Bolthole Index

Bedford County, Tennessee

Building permits, zoning and land rules in Bedford County, Tennessee

61Index Score / 100
#81 of 95 in Tennessee

Unincorporated Bedford County, Tennessee requires zoning and/or building permits for new homes, commercial buildings and listed accessory structures1. The county enforces adopted building codes and inspects permitted work23. TDEC, not the county, issues septic permits here4. An owner may pull a permit for a personal residence, subject to county and state conditions56.

At a glance

Building permit
Required for new residential and commercial structures and listed accessory structures1
Zoning
Yes; Planning & Zoning reviews building applications and issues zoning and development permits78
Septic
TDEC's Columbia Environmental Field Office handles septic permitting for Bedford County49
Owner-builder
Allowed for an owner's personal residence when county and state conditions are met56
RV living
Private-parcel occupancy is unconfirmed; campground RV habitation is limited to 30 consecutive days10
Tiny homes
Tiny-home parks are special-exception uses in the C-2 General Commercial District11
Accessory dwelling
One per property, capped at 1,100 square feet or a stricter zoning limit, and not rentable12
Septic soils
Only about 8.1% of county soils are rated without severe limits for a conventional drain field13

Who to call

Building permits

Bedford County Building & Codes Department

Building permits, inspections and adopted-code enforcement in unincorporated Bedford County

(931) 685-1336 Ext. 2

permits@bedfordcountytn.gov

1 Public Square North, 3rd Floor, Suite 301, Shelbyville, TN 37160

Online permits →

Zoning

Bedford County Planning & Zoning Department

Zoning and development permits, subdivision review, and floodplain and floodway review in unincorporated Bedford County

931-685-1336

1 Public Square, 3rd Floor, Suite 300, Shelbyville, TN 37160

Septic permits

TDEC Columbia Environmental Field Office

Septic-system permitting and related water-resources assistance for Bedford County

(931) 380-3371

1421 Hampshire Pike, Suite 100, Columbia, TN 38401

Online permits →

Roads & driveways

Bedford County Highway Department

County-road questions and driveway or right-of-way construction permits

931-684-4651

200 Dover St., Suite 102, Shelbyville, TN 37160

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

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

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Do you need a building permit in Bedford County, Tennessee?

Yes. Bedford County requires zoning and/or building permits for new commercial and residential structures and for listed accessory work, including pools, additions, porches, carports, detached garages, storage buildings, workshops and barns1. Bedford County follows the 2021 International Residential Code with amendments and the 2015 building, plumbing and mechanical codes2. After required final inspections are approved, the permit holder receives either a Certificate of Occupancy or a notice of final inspection authorizing use and occupancy14. County driveway permits also become required effective July 1, 202615.

Who issues Bedford County building permits, and how do you reach them?

The Bedford County Building & Codes Department administers building permits, inspections and adopted codes for unincorporated Bedford County16. Reach the office at 1 Public Square North, 3rd Floor, Suite 301, Shelbyville, TN 37160; call (931) 685-1336 Ext. 2 or email permits@bedfordcountytn.gov16. Applications may be submitted in person, by email, by standard mail or through the county's online permitting portal, and every submitted application receives staff plan review17. The county may require Planning, electrical, environmental, fire-marshal or Highway Department approval before issuance1. Zoning-compliance and temporary-use fees must be paid before the county acts on an application; the County Commission's schedule is posted in the Zoning Compliance Director's office18.

Does Bedford County have zoning?

Yes. The Bedford County zoning resolution applies outside municipal corporations, where Planning & Zoning reviews building applications and issues zoning and development permits198. The county publishes district rules and keeps the official zoning map available for public inspection, so confirm the parcel's district before applying20. Accessory structures generally must sit at least 10 feet from side and rear lot lines, subject to exceptions21. Minimum lot area and lot coverage vary by district; a cited 30% coverage cap is district-specific, not countywide2223. Agricultural buildings used principally for agriculture remain subject to a building permit and applicable building standards, even where zoning exemptions apply2425. No house may be built on a lot that was vacant when the zoning resolution was adopted if the lot is under 75 feet wide at the building line or under 8,000 square feet, except in planned unit developments26. Every manufactured home must be permitted before it is moved onto the site, and moving it first can double the permit fee as a penalty27.

How do septic permits work in Bedford County?

