Bolthole Index

Franklin County, Tennessee

Building permits, zoning and septic rules in Franklin County, Tennessee

71Index Score / 100
#46 of 95 in Tennessee

Unincorporated Franklin County, Tennessee requires a county building permit under its zoning resolution for construction, alteration, moving or filling1, although county government has not adopted a standard building code2. Winchester, Cowan, Decherd, Estill Springs, Huntland, Tullahoma and Monteagle have adopted standard codes, so inside those towns ask the town3. Septic permits come from TDEC rather than the county4.

At a glance

Building permit
Required for work governed by county zoning in unincorporated areas1
Standard building code
Not adopted by Franklin County government2
Zoning
County zoning applies in unincorporated Franklin County5
Septic
TDEC permit and final inspection required for installation or repair467
Owner-builder
Allowed for an owner’s own residence, subject to state conditions8
RV or tiny-home living
Not confirmed; ask Planning & Zoning about the parcel and proposed use9
Floodplain development
Development permit required before work in regulated flood areas10

Who to call

Building permits

Franklin County Planning & Zoning Department

Building permits, zoning, subdivision and floodplain questions for unincorporated Franklin County

(931) 967-0981

ericbradford@franklincotn.gov

1 South Jefferson Street, Basement Room 109, Winchester, TN 37398

Also useful

Franklin County Planning and Zoning Department fee schedule

Published county planning, zoning and building-permit fees

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

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

Yes. Unincorporated Franklin County requires a building permit before construction, alteration, repair, moving, a change of use, excavation or filling governed by the county zoning resolution begins1. The county government has not adopted a standard building code, but the county zoning permit requirement still applies21. The owner or agent must contact Planning & Zoning for an initial compliance inspection after staking the proposed footing location and again when the work is complete11. A conforming application is to be issued a permit within 3 days, and the permit becomes void after 12 months unless substantial progress has been made12. Starting before the permit is issued doubles the county fee1314.

Who issues Franklin County building permits, and how do you reach the office?

The Franklin County Planning & Zoning Department handles building permits and answers zoning, subdivision and floodplain questions for unincorporated Franklin County9. The office is at 1 South Jefferson Street, Basement Room 109, Winchester, TN 37398; call (931) 967-0981 or email ericbradford@franklincotn.gov9. The current county fee schedule lists $250 for a single-family home up to 1,000 square feet; larger single-family work is listed at $0.45 per conditioned square foot and $0.225 per non-conditioned square foot14. County fees are nonrefundable and double when work starts before the permit is obtained14. Winchester, Cowan, Decherd, Estill Springs, Huntland, Tullahoma and Monteagle have adopted standard building codes, so property inside those towns should start with the town rather than the county3. Septic permitting stays with TDEC wherever the property sits4.

Does Franklin County have zoning?

Franklin County zoning applies throughout the county’s unincorporated area, while incorporated municipalities may have separate rules5. Planning & Zoning maintains the district maps, so confirm the parcel’s district before relying on dimensional rules159. In R-1, a dwelling lot must contain at least 20,000 square feet and be at least 80 feet wide; a non-sewer lot may need more land for sanitary disposal16. R-1 principal structures are capped at 3 stories or 35 feet, and all structures together may cover no more than 40% of the lot1718. Agricultural uses and incidental buildings have a conditional exemption, but highway, airport, park, health, floodplain, septic and permit limits may still apply19.

How do septic permits work in Franklin County?

The Tennessee Department of Environment and Conservation administers septic permitting in Franklin County, and a permit is required to install or repair a subsurface sewage disposal system46. Apply through TDEC’s online septic portal; for assistance, contact the Columbia Environmental Field Office at 931-380-3371 or columbia.efo_adm@tn.gov20. Franklin County requires a septic permit, certificate of verification or other Tennessee-approved proof of sanitary-waste disposal before issuing the county building permit; a non-sewered subdivision lot must also reserve adequate area for a subsurface system21. TDEC requires the installer to notify the Division after installation and schedules the final inspection before the system is covered7. Only about 30.9% of county soils rate without severe limits for a conventional drain field, so establish septic feasibility before treating a homesite as buildable22.

