Bolthole Index

Hickman County, Tennessee

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

80Index Score / 100
#21 of 95 in Tennessee

Unincorporated Hickman County, Tennessee requires a county zoning-compliance permit before construction, alteration, repair, moving a structure, changing its use or filling land; qualifying agricultural construction is exempt1. Hickman County is exempt from Tennessee's state residential-code program, but county zoning-compliance inspections still apply23. TDEC separately permits and inspects septic systems45.

At a glance

Building permit
Required for covered work outside Centerville; qualifying agricultural construction is exempt1
Zoning
Yes outside Centerville; the parcel's district controls uses and dimensions678910
Septic permits
TDEC's Division of Water Resources handles permits and final inspections1145
RV living
Countywide occupancy rules are unconfirmed; special flood-hazard areas have specific limits12
Tiny homes
County zoning approval applies; qualifying prefabricated dwellings need a permanent foundation and a 15-foot minimum exterior dimension1314
Owner-builder
One owner permit every two years for an individual-use home not offered for sale, lease or rent15
Minimum lot size
District-specific; A-1 lots are generally at least one acre, and private-easement lots at least five acres8
Private wells
A Hickman County well-permit rule could not be confirmed; ask TDEC before relying on a well16

Who to call

Zoning

Hickman County Building/ADA Coordinator

County building and zoning questions, zoning-compliance permits, and directions to current application materials

931-729-5534

114 N. Central Avenue, Suite 101 Centerville, TN 37033

Online permits →

Septic permits

TDEC Columbia Environmental Field Office, Division of Water Resources

Division of Water Resources questions and septic-related services for Hickman County

(931) 380-3371

1421 Hampshire Pike, Suite 100, Columbia, TN 38401

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 7, 2026.

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

Yes, for zoning compliance—but that approval is different from Tennessee's state residential-code permit. Outside Centerville, Hickman County requires the Building Commissioner's permit before construction, alteration, repair, moving a structure, changing its use or filling land; qualifying agricultural construction is exempt1. Hickman County is listed as exempt from the State Residential Building Code Enforcement Program, but county zoning-compliance inspections still apply23. The Building Commissioner may inspect as needed and must conduct another compliance inspection after the premises is ready for occupancy and within one year after occupancy3. Tennessee has adopted the 2018 residential and energy codes for the state program, but we could not confirm that Hickman County independently adopted a residential building code or generally requires a certificate of occupancy17. Ask the Building/ADA Coordinator which construction inspections and closeout documents apply18.

Who handles Hickman County building and zoning permits?

Start with the Hickman County Building/ADA Coordinator at 931-729-5534, 114 N. Central Avenue, Suite 101, Centerville, TN 3703318. County zoning-compliance permit applications must be written on county forms and include a duplicate scaled plan or plat showing the lot, structures, elevations, uses, parking, loading and related site information19. The County Commission sets the fees, and the current schedule is posted in the Building Commissioner's office; the county may double the permit fee when work starts before approval and may charge a $50 reinspection fee when a requested inspection is not ready20. Ask the coordinator for the current form, total fee, parcel's zoning district and applicable inspections before filing. The official zoning atlas is available for public inspection in the Building Commissioner's office21.

Does Hickman County have zoning?

Yes. Hickman County zoning applies outside the Centerville municipal corporation; the county resolution establishes agricultural, residential, commercial and industrial districts, while the official atlas determines a parcel's district621. Dimensional rules vary by district: A-1 lots are generally at least one acre, and lots created on a qualifying private access easement must be at least five acres8. R-1 buildings generally may not exceed 35 feet, subject to listed exceptions10. Setbacks also vary by district; A-1 generally requires 35 feet in front, 25 feet in back and 20 feet at the side7. Some development also faces district-specific water and sewer conditions, including a public-sewer or state-approved package-system requirement for multifamily development in R-122. Qualifying agricultural construction is exempt from the county permit rule, but septic, access and floodplain requirements may still apply23.

How do septic permits work in Hickman County?

TDEC's Division of Water Resources administers Hickman County septic permits and inspections11. The local contact is TDEC's Columbia Environmental Field Office at (931) 380-3371, which lists Hickman among the counties it serves24. A state septic permit is required to install or repair a system; a new conventional system up to 1,000 gallons per day costs $400, a new alternative system at that design flow costs $500, and a repair permit costs $04. State review may take up to 45 days after a complete application arrives11. Apply early: only 18.6% of Hickman County soils are rated without severe limitations for a conventional drain field, so many parcels may need closer evaluation or a different design25. The installer must arrange the final inspection before covering the system26.