TDEC's Columbia Environmental Field Office, rather than Bedford County, administers septic permits because Bedford is not a contract county428. A permit is required to install a septic system or repair a faulty one, and TDEC inspects each installation for compliance with the permit and state requirements2930. A conventional-system permit costs $400 for design flow up to 1,000 gallons per day, plus $100 for each additional 1,000 gallons per day; a conventional construction inspection costs $1002930. Only about 8.1% of Bedford County soils are rated without severe limits for a conventional drain field, so settle septic feasibility before fixing the house site13. Reach the Columbia office at 1421 Hampshire Pike, Suite 100, Columbia, TN 38401 or (931) 380-33719.

Can you live in an RV or tiny home on your land in Bedford County?

Bedford County limits habitation in a camping vehicle or recreational vehicle within a private campground or travel-trailer park to no more than 30 consecutive days; that provision does not answer long-term occupancy on an ordinary private parcel10. We could not confirm the ordinary-parcel rule, so ask Planning & Zoning at 931-685-1336 before buying or connecting utilities8. An RV in a Special Flood Hazard Area must stay fewer than 180 consecutive days, remain fully licensed and highway-ready, or meet all new-construction requirements31. Tiny-home parks are special-exception uses in the C-2 General Commercial District11. One accessory dwelling is allowed with a primary single-family home, but it cannot be rented and is capped at 1,100 square feet or the stricter zoning limit12. We could not confirm a general minimum dwelling size; ask Planning & Zoning for the parcel-specific answer8. Bed-and-breakfast and short-term (Airbnb-style) rentals are not allowed inside a municipal urban growth boundary, a platted subdivision, a planned unit development or a cluster home development, and the county health department must certify adequate subsurface disposal for the rented bedrooms32.

What are the steps to build a home in Bedford County, Tennessee?

  1. Ask Planning & Zoning to confirm the parcel's district, setbacks, development constraints and flood status before fixing a building site202133.
  2. Apply to TDEC for septic review and a construction permit before installing or repairing a system2829.
  3. Choose a licensed contractor or document the owner-builder route for a personal residence, including workers' compensation coverage or an exemption56.
  4. Submit the county application and plans in person, by email, by mail or through the online portal; staff review every submitted application17. Pay the posted zoning-compliance fee before county action18.
  5. Obtain a Bedford County driveway permit where required, or a TDOT entrance permit when access touches state-highway right-of-way1534.
  6. Request required inspections as construction advances, then obtain the county's Certificate of Occupancy or notice of final inspection before using the improvement14.

What should you check before buying land in Bedford County?

Check zoning, setbacks, subdivision status (the Bedford County Regional Planning Commission has sole authority over subdivision applications35), flood exposure, legal access, septic soils and utility availability before closing. Bedford County requires flood-safety review for subdivisions and new development in flood-hazard areas, and development requires a permit before work begins33. Only about 8.1% of county soils are rated without severe limits for conventional septic drain fields13. About 82.8% of Bedford County land has slopes of 15% or less, while about 40.4% is wooded3637. The county center is about 21 miles from the nearest city of 100,000 or more, and county population density is about 112 people per square mile3839. The effective property-tax rate is about 0.5%, with a median annual property-tax bill near $1,2744041. We could not confirm a countywide private-well rule or universal water or sewer connection rule; ask the serving utility and TDEC before relying on an off-grid plan4.

Watch-outs

  • County driveway permits become required effective July 1, 2026; ask Building & Codes and the Highway Department which application applies to the parcel's road1542.
  • No structure may be built in a regulatory floodway, and proposed development in flood-hazard areas requires county review833.
  • RV habitation in a campground or travel-trailer park is limited to 30 consecutive days, but we could not confirm the rule for an RV on an ordinary private parcel10.
  • Bedford County's zoning-compliance fee schedule is posted in the Zoning Compliance Director's office, but dollar amounts are not available here; ask Planning & Zoning for the current charge188.

Sources

  1. Building & Codes Administration, quoted and re-checked
  2. Building & Codes Administration, quoted and re-checked
  3. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  4. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  5. Apply for a Building Permit, quoted and re-checked
  6. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  7. Bedford County Tennessee Zoning Resolution (2026 county census)
  8. Bedford County Planning & Zoning Department (bedfordcountytn.gov)
  9. TDEC Columbia Environmental Field Office (tn.gov)
  10. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  11. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  12. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  13. 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
  14. Bedford County Building & Codes Department, quoted and re-checked
  15. Building & Codes Administration, quoted and re-checked
  16. Bedford County Building & Codes Department (bedfordcountytn.gov)
  17. Apply for a Building Permit, quoted and re-checked
  18. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  19. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  20. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  21. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  22. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  23. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  24. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  25. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  26. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  27. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  28. Third-Party Permits & Final Inspections for Subsurface Sewage Disposal Systems, quoted and re-checked
  29. Septic System Construction Permit, quoted and re-checked
  30. Third-Party Permits & Final Inspections for Subsurface Sewage Disposal Systems, quoted and re-checked
  31. bedfordcountytn.gov, quoted and re-checked
  32. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  33. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  34. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  35. Bedford County Tennessee Zoning Resolution, quoted and re-checked
  36. Share of land at 15% slope or less: Bolthole Index county data
  37. Wooded share of land: Bolthole Index county data
  38. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  39. Population density: Bolthole Index county data
  40. Effective property tax rate: Bolthole Index county data
  41. Median property tax bill: Bolthole Index county data
  42. Bedford County Highway Department (bedfordcountytn.gov)