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

We could not confirm a complete rule for long-term RV occupancy, temporary camping or tiny-home occupancy in unincorporated Franklin County. Ask Planning & Zoning whether the proposed dwelling and occupancy are allowed in the parcel’s district before buying or moving a unit onto the land59. A tiny home does not bypass the general permit rule when the project involves regulated construction, moving or a change of use1. An accessory dwelling unit must be subordinate to a single-family home, located within an accessory structure, limited to 1,000 square feet and owner-occupied in either the main home or accessory unit; mobile homes cannot serve as accessory dwelling units23. Mobile homes are prohibited in R-1 and A-1, while other districts may differ24. Agricultural districts allow a residence including not more than 2 mobile homes for those owning and operating agricultural activities25. In a mapped Special Flood Hazard Area, an RV must be on site fewer than 180 consecutive days, be fully licensed and ready for highway use, or meet new-construction requirements26. A countywide minimum dwelling-floor-area rule remains unconfirmed; ask the office about the specific parcel9.

Building a home in Franklin County: the steps, in order

  1. Ask Planning & Zoning to confirm that the parcel is in unincorporated Franklin County and identify its zoning district515.
  2. Confirm that the proposed home and lot meet district rules; any subdivision plat needs final Planning Commission approval before recording1627.
  3. Apply to TDEC for the septic permit if the site will not use approved sewer, because the county requires sanitary-waste documentation before issuing its permit2120.
  4. Submit the county application with a dimensional sketch or scale plan showing the buildings and intended uses12.
  5. Obtain the county building permit before starting, since an early start doubles the fee114.
  6. After staking the footing location, request the initial county compliance inspection and contact Planning & Zoning again at completion11.
  7. For a newly created access easement, obtain Planning Commission review; a driveway entering state highway right-of-way also needs a TDOT permit2829.

What should you check before buying land in Franklin County?

Start with the zoning district, legal access, flood status, water source and septic feasibility. Franklin County requires compliance with its Floodplain District provisions for development in a mapped special-flood-hazard area; permits and elevation or floodproofing records may be required30. Newly created access easements must also be reasonably developable as determined by the Planning Commission28. About 30.9% of county soils rate without severe limitations for a conventional drain field, while about 64.6% of the land has a slope of 15% or less, so evaluate the actual homesite rather than countywide averages alone2231. We could not confirm the private-well permit rule; ask Planning & Zoning which state office should review a proposed well9. The effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $1,2183233.

Watch-outs

  • No locally adopted standard building code does not mean no permit: the Franklin County zoning permit and compliance inspections still apply in unincorporated areas2111.
  • Do not start construction before the county permit is issued, because Franklin County doubles the applicable fee after work has begun1314.
  • RV living, temporary camping, tiny-home occupancy, a countywide minimum dwelling size and private-well permitting remain unconfirmed; take the parcel number and proposed use to Planning & Zoning before committing to the land9.

Sources

  1. Building Permits, quoted and re-checked
  2. Building Codes, quoted and re-checked
  3. Codes, quoted and re-checked
  4. SSDS Frequently Asked Questions, quoted and re-checked
  5. Planning & Zoning Department, quoted and re-checked
  6. Subsurface Sewage Disposal System (SSDS) Permits, quoted and re-checked
  7. Subsurface Sewage Disposal System (SSDS) Frequently Asked Questions (Tennessee statewide rule), quoted and re-checked
  8. Tennessee Residential Permit FAQs, quoted and re-checked
  9. Franklin County Planning & Zoning Department (franklincotn.us)
  10. Franklin County Zoning Resolution Master, quoted and re-checked
  11. Franklin County Zoning Resolution Master, quoted and re-checked
  12. Franklin County Zoning Resolution Master, quoted and re-checked
  13. Building Permits, quoted and re-checked
  14. Franklin County Planning and Zoning Department fee schedule (franklincotn.us)
  15. Franklin County Zoning Resolution Master, quoted and re-checked
  16. Franklin County Zoning Resolution Master, quoted and re-checked
  17. Franklin County Zoning Resolution Master, quoted and re-checked
  18. Franklin County Zoning Resolution Master, quoted and re-checked
  19. Franklin County Zoning Resolution Master, quoted and re-checked
  20. TDEC Division of Water Resources — Columbia Environmental Field Office (franklincotn.us)
  21. Franklin County Zoning Resolution Master, quoted and re-checked
  22. 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
  23. franklincotn.us, quoted and re-checked
  24. Franklin County Zoning Resolution Master, quoted and re-checked
  25. Zoning Resolution Master, quoted and re-checked
  26. Zoning Resolution Master, quoted and re-checked
  27. Franklin County Subdivision Regulations, quoted and re-checked
  28. Franklin County Subdivision Regulations, quoted and re-checked
  29. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  30. Franklin County Subdivision Regulations, quoted and re-checked
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Effective property tax rate: Bolthole Index county data
  33. Median property tax bill: Bolthole Index county data