Can you live in an RV or tiny home in Hickman County?

We could not confirm a countywide rule allowing full-time RV living in unincorporated Hickman County, so ask the Building/ADA Coordinator about the parcel's district and proposed occupancy18. In an identified Special Flood Hazard Area, an RV must stay fewer than 180 consecutive days, remain fully licensed and highway-ready, or meet every new-construction requirement12. Hickman County does not separately define every structure marketed as a tiny home, but a tiny home treated as a building or structure needs zoning approval outside Centerville14. A qualifying prefabricated dwelling must sit on a permanently enclosed concrete or masonry foundation, connect permanently to water and wastewater, and have no exterior horizontal dimension under 15 feet13. A guest house has separate rules: 350 to 1,000 square feet of heated area, one per qualifying lot, no rental use, and septic approval27.

What are the steps to build a home in Hickman County?

  1. Confirm that the parcel is outside Centerville, then inspect the county zoning atlas to identify its district621.
  2. Confirm access and driveway approval; county-road curb or shoulder work needs Road Superintendent approval, while state-highway work needs a TDOT permit28.
  3. Arrange the TDEC site evaluation early because only 18.6% of county soils lack severe conventional-drain-field limits1125.
  4. Call the Building/ADA Coordinator at 931-729-5534 for the current county form, posted fee schedule and inspection scope1820.
  5. File the written application with its duplicate scaled plan or plat and obtain county approval before covered work begins191.
  6. Obtain the TDEC septic permit before installation or repair, then have TDEC inspect the system before covering it295.
  7. Complete the county zoning-compliance inspection process, including the required inspection after the premises is ready for occupancy3.

What should you check before buying land in Hickman County?

Verify zoning, legal access, floodplain status, water supply and septic feasibility during due diligence. Hickman County is 81% wooded, while only 43.4% of its land has a slope of 15% or less, so clearing, driveway grade and buildable-area costs can vary sharply by tract3031. A vehicle access point may be no wider than 40 feet, must drain properly and cannot sit within 20 feet of a public-intersection right-of-way line28. If you plan to divide land outside the Centerville planning jurisdiction, the subdivider must submit a plat, obtain planning commission approval and record the approved plat32. Floodway work requires engineering support showing no increase in flood elevations, velocities or floodway widths, while some approximate A Zone projects must be elevated or floodproofed at least 3 feet above the highest adjacent grade33. Septic deserves special attention because only 18.6% of soils are rated without severe limitations for a conventional drain field25.

Watch-outs

  • Hickman County's zoning permit and Tennessee's state residential-code permit are different approvals; the county is exempt from the state program, but county zoning approval and compliance inspections still apply23.
  • The county material does not confirm a separate residential building code or a general certificate-of-occupancy trigger; ask the Building/ADA Coordinator before finalizing plans18.
  • Starting construction before county approval can double the permit fee, and requesting an inspection before the structure is ready can trigger a $50 reinspection fee20.
  • An agricultural building is not automatically exempt from every rule: the county exemption is conditional, and septic, access and floodplain requirements can still apply34292833.

Sources

  1. Hickman County Zoning Resolution, quoted and re-checked
  2. 2025 Hickman County Zoning Resolution, quoted and re-checked
  3. Hickman County Zoning Resolution, quoted and re-checked
  4. Septic System Construction Permit, quoted and re-checked
  5. Septic System Construction Permit, quoted and re-checked
  6. Hickman County Zoning Resolution, quoted and re-checked
  7. 2025 Hickman County Zoning Resolution, quoted and re-checked
  8. 2025 Hickman County Zoning Resolution, quoted and re-checked
  9. hickmancountytn.gov, quoted and re-checked
  10. 2025 Hickman County Zoning Resolution, quoted and re-checked
  11. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  12. hickmancountytn.gov, quoted and re-checked
  13. 2025 Hickman County Zoning Resolution, quoted and re-checked
  14. Zoning Resolution, Hickman County, Tennessee, quoted and re-checked
  15. Can I build my own home without a license?, quoted and re-checked
  16. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  17. Residential Permits, quoted and re-checked
  18. Hickman County Building/ADA Coordinator (hickmancountytn.gov)
  19. Hickman County Zoning Resolution, quoted and re-checked
  20. 2025 Hickman County Zoning Resolution, quoted and re-checked
  21. 2025 Hickman County Zoning Resolution, quoted and re-checked
  22. Hickman County Zoning Resolution, quoted and re-checked
  23. Hickman County Zoning Resolution, quoted and re-checked
  24. TDEC Columbia Environmental Field Office, Division of Water Resources (tn.gov)
  25. 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
  26. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  27. 2025 Hickman County Zoning Resolution, quoted and re-checked
  28. Hickman County Zoning Resolution, quoted and re-checked
  29. Subsurface Sewage Disposal System (SSDS) Permits, quoted and re-checked
  30. Wooded share of land: Bolthole Index county data
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Hickman County Subdivision Regulations, Article I, quoted and re-checked
  33. Hickman County Zoning Resolution, quoted and re-checked
  34. 2025 Hickman County Zoning Resolution, quoted and re-checked