Written October 9, 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.

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Compared with neighboring counties

Like all 6 of its neighbors, Bedford County has countywide zoning.

RuleBedford CountyMoore CountyMarshall CountyRutherford CountyCoffee CountyCannon CountyLincoln County
Building permitRequiredLimitedRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsTDECTDECTDECTDECTDECTDECTDEC

County locator

Bedford County in Tennessee

61
County map
Bedford County highlighted among the Tennessee counties · colored by Index score

How Bedford County scores

Seclusion29100% ev.
Self-Sufficiency73100% ev.
Admin Boringness45100% ev.
Durability63100% ev.
Property Autonomy71100% ev.
Carry Cost76100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$335kTypical home
0.5%Property tax
$6,187Land / acre
57"Annual rain
5.1% of yrsSevere drought
9.9 / yr (+9.2)Mid-century 100°F days
14.4 daysMid-century dry spell
2.76" (+9.3%)Mid-century 1-day rain
1.5×Wildfire change factor
100%Forward climate coverage
$1,932Home insurance / yr
0.9% / yrInsurance growth
0.71%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
75,870People within 30 min
4,101,594People within 2 hr
88,378Radius comparison (15 mi)
112People / sq mi
0%Federal land
82.8%Land at 15% slope or less
8.1%Soils rated "not limited" for septic (strict USDA rating)
24,514 acWorkable land screen
40.4%Wooded land
60.2 tonsBiomass / forest ac
59.1°FAvg temp

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Cities and towns in Bedford County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Town of Bell Buckle · Town of Normandy · Shelbyville · Town of Wartrace

Answers from the rulebook for Bedford County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Bedford County rules

  • Building permitRequired

    Structures subject to Bedford County Building & Codes review.

    • A plan review is required for all submitted permit applications.
    • Additional state or local approvals may be required before issuance.
    • Septic permit or verification is required for new homes, mobile homes, rebuilding existing homes, or adding bedrooms.
    “Bedford County requires zoning and/or building permits for all new commercial and residential structures as well as for accessory structures such as swimming pools, both above and in-ground, home or building additions, porches, carports, detached garages, storage buildings, workshops, and barns, etc.”
    One more reviewed finding on this topic
    • Required — New commercial and residential structures and listed accessory structures in Bedford County's unincorporated areas.
      “Bedford County requires zoning and/or building permits for all new commercial and residential structures as well as for accessory structures such as swimming pools, both above and in-ground, home or building additions, porches, carports, detached garages, storage buildings, workshops, and barns, etc.”
  • Owner-builder exemptionConditional

    An unlicensed owner pulling a permit for the owner's personal residence.

    • Proof of workers compensation coverage or an exemption is required.
    • The property must be the applicant's personal residence.
    • Forms requiring notarization must be signed, notarized, and the original mailed to the county office.
    “Proof of Workers Compensation Coverage OR Exemption This form is required if you are not a licensed contractor and are pulling a permit for your own personal property where you reside.”
    One more reviewed finding on this topic
    • Conditional — An unlicensed owner pulling a permit for the owner's personal residence.
      “This form is required if you are not a licensed contractor and are pulling a permit for your own personal property where you reside.”
  • Building code adoptedAdopted (with conditions)

    Residential and fire-code administration by Bedford County Building & Codes.

    • The county page identifies an adopted residential code with amendments and a 2021 International Fire Code effective July 1, 2025.
    “Bedford County has adopted the following building codes: 2015 International Building Code (IBC) 2009 International Energy Conservation Code (IECC) 2021 International Residential Code (IRC) (w/ amendments) 2015 International Fuel Gas Code (IFGC) 2015 International Plumbing Code (IPC) 2015 International Mechanical Code (IMC)”
  • InspectionsRequired

    Permitted building projects administered by Bedford County Building & Codes.