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 4 of its 6 neighbors, Franklin County requires a building permit for a home.

RuleFranklin CountyMoore CountyCoffee CountyGrundy CountyMarion CountyLincoln CountyBedford County
Building permitRequiredLimitedRequiredNot requiredRequiredRequiredRequired
County zoningYesYesYesNoNoYesYes
Septic permitsTDECTDECTDECTDECTDECTDECTDEC

County locator

Franklin County in Tennessee

71
County map
Franklin County highlighted among the Tennessee counties · colored by Index score

How Franklin County scores

Seclusion45100% ev.
Self-Sufficiency7599% ev.
Admin Boringness46100% ev.
Durability63100% ev.
Property Autonomy71100% ev.
Carry Cost78100% 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 →

$323kTypical home
0.6%Property tax
$5,951Land / acre
60.3"Annual rain
6.7% of yrsSevere drought
5.6 / yr (+5.4)Mid-century 100°F days
13.3 daysMid-century dry spell
2.77" (+10%)Mid-century 1-day rain
1.49×Wildfire change factor
100%Forward climate coverage
$1,817Home insurance / yr
0.1% / yrInsurance growth
0.79%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
26,782People within 30 min
3,617,370People within 2 hr
51,686Radius comparison (15 mi)
80.5People / sq mi
7.5%Federal land
64.6%Land at 15% slope or less
30.9%Soils rated "not limited" for septic (strict USDA rating)
79,457 acWorkable land screen
62.1%Wooded land
56 tonsBiomass / forest ac
58.7°FAvg temp

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Cities and towns in Franklin 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.

Cowan · Decherd · Town of Estill Springs · Town of Huntland · Winchester

Answers from the rulebook for Franklin County

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

Franklin County rules

  • Building permitRequired

    Construction, alteration, repair, moving, use change, excavation, or filling governed by the county zoning resolution in unincorporated Franklin County.

    • The zoning resolution requires a building permit before the listed work begins.
    • A septic permit, certificate of verification, or Tennessee-approved sanitary-waste disposal proof is required before issuance.
    • Subdivision-regulation compliance is required before issuance.
    • Permit fees are doubled if construction starts before obtaining the permit.
    “Building permits are required in Franklin County.”
    One more reviewed finding on this topic
    • Required — Building construction under Franklin County Planning and Zoning jurisdiction.
      “Building permits are required in Franklin County. Please contact the Planning and Zoning office for more information.”
  • Building code adoptedPartial

    Building-code adoption across Franklin County, including the county government and named municipalities.

    • No standard code is adopted by Franklin County government.
    • Winchester, Cowan, Decherd, Estill Springs, Huntland, Tullahoma, and Monteagle have adopted standard codes; the source directs applicants to contact the various cities or towns.
    “No Standard Code has been adopted by Franklin County, TN Government. Winchester, Cowan, Decherd, Estill Springs, Huntland, Tullahoma, and Monteagle have adopted Standard Codes.”
    2 more reviewed findings on this topic
    • Not adopted (with conditions) — Franklin County government standard building-code adoption.
      “No Standard Code has been adopted by Franklin County, TN Government.”
    • Not adopted (with conditions) — Franklin County government standard building-code adoption.
      “No Standard Code has been adopted by Franklin County, TN Government.”
  • InspectionsRequired

    County zoning-compliance inspections for structures and land uses in unincorporated Franklin County.