Written October 7, 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

Unlike all 6 of its neighbors, Hickman County requires a building permit only in limited cases.

RuleHickman CountyLewis CountyPerry CountyDickson CountyMaury CountyHumphreys CountyWilliamson County
Building permitLimitedNot requiredNot requiredRequiredRequiredNot requiredRequired
County zoningYesNoNot publishedYesYesNot publishedYes
Septic permitsTDECTDECTDECTDECTDECTN Dept. of Env. & ConservationWilliamson County

County locator

Hickman County in Tennessee

80
County map
Hickman County highlighted among the Tennessee counties · colored by Index score

How Hickman County scores

Seclusion62100% ev.
Self-Sufficiency65100% ev.
Admin Boringness59100% ev.
Durability66100% ev.
Property Autonomy71100% ev.
Carry Cost87100% 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 →

$200kTypical home
0.6%Property tax
$4,098Land / acre
54.6"Annual rain
4.1% of yrsSevere drought
12.1 / yr (+11.1)Mid-century 100°F days
14.5 daysMid-century dry spell
2.4" (+6.8%)Mid-century 1-day rain
1.55×Wildfire change factor
100%Forward climate coverage
$1,726Home insurance / yr
1.5% / yrInsurance growth
0.82%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
13,724People within 30 min
2,961,159People within 2 hr
29,811Radius comparison (15 mi)
42.2People / sq mi
0.2%Federal land
43.4%Land at 15% slope or less
18.6%Soils rated "not limited" for septic (strict USDA rating)
64,721 acWorkable land screen
81%Wooded land
50.6 tonsBiomass / forest ac
58.6°FAvg temp

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Cities and towns in Hickman 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 Centerville

Answers from the rulebook for Hickman County

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

Hickman County rules

  • Building permitLimited

    Excavation, construction, moving, alteration, repair, use changes, and land filling governed by the county zoning resolution.

    • Agriculturally related construction is exempt.
    • A written Board of Zoning Appeals order is required for an administrative review, special exception, or variance when applicable.
    • Applications must include a duplicate scaled plan or plat with the specified lot, structure, use, parking, and loading information.
    • The county fee schedule is established by the County Commission and posted in the Building Commissioner’s office.
    • A fee may be doubled for construction begun before obtaining a permit.
    • A $50 reinspection fee is allowed when an inspection is requested but the structure is not ready.

    reinspection fee: 50 USD (Allowed where an inspection is requested and the structure is not ready to be inspected.)

    “It shall be unlawful to commence the excavation for or the construction of any building or other structure, including accessory structures, to commence the moving alteration, or repair of any structure including expansion, including accessory structures, to use a building or structure or to change the use of a building or structure, or to commence the filling of land without a permit thereof, issued by the Building Commissioner. Agriculturally related construction is exempt.”
    2 more reviewed findings on this topic
    • Limited — Construction, alteration, repair, moving, change of use, or land filling in the county-regulated portions of Hickman County.
      “to commence the filling of land without a permit thereof, issued by the Building Commissioner. Agriculturally related construction is exempt.”
    • Limited — Construction, alteration, repair, moving, use changes, and land filling subject to the Hickman County zoning resolution outside Centerville.
      “It shall be unlawful to commence the excavation for or the construction of any building or other structure, including accessory structures, to commence the moving alteration, or repair of any structure including expansion, including accessory structures, to use a building or structure or to change the use of a building or structure, or to commence the filling of land without a permit thereof, issued by the Building Commissioner. Agriculturally related construction is exempt.”
  • InspectionsLimited

    County zoning-compliance inspections for buildings and premises.

    • The Building Commissioner may inspect as necessary to enforce the zoning resolution.
    • A second inspection is required after a building or premises is ready for occupancy and within one year following occupancy.
    • This is a zoning-compliance inspection requirement, not proof of statewide residential building-code inspection.

    post-occupancy inspection period: <= 1 year (Following occupancy.)