    • Required inspection types are listed on the permit.
    • Requests should generally be made one day ahead before 3 p.m.; same-day exceptions may be made at inspectors' discretion.
    “At the time of permit issuance each applicant is provided with the required inspections listed on the bottom of the permit and with information on how to make the request.”
    One more reviewed finding on this topic
    • Required — Final building or premises inspection before occupancy or use under Bedford County's zoning resolution.
      “Within three (3) days after notification that a building or premises or part thereof is ready for occupancy or use, it shall be the duty of the Zoning Compliance Director and/or Building Official to make a final inspection thereof, and to issue a Certificate of Occupancy if the building or premises or part thereof is found to conform with provisions of this Resolution, or, if such certificate is refused, to state the refusal in writing with the cause for such refusal. Within one (1) year following occupancy, the Zoning Compliance Director shall conduct a second inspection to ensure continued compliance with this Resolution.”
  • Certificate of occupancyRequired

    Land, buildings, structures, or portions thereof erected, moved, or altered in use under the county zoning resolution.

    • The certificate is issued only if the property conforms strictly to the resolution.
    • If refused, the cause for refusal must be stated in writing.
    “No land or building or other structure or part thereof hereafter erected, moved, or altered in its use shall be used until the Zoning Compliance Director shall have issued a Zoning Compliance Certificate and/or Building Certificate of Occupancy stating that such land, structure, or part thereof, is/are found to be in strict conformity with the provisions of this Resolution.”
    One more reviewed finding on this topic
    • Limited — Use and occupancy of improvements after completion of county-regulated construction.
      “The permit holder will receive a Certificate of Occupancy or notice of final inspection to authorize Use and Occupancy of the improvements.”
  • County-wide zoningPresent (with conditions)

    Bedford County zoning resolution and zoning districts.

    • The resolution states that more restrictive ordinances, resolutions, or regulations must also be followed.
    “The Bedford County Zoning Resolution was adopted in 1998.”
    2 more reviewed findings on this topic
    • Present (with conditions) — County zoning in the portions of Bedford County outside municipal corporations.
      “A resolution, in pursuance of the authority granted by TCA Sections §13-7-101 through 13-7-401, Tennessee Code Annotated, to regulate, in the portions of Bedford County, Tennessee, which lie outside of municipal corporations:”
    • Present (with conditions) — Bedford County zoning regulation in unincorporated areas.
      “A resolution, in pursuance of the authority granted by TCA Sections §13-7-101 through 13-7-401, Tennessee Code Annotated, to regulate, in the portions of Bedford County, Tennessee, which lie outside of municipal corporations:”
  • Local zoningPresent (with conditions)

    County-administered zoning in Bedford County, including zoning districts and compliance administration.

    • This is a county zoning resolution; incorporated municipalities may impose additional or different local rules.
    “Zoning Permit – A written permit issued by the Zoning Director, same being required before commencing any construction, placement, re-construction or alteration of any building or other structure or before establishing, extending or changing any activity or use on any zone lot.”
    One more reviewed finding on this topic
    • Present (with conditions) — Local zoning in unincorporated Bedford County.
      ““Better neighborhoods” through the administration and enforcement of Bedford County’s Zoning Code, to ensure orderly development of buildings and property.”
  • Zoning districtsPublished (with conditions)

    Bedford County zoning districts and overlays.

    • District-specific regulations and overlay districts apply according to the zoning map and resolution.
    “For the purpose of this resolution, the following zoning districts are hereby established in Bedford County, Tennessee:”
    One more reviewed finding on this topic
    • Published (with conditions) — Zoning districts and the official zoning map for Bedford County's unincorporated areas.
      “For the purpose of this resolution, the following zoning districts are hereby established in Bedford County, Tennessee:”
  • Minimum lot sizeSpecified

    District-specific and use-specific minimum lot-area rules in the Bedford County Zoning Resolution.

    • Minimum lot area varies by zoning district and use.
    • The resolution also addresses nonconforming lots and septic-related lot configuration requirements.

    community assembly minimum lot area: >= 1 acre (Four acres when outdoor activities are included)

    “No such facilities shall be permitted on a lot unless it contains one (1) acre provided, however, that if such community assembly includes outdoor activities, the minimum lot area shall be four (4) acres;”
    One more reviewed finding on this topic
    • Specified — Lots subject to Bedford County zoning-district requirements.
      “In no case shall the Zoning Director or the Board of Zoning Appeals permit a residence to be erected on a lot, vacant at the time of adoption of this zoning Resolution, whose width and the building line is less than seventy-five (75) feet and/or whose total lot areas is less than eight thousand (8,000) square feet, except as provided in Planned Unit Developments (PUD’s).”
  • SetbacksSpecified

    Front, side, and rear yards in Bedford County zoning districts.