    • The owner or agent must contact Planning/Zoning for an initial inspection after the footing location is staked.
    • The owner must contact the office upon completion to ensure continued compliance.
    • Deficiencies must be corrected.
    “After the footing proposed location of a structure has been staked out it is the responsibility of the owner and/or agent to contact the Planning/Zoning Office for an initial inspection.”
  • County-wide zoningPresent (with conditions)

    County zoning districts and land-use controls in unincorporated Franklin County.

    • The county planning page states that its zoning information concerns the unincorporated areas of Franklin County.
    • The zoning resolution is subject to the official print version and later amendments maintained by the county.
    “Staff will be pleased to provide information on zoning, subdivision regulations, floodplain regulations and other development rules regarding the unincorporated areas of Franklin County.”
    2 more reviewed findings on this topic
    • Present (with conditions) — County zoning regulation in unincorporated Franklin County.
      “Staff will be pleased to provide information on zoning, subdivision regulations, floodplain regulations and other development rules regarding the unincorporated areas of Franklin County.”
    • Present (with conditions) — Zoning regulation in unincorporated Franklin County.
      “Staff will be pleased to provide information on zoning, subdivision regulations, floodplain regulations and other development rules regarding the unincorporated areas of Franklin County.”
  • Local zoningPresent

    County zoning in the unincorporated areas of Franklin County, Tennessee.

    • The county zoning resolution expressly excludes incorporated municipalities.
    • The county planning page states that the department provides zoning information for unincorporated areas.
    “For the purpose of this Resolution, Franklin County, Tennessee (excluding incorporated municipalities) is hereby divided into twelve (12) districts as follows:”
  • Zoning districtsPublished (with conditions)

    County zoning districts and the associated zoning map in unincorporated Franklin County.

    • The resolution identifies a zoning map as part of the ordinance.
    • The county planning page warns that the web versions are for reference and are not legal documents; the official print version and subsequent amendments control.
    “The map herein referred to as the "Zoning Map of Franklin County, Tennessee," dated April, 1974, and all explanatory matter thereon is hereby adopted and made a part of this ordinance.”
    One more reviewed finding on this topic
    • Published — County zoning-district maps and classifications for unincorporated Franklin County.
      “Have available in map form current zoning maps showing the zoning districts, divisions and classifications in effect in Franklin County.”
  • Minimum lot sizeSpecified

    Residential zoning districts in unincorporated Franklin County.

    • Minimum lot area varies by zoning district and by whether sanitary sewer serves the use.
    • Where septic is used, the lot must also meet the area required by the Franklin County Health Department or applicable environmental authority.

    minimum lot area in one residential district: >= 20000 square feet (and not less than the area required by the Franklin County Health Department) · minimum lot area in another residential district: >= 0.5 acre (and not less than the area required by the Franklin County Health Department) · minimum lot area in an agricultural district: >= 2 acres (and not less than the area required by the Franklin County Health Department)

    “For uses not served by sanitary sewers the minimum lot area for a dwelling shall be 20,000 sq. ft. and not less than the area required by the Franklin County Health Department (Environmentalist).”
    One more reviewed finding on this topic
    • Specified — R-1 Single Family Residential Districts in unincorporated Franklin County.
      “For uses not served by sanitary sewers the minimum lot area for a dwelling shall be 20,000 sq. ft. and not less than the area required by the Franklin County Health Department (Environmentalist).”
  • SetbacksSpecified

    Setbacks and yards in unincorporated Franklin County zoning districts.

    • Requirements vary by district and road classification.
    • On corner lots, structures must conform to the setback for the adjoining road with the highest classification.
    • Additional screening may be required.

    arterial-road setback: 50 feet · collector-road setback: 35 feet · minimum rear yard adjoining residential or agricultural district: 40 feet · minimum side yard adjoining residential or agricultural district: 40 feet

    “Arterial Road ...............................................50 feet. Collector Roads............................................35 feet.”
    One more reviewed finding on this topic
    • Specified — R-1 Single Family Residential Districts in unincorporated Franklin County.
      “Arterial Roads ..................................... 60 feet Other Roads ........................................ 35 feet”
  • Lot coverageSpecified

    R-1 Single Family Residential Districts in unincorporated Franklin County.