    “After a building or premise or any part thereof is ready for occupancy and within one (1) year following occupancy, the Building Commissioner shall conduct a second inspection to ensure compliance with this resolution.”
    One more reviewed finding on this topic
    • Required — Zoning-compliance inspections by the Hickman County Building Commissioner outside Centerville.
      “After a building or premise or any part thereof is ready for occupancy and within one (1) year following occupancy, the Building Commissioner shall conduct a second inspection to ensure compliance with this resolution. It is the owner's responsibility to correct deficiencies or be held in violation.”
  • County-wide zoningPresent (with conditions)

    County zoning in the portions of Hickman County outside the Centerville Municipal Corporation.

    • Centerville municipal zoning is outside the cited county resolution's scope.
    • Agricultural uses are not limited, affected, or controlled except as provided in Section 5.070.
    • Floodplain, airport-overlay, and other applicable regulations may impose additional requirements.
    “to regulate, in the portions of Hickman County, Tennessee, which lie outside of the Centerville Municipal Corporation”
    2 more reviewed findings on this topic
    • Present — County zoning in the portions of Hickman County outside the Centerville Municipal Corporation.
      “This Resolution is adopted pursuant to authority of Sections 13-7-101 through 13-7-115, Tennessee Code Annotated, to regulate, in the portions of Hickman County, Tennessee, which lie outside of the Centerville Municipal Corporation”
    • Present (with conditions) — Zoning regulation in the portions of Hickman County outside the Centerville Municipal Corporation.
      “This Resolution is adopted pursuant to authority of Sections 13-7-101 through 13-7-115, Tennessee Code Annotated, to regulate, in the portions of Hickman County, Tennessee, which lie outside of the Centerville Municipal Corporation”
  • Local zoningPresent (with conditions)

    County-administered zoning in unincorporated Hickman County outside Centerville.

    • Centerville is excluded from the cited county resolution.
    • The county resolution establishes multiple zoning districts and district-specific controls.
    “In order to implement all purposes and provisions of this resolution, the following districts are hereby established for Hickman County.”
  • Zoning districtsPublished (with conditions)

    County zoning districts and the official zoning atlas for unincorporated Hickman County.

    • Rural-area districts include A-1, C-1, C-2, I-1, I-2, and floodplain zoning regulations.
    • Planned Growth Areas and Urban Growth Boundaries include A-1, R-1, R-2, C-1, C-2, I-1, and floodplain zoning regulations.
    • The zoning atlas is maintained by the Building Commissioner and available for public inspection.
    “Certified prints of the adopted Zoning Atlas and Zoning Atlas amendments shall be maintained in the office of the Building Commissioner and shall be available for inspection by the public at all reasonable times.”
    One more reviewed finding on this topic
    • Published — Published Hickman County zoning districts outside Centerville.
      “4.040.1 A-1, Agriculture-Forestry District 33 4.040.2 R-1, Suburban Residential District 37 4.040.3 R-2, High Density Residential District 39 4.050 C-1 General Commercial District 41 4.050.1 C-2 Commercial District 44 4.060 I-1, General Industrial District 47 4.060.1 I-2, Heavy Industrial District 49”
  • Minimum dwelling sizeSpecified

    Guest houses, defined as attached or detached residential accessory buildings on the same lot as an existing single-family dwelling, in the portions of Hickman County outside the Centerville Municipal Corporation.

    • The county zoning resolution applies only outside the Centerville Municipal Corporation.
    • The guest house must be clearly subordinate and incidental to the principal residence on the same lot.
    • The lot must be at least one acre and already contain an existing residential home.
    • The guest house must have no more than 1,000 square feet of living (heated) area and a maximum height of approximately 15 feet.
    • The guest house may not be rented or leased.
    • The guest house may not be located within required setback areas and must meet all setbacks.
    • Only one guest house is allowed per lot.
    • The guest house must meet local building codes.
    • Approval is required by the County Health Officer for septic approval.
    • The property owner must sign an agreement filed with the building permit documenting understanding of the guest-house restrictions.
    • Variations require Board of Zoning Appeals approval, but no more than one guest house may be approved for any one lot.

    minimum guest-house living area: >= 350 square feet · maximum guest-house living area: <= 1000 square feet (living (heated) area) · maximum guest-house height: <= 15 feet (approximately)

    “The guest house must be at least three hundred-fifty (350) square feet,”
  • Minimum lot sizeSpecified

    Lot creation and residential lots in unincorporated Hickman County zoning districts.