    • Setbacks vary by district.
    • For certain residential lots, the front setback may be reduced to the average of nearby developed lots, but not below fifteen feet from the street right-of-way.

    minimum residential front setback exception: >= 15 feet (In residential districts, the setback shall in no case be less than fifteen (15) feet from the street right-of-way.)

    “In residential districts, however, the setback shall in no case be less than fifteen (15) feet from the street right-of-way.”
    One more reviewed finding on this topic
    • Specified — NPU developments located inside the Bedford County Renewable Energy Overlay Zone.
      “All building or improvement setbacks shall be seventy-five (75) feet on NPU’s located inside the boundaries of the Bedford County Renewable Energy Overlay Zone (REZ)”
  • Lot coverageSpecified

    Lot coverage regulated by the Bedford County Zoning Resolution.

    • The cited 30 percent limit appears in a district-specific dimensional-regulation section and should not be generalized to every district.

    maximum lot coverage: <= 30 percent

    “Buildings and structures shall not be permitted to cover more than thirty (30) percent of the land area within the lot-of-record.”
  • Building heightDistrict specific (with conditions)

    Structures on lots zoned O-P, Office Professional Commercial District.

    • The cited 45-foot maximum applies specifically to O-P lots.
    • Article VI height exceptions apply to listed structures, including agricultural-related buildings not designated for human occupation as residences or offices.

    maximum structure height in O-P district: <= 45 feet

    “Maximum Height: The maximum height of structures for a lot zoned O-P is forty-five (45) feet.”
    One more reviewed finding on this topic
    • Specified — Building height in Bedford County zoning districts.
      “The height limitations of this Article shall not apply to church spires, solar collectors, belfries, cupolas, and domes not intended for human occupancy; monuments, water towers, transmission towers, windmills, chimneys, smokestacks, conveyors, flag poles, radio towers, masts and aerials, and agricultural related buildings except those designated for human occupation as in residences or offices.”
  • Living in an RVLimited

    Recreational vehicles placed in an identified Special Flood Hazard Area.

    • The vehicle must satisfy at least one of the listed alternatives: fewer than 180 consecutive days on site; fully licensed and ready for highway use; or all requirements for new construction.
    • The highway-use alternative requires licensing, wheels or jacking system, quick-disconnect utilities and security devices, and no permanently attached structures or additions.

    maximum site duration under one alternative: < 180 consecutive days (The vehicle may instead be fully licensed and ready for highway use or meet all requirements for new construction.)

    “All recreational vehicles placed in an identified Special Flood Hazard Area must either: 1) Be on the site for fewer than one hundred-eighty (180) consecutive days;”
  • Camping on your landLimited

    Private campgrounds and travel-trailer parks regulated by the Bedford County Zoning Resolution.

    • A campground or travel-trailer park must have on-site management.
    • The resolution also lists access and commercial-use conditions for such facilities.
    • This claim does not establish unrestricted camping on ordinary residential parcels.
    “No camping vehicle, camping equipment or recreational vehicle shall be used for human habitation for a period exceeding thirty (30) consecutive days.”
  • Tiny homesLimited

    Tiny-home parks and overnight campgrounds in Bedford County zoning districts where listed as special exceptions.

    • The zoning resolution lists travel trailer parks, tiny home parks, and overnight campgrounds as special-exception uses in the C-2 General Commercial District.
    • Approval by the Board of Zoning Appeals is required for special exceptions.
    “Travel Trailer Parks, Tiny Home Parks and Overnight Campgrounds (see Art. III, Section(s) 3.300 and 3.310);”
  • Manufactured homesLimited

    Individual manufactured homes in unincorporated Bedford County.

    • All manufactured homes must be permitted before being moved onto the site.
    • If moved onto the site before being permitted, the permit fee may be doubled as a penalty.
    • Zoning-district and building-code requirements still apply.
    “All manufactured homes must be permitted before they are moved on site. If a manufactured home is moved on site before it is permitted, the fee may be doubled as a penalty.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units attached or detached to a primary single-family dwelling in unincorporated Bedford County.