    • All structures, including accessory structures, may occupy no more than 40 percent of the total lot or tract area.
    • Accessory structures may not cover more than 20 percent of any rear yard.

    maximum total lot coverage: <= 40 percent · maximum accessory-structure rear-yard coverage: <= 20 percent

    “On any lot or tract, the area occupied by all structures, including accessory structures, shall not exceed forty (40) percent of the total area.”
    One more reviewed finding on this topic
    • Specified — Building coverage in applicable unincorporated Franklin County zoning districts.
      “Maximum building area shall be forty (40) percent of the total lot area.”
  • Building heightSpecified

    R-1 Single Family Residential Districts in unincorporated Franklin County.

    • Principal structures may not exceed three stories or 35 feet.
    • Churches may exceed the ordinary height subject to increased side-yard width.
    • Accessory structures may not exceed two stories.

    maximum principal-structure height: <= 35 feet (churches subject to increased side-yard width) · maximum principal-structure stories: <= 3 stories (churches subject to increased side-yard width) · maximum accessory-structure stories: <= 2 stories

    “Principal structures shall not exceed three (3) stories nor thirty-five (35) feet in height, except for churches which must increase each side yard width over the required minimum by five (5) feet for every five (5) feet or fraction thereof of additional height.”
    One more reviewed finding on this topic
    • Specified — Building height in applicable unincorporated Franklin County zoning districts.
      “Principal structures shall not exceed three (3) stories nor thirty-five (35) feet in height, except for churches which must increase each side yard width over the required minimum by five (5) feet for every five (5) feet or fraction thereof of additional height.”
  • Living in an RVLimited

    Recreational vehicles in Franklin County flood-hazard districts and other county zoning districts where applicable.

    • In an identified Special Flood Hazard Area, an RV must be on site fewer than 180 consecutive days, be fully licensed and ready for highway use, or meet all requirements for new construction.
    • The general county zoning resolution defines an RV as not primarily for permanent dwelling use.

    maximum consecutive days in identified Special Flood Hazard Area: < 180 days (unless the RV is fully licensed and ready for highway use or meets all requirements for new construction)

    “All recreational vehicles placed in an identified Special Flood Hazard Area must either: Be on the site for fewer than 180 consecutive days;”
  • Manufactured homesLimited

    Manufactured/mobile-home occupancy and mobile-home parks in unincorporated Franklin County.

    • Mobile-home parks require county zoning authorization and a building permit.
    • R-1 and A-1 district provisions prohibit mobile homes, while other district-specific rules may allow or regulate them.
    • Mobile-home parks have dimensional, driveway, utility, and sanitation requirements.
    “A permit for a group housing development or mobile home park shall be issued by the County Building Commissioner only as authorized by the Franklin County Board of Zoning Appeals.”
    One more reviewed finding on this topic
    • Limited — Manufactured or mobile homes in Franklin County agricultural districts.
      “Residence or Residences including not more than two mobile homes for those owning and operating agricultural activities.”
  • Accessory dwellingsLimited

    Accessory dwelling units in county-regulated residential areas.

    • The ADU must be within an accessory structure and customary incidental to a single-family dwelling.
    • It must be clearly subordinate to the single-family dwelling.
    • One ADU per lot is allowed in conjunction with a single-family dwelling.
    • Either the single-family dwelling or the ADU must be owner occupied.
    • Mobile homes are not allowed as accessory dwelling units.

    maximum ADU living space: <= 1000 square feet · maximum ADUs per lot: 1 ADU (in conjunction with a single-family dwelling)

    “The ADU shall not exceed 1000 square feet of living space and is limited to one (ADU) per lot in conjunction with a single-family dwelling. Either the single-family dwelling or the ADU shall be owner occupied. Mobile homes are not allowed as accessory dwelling units.”
    3 more reviewed findings on this topic
    • Limited — Accessory dwelling units in the county R-1 Single Family Residential Districts, within the unincorporated area governed by the county zoning resolution.
      “Accessory Dwelling Unit (ADU): Living quarters situated within an accessory structure, as a customary incidental use to a single-family dwelling.”
    • Limited — Accessory dwelling units in the county R-1C Single Family Cluster Residential Districts, within the unincorporated area governed by the county zoning resolution.
      “4.1(1) Single family dwellings except mobile homes. [...] 4.1(8) Accessory uses or structures customarily incidental to the above permitted uses.”
    • Limited — Accessory dwelling units in unincorporated Franklin County.
      “The ADU shall not exceed 1000 square feet of living space and is limited to one (ADU) per lot in conjunction with a single-family dwelling. Either the single-family dwelling or the ADU shall be owner occupied. Mobile homes are not allowed as accessory dwelling units.”
  • Septic permitRequired

