Act shall apply to the Township's agency for a permit for the installation of such system.”
  • Septic inspectionLimited

    Holding tanks inside Buffalo Township.

    • Inspection is permitted as necessary and at least annually, at the expense of persons responsible for use and maintenance.

    minimum inspection frequency: >= 1 per year (Holding tanks)

    “Inspection of holding tanks by the Sewage Enforcement Officer shall be permitted as necessary and at least once per year at the expense of persons responsible for use and maintenance.”
  • Off-grid sanitationLimited

    Holding-tank sewage disposal inside Buffalo Township.

    • In R-S and A-R districts, new holding tanks are not allowed for newly constructed homes.
    • Replacement in R-S and A-R is only allowed where the property cannot be served by a DEP-permitted on-lot septic system and the Washington County Sewage Council supplies a written statement.
    “New holding tanks shall no longer be allowed for newly constructed homes located in Suburban Residential (R-S) and Rural Agricultural (A-R) Districts.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land development inside Buffalo Township.

    • The chapter was amended in its entirety on May 5, 2021; subsequent amendments are noted where applicable.
    “[HISTORY: Adopted by the Board of Supervisors of the Township of Buffalo 4-4-1963 by Ord. No. 7; amended in its entirety 5-5-2021 by Ord. No. 93-2021. Subsequent amendments noted where applicable.]”
  • Permit feesVariable (with conditions)

    Uniform Construction Code administration and enforcement inside Buffalo Township.

    • Fees are established by governing-body resolution from time to time.
    “Fees assessable by the Municipality for the administration and enforcement undertaken pursuant to this chapter and the Code shall be established by the governing body by resolution from time to time.”
  • Permit processPublished (with conditions)

    Zoning permits inside Buffalo Township.

    • Applications must be written and include duplicate building and plot plans and necessary compliance information.
    • A permit is not complete or permanently effective until certification that work meets applicable codes and ordinances.
    • Permits are granted or refused within 30 days or another time specified in the chapter; permits expire if authorized work is not completed within one year.

    permit decision time: <= 30 days (or other time specified in the chapter) · permit completion deadline: <= 1 year (from issue date)

    “Applications for permits shall be made in writing to the Township Zoning Officer (or to such other person as may be designated by the Township Supervisors) on such forms as may be furnished by the Township.”

Rules another office applies inside Buffalo Township

Buffalo Township 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 sizeSpecified

    Single-family dwellings in the R-S Suburban Residential District inside Buffalo Township.

    • Applies to lots or parcels created and structures constructed after the chapter's effective date.
    • DCNR on-lot sewage standards apply where more restrictive or limited.

    minimum lot size, sewered single-family dwelling: 10500 square feet · minimum lot size, unsewered single-family dwelling: 1 acre

    “Single-family dwelling (sewered): 10,500 square feet. [Note: All uses shall conform to area standards which may be required by the Pennsylvania Department of Conservation and Natural Resources (DCNR) as amended from time to time for approval of on-lot sewage disposal systems. The minimum standards established by this chapter apply only where the requirements established by the DCNR are not more restrictive or limited.]”
    One more reviewed finding on this topic
    • Specified — Single-family dwellings in the A-R Rural Agricultural District inside Buffalo Township.
      “Single-family dwelling: one acre. [Note: All uses shall conform to area standards which may be required by the Pennsylvania Department of Conservation and Natural Resources (DCNR) as amended from time to time for approval of on-lot sewage disposal systems. The minimum standards established by this chapter apply only where the requirements established by the DCNR are not more restrictive or limited.]”
  • SetbacksSpecified

    Structures and uses in the R-S Suburban Residential District inside Buffalo Township.

    front yard: 50 feet · side yard: 15 feet · rear yard: 30 feet

    “Rear yard requirement (minimum distance to structure or use from rear property line). All structures or uses: 30 feet.”

Still unanswered

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

  • Building permit — Residential construction inside Buffalo Township.
  • Owner-builder exemption — Owner-built residential construction inside Buffalo Township.
  • Minimum dwelling size — Single-family dwellings inside Buffalo Township.
  • Lot coverage — Residential lots inside Buffalo Township.
  • Building height — Residential buildings inside Buffalo Township.
11 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • 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 Buffalo Township publishes no rule on the point, not that none exists. Washington County’s page lists the county offices to call.

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