    • No more than one accessory dwelling unit is permitted per property.
    • The accessory dwelling unit and primary dwelling must have the same owner.
    • The accessory dwelling unit may not be used as a rental property.
    • The unit must be subordinate to the principal structure and is limited by the zoning resolution or 1,100 square feet, whichever is more restrictive.
    • The combined area must comply with district lot-coverage limits.
    • Attached units follow primary-dwelling setbacks; detached units follow accessory-structure setbacks.
    • Adequate off-street parking is required.
    • The unit must remain accessory to the primary structure.

    maximum accessory dwelling size: <= 1100 square feet (unless the zoning resolution is more restrictive) · maximum units per property: 1 unit (in conjunction with the primary single-family dwelling)

    “No more than one accessory dwelling unit shall be permitted on a single property in conjunction with the primary single-family dwelling unit;”
  • Agricultural exemptionConditional

    Agricultural buildings or structures on lands principally devoted to agricultural uses or used for agricultural purposes.

    • The building or structure must be incidental to and principally used for an agricultural purpose or enterprise.
    • The exception does not apply to agricultural lands adjacent or in proximity to state or federal-aid highways, public airports, or public parks.
    • The provision addresses county development permits, zoning compliance certificates, and zoning regulation; other building, floodplain, septic, and applicable state requirements may still apply.
    “except on agricultural lands adjacent or in proximity to state federal aid highways, public airports, or public parks, provided however, such buildings or structure is incidental to and principally used for an agricultural purpose or enterprise.”
    One more reviewed finding on this topic
    • Conditional — Agricultural buildings and structures whose principal purpose is agricultural accessory use.
      “Buildings used principally for agricultural purposes (e.g., hay storage, horse barns, poultry barns, tractor and implement storage/servicing, etc.) are exempt from any regulations with the exception of obtaining a building permit and the building standards applicable thereof.”
  • Subdividing landRegulated (with conditions)

    Subdivision drainage, easements, and development approval in Bedford County.

    • Subdivision drainage requirements apply where a subdivision is traversed by a watercourse, drainage-way channel, or stream.
    • Open drainage-ways must be designed for the twenty-five-year design flood.
    • Drainage easements must be at least ten feet wide where required by the stated conditions.

    design flood: 25 year · drainage easement width: >= 10 feet

    “Where a subdivision is traversed by a watercourse, drainage-way channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse and of such width and construction as will be adequate for the purpose.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivisions and proposed new developments in unincorporated Bedford County, including floodplain-area proposals.
      “The Bedford County Regional Planning Commission shall have sole authority on all applications for subdivisions.”
  • Driveway accessRequired

    Driveway permits for Bedford County projects.

    • The county page states driveway permits are required effective July 1, 2026.
    • Each application is reviewed to determine whether a driveway permit is required.
    “Driveway Permits required effective July 1, 2026”
    One more reviewed finding on this topic
    • Required — Driveway permits administered by Bedford County Building & Codes.
      “Driveway Permits required effective July 1, 2026”
  • Building in a floodplainLimited

    Floodplain development and flood-proofed structures in unincorporated Bedford County.

    • The lowest floor must be at least one foot above the 100-year flood elevation.
    • Plans must show flood-protection measures, including fills, foundations, retaining walls, and erosion protection when required.
    • Nonresidential flood-proofed structures require certification by a registered professional engineer or architect.
    • Utilities and sanitary sewer facilities must be designed to withstand applicable flood forces.

    lowest-floor elevation: >= 1 foot above the 100-year flood elevation

    “The minimum height of the lowest floor shall be one (1) foot above the level of the one hundred (100) year flood elevation, site plans shall show information pertaining to the methods of lifting the proposed structure, including details of proposed fills, pile structures, retaining walls, foundation, and erosion protection measures.”
  • Short-term rentalsLimited

    Bed and breakfast and short-term rentals regulated by the Bedford County Zoning Resolution.

    • Guest quarters must be housed within a single principal structure.
    • Current local and state licenses and permits must be maintained.
    • The use cannot be located within a municipal Urban Growth Boundary, platted minor or major subdivision, PUD, or Cluster Home development.
    • Bedford County Health Department certification of adequate subsurface disposal for the occupied bedrooms is required.
    “Bed and Breakfast and Short-Term (Air B&B) Rentals shall not be located or situated within the boundaries of any municipal Urban Growth Boundary located in Bedford County.”
  • Permit feesVariable (with conditions)

    County building-permit and impact-fee payments.

    • Permit fees are estimates until application submission and approval.
    • Online ACH/e-check payments incur a $2 convenience fee.
    • Online credit/debit payments incur a 3% convenience fee with a $2 minimum.
    • In-person credit-card payments incur a 3% fee.
    • A $30 returned-payment fee applies to dishonored electronic payments.
    • The county page links a currently adopted permit fee schedule, but its PDF could not be opened.