    Construction requiring a county building permit in unincorporated Franklin County.

    • A septic tank permit, certificate of verification, or proof of disposal of sanitary waste in a Tennessee-approved manner is required before a building permit is issued.
    • TDEC administers SSDS permitting.
    “A Septic Tank Permit, Certificate of Verification, or proof of disposal of sanitary waste in a Tennessee approved manner is required prior to the issuance of a Building Permit.”
  • Off-grid sanitationLimited

    Non-sewered development requiring a county building permit in unincorporated Franklin County.

    • A septic tank permit, certificate of verification, or Tennessee-approved proof of sanitary-waste disposal is required before a building permit.
    • Subdivision lots must reserve adequate area for a subsurface sewage disposal system if centralized or decentralized sewer is unavailable.
    “A Septic Tank Permit, Certificate of Verification, or proof of disposal of sanitary waste in a Tennessee approved manner is required prior to the issuance of a Building Permit.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural uses and buildings incidental to agricultural enterprises in unincorporated Franklin County.

    • The agricultural-use provision does not apply to agricultural lands adjacent or in proximity to state or federal-aid highways, public airports, or public parks.
    • Buildings used as residences by farmers and farmworkers are treated as incidental to the agricultural enterprise.
    • Other zoning, health, floodplain, septic, and building-permit requirements may still apply.
    “Nor shall this resolution be construed as limiting or affecting in any way or controlling the agricultural uses of land.”
    One more reviewed finding on this topic
    • Available (with conditions) — Agricultural activities under the Franklin County zoning resolution.
      “This resolution shall not be construed as authorizing the requirement of building permits nor providing for any regulation of the erection, construction, or reconstruction of any building or other structure on lands now devoted to agricultural uses or which may hereafter be used for agricultural purposes, except on agricultural lands adjacent or in proximity to state federal aid highways, public airports, or public parks, provided, however, such building or structure is incidental to the agricultural enterprise.”
  • Subdividing landRegulated (with conditions)

    Subdivision and plat approval within Franklin County planning jurisdiction.

    • No final plat may be approved unless it conforms to the zoning resolution.
    • Where county, zoning, or Tennessee state standards differ, the highest standard applies.
    • Variances may be granted only under the stated hardship or site-condition findings.
    “Any owner of land lying within the area of jurisdiction of this Planning Commission who wished to subdivide such land shall submit a plan of such proposed subdivision to the Planning Commission for approval and shall obtain such approval prior to the filing of his subdivision plat for record.”
  • Driveway accessLimited

    Internal and public-road access for mobile-home parks and group-housing developments in unincorporated Franklin County.

    • A mobile-home-park site must abut a public road.
    • Driveway right-of-way width is 60 feet for drives over 500 feet serving more than 50 dwelling units and 50 feet for other driveways.
    • Maximum driveway grade is 10 percent.
    • Access-point spacing and turnaround requirements also apply.

    driveway right-of-way width: 50 feet (60 feet if over 500 feet long and serving more than 50 dwelling units) · maximum driveway grade: <= 10 percent

    “The minimum driveway width of right-of-way exceeding five hundred (500) feet in length, serving more than fifty (50) dwelling units, shall be sixty (60) feet.”
    One more reviewed finding on this topic
    • Limited — Subdivision access to arterial roads and highways in Franklin County planning jurisdiction.
      “When a tract fronts on an arterial road or highway, the Planning Commission may require such lots to be provided with frontage on an access road created by the developer, therefore denying direct curb cut access onto the arterial road or highway.”
  • Building in a floodplainRequired

    Development in mapped special-flood-hazard areas and other development regulated by the Franklin County floodplain provisions.

    • The floodplain resolution applies to unincorporated Franklin County.
    • A development permit is required before any development activities.
    • Applications may require scaled plans, elevations, drainage information, floodproofing certifications, and other documentation.
    • For new construction and substantial improvements, as-built lowest-floor or floodproofing certification is required; work before certification is at the permit holder's risk and deficiencies can trigger a stop-work order.
    • The flood provisions reference FEMA FIS dated November 18, 2016 and specified FIRM panels.

    substantial improvement threshold: >= 50 percent of market value (historic structures and minimum health, sanitary, or safety corrections are excluded as stated) · as-built certification: required (new construction and substantial improvements)

    “A development permit shall be required in conformity with this Resolution prior to the commencement of any development activities.”
    2 more reviewed findings on this topic
    • Required — Development in Areas of Special Flood Hazard in Franklin County.
      “All development within any Area of Special Flood Hazard shown on the currently adopted Federal Insurance Rate Maps shall comply with the Floodplain District provisions of the Zoning Resolution.”
    • Limited — Development and recreational vehicles in identified Special Flood Hazard Areas governed by the Franklin County zoning resolution.
      “All subdivision and other proposed new development proposals shall be consistent with the need to minimize flood damage.”
  • Short-term rentalsLimited

    Bed-and-breakfast homestays and inns as defined by the county zoning resolution.

    • A bed-and-breakfast homestay may provide one to three rooms for occasional paying guests.
    • Overnight stays may not exceed fourteen days.
    • A bed-and-breakfast inn may provide four to twelve rooms and is subject to Tennessee Department of Health approval in addition to local requirements.

    maximum homestay rooms: <= 3 rooms · maximum inn rooms: <= 12 rooms · maximum overnight stay: <= 14 days

    “Bed and Breakfast Homestay: A home occupation that provides one (1) to three (3) rooms for occasional paying guests on an overnight basis for periods not to exceed fourteen (14) days with one (1) daily meal being available on the premises.”
  • Permit feesPublished (with conditions)

    Franklin County Planning and Zoning building, subdivision, and zoning-action fees.

    • The fee schedule is effective January 1, 2026.
    • All fees are non-refundable.
    • Fees are doubled if construction has started before obtaining a building permit.

    single-family permit up to 1000 square feet: 250 USD · single-family permit over 1000 square feet, conditioned area: 0.45 USD per square foot · single-family permit over 1000 square feet, non-conditioned area: 0.225 USD per square foot · mobile-home permit: 250 USD · ADU permit: 250 USD · re-inspection fee first trip: 50 USD ($100 after the first trip)

    “Single Family Up to 1,000 square feet $250.00”
  • Permit processPublished (with conditions)

    County building-permit application and issuance process in unincorporated Franklin County.

    • Application is made in writing on county forms.
    • Applicant submits a dimensional sketch or scale plan and intended uses.
    • The Building Commissioner reviews conformity and issues a conforming permit within three days.
    • A permit becomes void 12 months after issuance unless substantial progress has been made.
    • Septic and subdivision compliance must precede issuance.

    permit issuance target: <= 3 days (when the proposed excavation or construction conforms to the resolution) · permit validity period: 12 months (unless substantial progress has been made)

    “If the proposed excavation or construction as set forth in the application is in conformity with the provisions of this resolution, the Building Commissioner shall, within three (3) days, issue a building permit for such excavation and/or construction.”
    One more reviewed finding on this topic
    • Partial — County Planning and Zoning processes for building permits, zoning actions, and subdivision actions.
      “Planning & Zoning Links ZONING Zoning Resolution BUILDING PERMITS About Building Permits Fee Schedule for Actions & Building Permits Standard Building Codes SUBDIVIDING PROPERTY Subdivision Regulations Definition of Subdivision Subdivision Checklists & Certificates”

Tennessee rules that apply here

  • Owner-builder exemptionConditional

    A Tennessee property owner constructing a single residence for the owner's individual use.