    ACH/e-check convenience fee: 2 USD (Online portal payments) · credit/debit convenience fee: 3 percent (Minimum credit-card fee $2.00) · returned payment fee: 30 USD (Electronic payment returned unpaid or dishonored)

    “Any fees for your permit are an estimate until the application has been submitted and approved. The final amount due will be calculated upon review of your completed application.”
    One more reviewed finding on this topic
    • Published (with conditions) — County zoning-compliance and temporary-use permit fees.
      “The Bedford County Commission shall establish a schedule of fees and a collection procedure for Zoning Compliance Certificates. The schedule of fees shall be posted in the Office of the Zoning Compliance Director.”
  • Permit processPublished (with conditions)

    Bedford County building-permit application and review process.

    • Applications may be submitted in person, by email, mail, or online.
    • Plan review is required for all applications.
    • Additional state or local approvals may be required.
    • Required documents include tax card/map, plans, and applicable septic verification.
    “Permit applications can be submitted in person, by email, standard US postal service or through our online permitting portal.”
    One more reviewed finding on this topic
    • Published (with conditions) — Building-permit applications administered by Bedford County Building & Codes Department.
      “Permit applications can be submitted in person, by email, standard US postal service or through our online permitting portal.”

Tennessee rules that apply here

  • Who permits septicMixed (with conditions)

    Tennessee subsurface sewage disposal system construction permitting and related SSDS administration statewide.

    • The Tennessee Division of Water Resources administers SSDS permitting in non-contract counties.
    • Permit packages and Certificate of Completion packages for sites in contract counties are submitted directly to the contract county.
    • The listed contract counties are Blount, Davidson, Hamilton, Jefferson, Knox, Madison, Sevier, Shelby, and Williamson.
    • Installer permits are valid statewide, but contract counties may require an additional permit.
    “Permit packages and Certificate of Completion Packages for sites located in the contract counties listed below should be submitted directly to the contract county.”
    3 more reviewed findings on this topic
    • State (with conditions) — Subsurface sewage disposal system permitting and assistance for Bedford County as a non-contract county.
      “For all non-contract counties, applications and fee payments for Subsurface Sewage Disposal Construction Permits can be submitted through the service request form.”
    • State (with conditions) — Subsurface sewage disposal systems in Bedford County.
      “A TDEC Environmental Scientist will conduct a site evaluation to determine the type of septic system required for your property.”
    • Mixed (with conditions) — Statewide subsurface sewage disposal system permitting and assistance, with specified contract counties providing ground water protection services in their own areas.
      “NOTE: Some counties provide ground water protection services for their own areas. The online application form is not to be submitted for services requested in the following metropolitan or contact counties: Blount County, Davidson County/Nashville, Hamilton County, Jefferson County, Knox County, Madison County, Sevier County, Shelby County, Williamson County.”
  • Septic permitRequired

    Construction, installation, modification, or repair of residential, commercial, or industrial septic systems in Tennessee.

    • A permit is required before construction, modification, or repair.
    • A septic system permit should be obtained before starting dirt work or construction of any building, including the building pad.
    • Repair permits have no permit fee.
    • Alternative systems require an extra-high intensity soils map prepared by a Tennessee-licensed soils consultant.
    • Contract counties may require an additional permit.

    new conventional SSDS permit fee: 400 USD up to 1000 gallons per day design flow ($100 for each additional 1000 gpd flow) · new alternative SSDS permit fee: 500 USD up to 1000 gallons per day design flow ($150 for each additional 1000 gpd flow) · experimental SSDS permit fee: 500 USD · repair permit fee: 0 USD (Repair construction inspection fee is $100)

    “A septic system permit is required for the construction, modification or repair of a septic system. This permit ensures that the septic system design complies with state regulations and safeguards your health by properly managing wastewater.”
    2 more reviewed findings on this topic
    • Required — Installation of a septic system or repair of an existing faulty septic system in Bedford County.
      “Any individual or property owner who desires to have a subsurface sewage disposal (septic) system installed on their property or requiring repair to an existing faulty system must get a Septic System Construction Permit.”
    • Required — Construction, modification, or repair of septic systems serving Bedford County properties.
      “A septic system permit is required for the construction, modification or repair of a septic system.”
  • Septic inspectionRequired

    Installation of subsurface sewage disposal systems in Tennessee.