    • The owner may have one permit every two years.
    • The residence must not be for sale, lease, or rent.
    • If the owner hires a contractor, the contractor is a prime and must be licensed and obtain the building permit for inspections.
    • Contracts may not be split into phases to circumvent the licensing law.
    • Anyone paid more than $25,000 by the owner is considered a prime and must be licensed.
    • The exemption is based on TCA 62-6-103 and Rule 0680-1-.22.

    owner permits: per 1 permit per two years · contractor payment threshold: > 25000 USD (Anyone paid in excess of this amount is considered a prime and must be licensed.)

    “one permit every two years to build their home as long as it is not for sale, lease, or rent (individual use).”
    One more reviewed finding on this topic
    • Available (with conditions) — Owner construction of a single residence under Tennessee contractor-licensing law, including a Franklin County project subject to applicable permits and inspections.
      “Yes. Pursuant to TCA § 62-6-103, an owner of property may construct a single residence once every two years for his/her own use, as long as it is not for resale, lease or rent without being a licensed contractor.”
  • Certificate of occupancyLimited

    Certificates of occupancy for one- and two-family dwellings in Tennessee opt-out or non-code jurisdictions when the State Fire Marshal's Office inspects the dwelling during construction.

    • The owner or contractor may obtain a state building permit to request the inspection.
    • The Certificate of Occupancy is released only if the dwelling is determined to meet statewide building construction safety standards.
    • The source describes this process for opt-out or non-code jurisdictions and for new construction or additions to existing homes.
    “determined to meet the statewide building construction safety standards, the State Fire Marshal’s Office will release a Certificate of Occupancy”
  • Camping on your landLimited

    Overnight camping on Tennessee Wildlife Resources Agency-controlled Wildlife Management Areas and related lands where overnight camping is allowed.

    • Overnight camping may be permitted only in designated areas and by permission from the area manager, park ranger, lake manager, park superintendent, or national forest supervisor.
    • Camping is subject to limitations prescribed in the permit if required.
    • Camping may not exceed three weeks from the beginning to the end of the camping stay.
    • Owner contact information or a TWRA ID number and date of arrival must be displayed on a camper, tent, vehicle, or similar item at all times.
    • Where overnight camping is allowed, firearms and archery equipment must remain in camp except during legal hunting hours.

    maximum camping stay: <= 3 weeks

    “May be permitted in designated areas by permission from the area manager, park ranger, lake manager, park superintendent, or national forest supervisor. Such camping is subject to the limitations prescribed in the permit if required.”
    One more reviewed finding on this topic
    • Limited — Camping and use of trailers or other camper units in Tennessee state forests administered by the Tennessee Department of Agriculture, Division of Forestry.
      “Camping and the use of trailers or other camper units are allowed only at designated locations. The district forester will issue written permits to persons to camp in backcountry or other isolated sections of a forest area.”
  • 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 related septic services applicable in Franklin County.
      “Permitting for: Installation of subsurface sewage disposal (septic) system on your property”
    • State (with conditions) — Subsurface sewage disposal systems serving property in Franklin County, Tennessee.
      “Contract Counties: Blount, Davidson, Hamilton, Jefferson, Knox, Madison, Sevier, Shelby & Williamson”
    • 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 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.”
    One more reviewed finding on this topic
    • Required — Final inspection of septic installations in Franklin County.
      “When installation is complete, the installer will contact the local Environmental Scientist to schedule a final inspection before the system is covered. If the septic system installation is approved, the Environmental Scientist will issue a Certificate of Completion.”
  • 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 — Minimum dwelling size in unincorporated Franklin County.
  • Tiny homes — Tiny-home occupancy in unincorporated Franklin County.
  • Well permit — Private-water-well permitting in Franklin 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 Franklin County, Tennessee

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

Franklin County scores 71/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 60.3″/yr rainfall plus 62.1% wooded land.

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

Franklin County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Tennessee Department of Environment and Conservation (TDEC). 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.

How much does land cost in Franklin County, Tennessee?

Land in Franklin County runs about $5,951 per acre, based on the latest county data.

What is the water situation in Franklin County?

Franklin County gets about 60.3" of rain a year, with severe drought in roughly 6.7% of years.

How remote is Franklin County?

A representative private-land location has about 26,782 people within a 30-minute drive and 3,617,370 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 Franklin compares in Tennessee

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