    • The installer must notify the Division when installation is complete.
    • A final inspection is scheduled before the system is covered.
    • TDEC inspects each SSDS installation for compliance with permit conditions and regulatory requirements.
    • Inspection fees vary by system type: $100 for new conventional or large-diameter graveless pipe systems, $200 for alternative systems, and $100 for repair construction inspections.

    new conventional construction inspection fee: 100 USD · alternative construction inspection fee: 200 USD · repair construction inspection fee: 100 USD

    “The applicant or SSDS installer must notify the Division when a system has been installed so that it can be inspected and approved.”
    2 more reviewed findings on this topic
    • Required — Final inspection and certificate-of-completion process for subsurface sewage disposal systems in Bedford County.
      “A person may engage a third-party water resources engineer to conduct the final inspection of a subsurface sewage disposal system pursuant to subdivision (a)(4) in lieu of the department or the contract county.”
    • Required — Permitted septic installations in Bedford County.
      “When installation is complete, the installer will contact the local Environmental Scientist to schedule a final inspection before the system is covered.”
  • Mandatory utility hookupConditional

    Connection of buildings to sanitary sewer systems where a qualifying Tennessee utility system has issued bonds payable for sewer services and the property abuts a street or public way containing a sanitary sewer.

    • The property must abut a street or other public way containing a sanitary sewer.
    • A building must exist on the lot or parcel for residential, commercial, or industrial use.
    • The utility system may require connection and cessation of other sewage-disposal methods.
    • For electrical service, written notification must show public sewer service, a septic permit application, or an existing septic system.
    “Utility systems within the State of Tennessee that have issued bonds payable for sewer services are granted authority in TCA § 7-35-201 (1) to "require the owner tenant or occupant of each lot or parcel of land that abuts upon a street or other public way containing a sanitary sewer and upon which lot or parcel a building exists for residential, commercial or industrial use, to connect the building with the sanitary sewer and to cease to use any other means for the disposal of sewage, sewage waste or other polluting matter."”
    One more reviewed finding on this topic
    • Sewer (with conditions) — Residential, commercial, or industrial buildings on lots or parcels abutting a street or other public way containing a sanitary sewer, where the applicable Tennessee utility system has issued bonds payable for sewer services.
      “Utility systems within the State of Tennessee that have issued bonds payable for sewer services are granted authority in TCA § 7-35-201 (1) to "require the owner tenant or occupant of each lot or parcel of land that abuts upon a street or other public way containing a sanitary sewer and upon which lot or parcel a building exists for residential, commercial or industrial use, to connect the building with the sanitary sewer and to cease to use any other means for the disposal of sewage, sewage waste or other polluting matter."”
  • county zoning authorityGeneral

    County legislative bodies adopting zoning regulations for portions of Tennessee counties outside municipal corporations.

    • The authority is exercised under the conditions and procedures in Tennessee Code Annotated §§ 13-7-101 through 13-7-119.
    • The grant applies to portions of counties outside municipal corporations.
    • County zoning authority does not authorize county building permits or regulation of buildings or structures on agricultural land when the building or structure is incidental to the agricultural enterprise, except on agricultural lands adjacent or in proximity to state federal-aid highways, public airports or public parks.
    • The agricultural-land limitation applies to counties only and has no application to municipalities.
    “Under Tenn. Code Ann. § 13-7-101, et seq., the General Assembly has expressly delegated the authority to county legislative bodies to enact zoning regulations and create a board of zoning appeals.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — General minimum dwelling size in unincorporated Bedford County.
  • Off-grid sanitation — Off-grid sanitation systems in Bedford County.
  • Well permit — Private water-well permitting in Bedford 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 Bedford County, Tennessee

Is Bedford County a good place to live off-grid or homestead?

Bedford County scores 61/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 57″/yr rainfall plus 40.4% wooded land. Watch-outs: about 75,870 people within a 30-minute drive.

Do you need a building permit in Bedford County, Tennessee?

Bedford County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Tennessee Department of Environment & Conservation (TDEC), Division of Water Resources - Subsurface Sewage Disposal Systems. 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.

Can you live in an RV or tiny home on your land in Bedford County?

Living in an RV on your own land in Bedford County is limited to specific cases: Recreational vehicles placed in an identified Special Flood Hazard Area. The vehicle must satisfy at least one of the listed alternatives: fewer than 180 consecutive days on site; fully licensed and ready for highway use; or all requirements for new construction. The highway-use alternative requires licensing, wheels or jacking system, quick-disconnect utilities and security devices, and no permanently attached structures or additions. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Bedford County, Tennessee?

Land in Bedford County runs about $6,187 per acre, based on the latest county data.

What is the water situation in Bedford County?

Bedford County gets about 57" of rain a year, with severe drought in roughly 5.1% of years.

How remote is Bedford County?

A representative private-land location has about 75,870 people within a 30-minute drive and 4,101,594 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.

How Bedford compares in Tennessee

Compare side-by-side →See all 95 Tennessee counties ranked →