    • A-1 lots or building sites generally may not be less than one acre; an existing recorded lot under one acre may be used for one single-family dwelling.
    • Lots created on a private access easement must be at least five acres each.
    • R-1 lots must have at least 15,000 square feet, subject to stated exceptions.

    A-1 minimum lot area: >= 1 acre (Existing lot of record under one acre may be used for one single-family dwelling) · R-1 minimum lot area: >= 15000 square feet (District exceptions apply) · minimum lot on specified private easement: >= 5 acres (For lots created on such easement)

    “No farm, ranch or other parcel of land shall be reduced in area to provide separate lots or building sites of less than one (1) acre in area. However, where there is an existing lot of record of less than one (1) acre at the time of the adoption of this resolution, this lot may be utilized for the construction of one single-family dwelling.”
    One more reviewed finding on this topic
  • SetbacksSpecified

    Building setbacks in unincorporated Hickman County zoning districts.

    • Setbacks vary by zoning district and may be modified by Article V exceptions.

    A-1 front setback: 35 feet (Article V exceptions) · A-1 rear setback: 25 feet (Article V exceptions) · A-1 side setback: 20 feet (Article V exceptions)

    “Front yard setback requirement is (35) ft. Rear yard setback requirement is (25) ft. Side yard setback requirement is (20) ft.”
  • Lot coverageSpecified

    Lot coverage in the R-1 Suburban Residential District.

    • Other districts have separate dimensional regulations.

    maximum lot coverage: <= 50 percent

    “On any lot or parcel of land, the area occupied by all buildings and paved areas may not exceed fifty (50) percent of the total area of the lot/parcel.”
    One more reviewed finding on this topic
    • Specified — Buildings and paved areas in Hickman County zoning districts.
      “On any lot or parcel of land, the area occupied by all buildings and paved areas may not exceed fifty (50) percent of the total area of the lot/parcel.”
  • Building heightSpecified

    Building height in Hickman County zoning districts.

    • Height limits vary by district.
    • Article V Section 5.030 provides exceptions for listed non-occupiable structures.

    R-1 maximum height: <= 35 feet (No more than three stories; Article V Section 5.030 exceptions)

    “No building shall exceed three (3) stories or 35 feet in height, except as provided in Article V, Section 5.030.”
    One more reviewed finding on this topic
    • Specified — Buildings in Hickman County zoning districts.
      “No building shall exceed three (3) stories or thirty-five (35) feet in height, except as provided in Article V, Section 5.030.”
  • Living in an RVLimited

    Recreational vehicles in identified Special Flood Hazard Areas.

    • The RV must either be on site fewer than 180 consecutive days; be fully licensed and ready for highway use, with quick-disconnect utilities and no permanently attached structures or additions; or meet all requirements for new construction.
    • The provision is limited to identified Special Flood Hazard Areas.

    maximum consecutive days if using temporary option: < 180 days

    “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. 2. Be fully licensed and ready for highway use [...] or; 3. The recreational vehicle must meet all the requirements for new construction.”
    2 more reviewed findings on this topic
    • Limited — Recreational vehicles placed in identified Special Flood Hazard Areas.
      “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. 2. Be fully licensed and ready for highway use [...] or; 3. The recreational vehicle must meet all the requirements for new construction.”
    • Limited — Recreational vehicles placed in an identified Special Flood Hazard Area.
      “All recreational vehicles placed in an identified Special Flood Hazard Area must either:”
  • Camping on your landLimited

    Temporary-use development and commercial campgrounds, travel-trailer parks, and overnight campgrounds in unincorporated Hickman County.

    • A temporary-use permit is required for a use of a temporary nature.
    • Commercial campgrounds, travel-trailer parks, and overnight campgrounds require at least three acres, two camping loops, specified sanitation, utilities, roadway, campsite, review, and site-plan conditions.
    • No permanent structure may be located within a floodplain.

    minimum campground area: >= 3 acres · minimum campsite width: >= 30 feet · minimum campsite length: >= 75 feet

    “A minimum of three acres must be allocated for the campground. A separate parcel is required for all commercial campgrounds, travel trailer parks, and overnight campgrounds.”
  • Tiny homesLimited

    A tiny home that is a building or structure subject to the Hickman County Zoning Resolution, in the portions of Hickman County outside the Centerville Municipal Corporation.

    • Construction, moving, alteration, repair, expansion, use, change of use, or filling of land requires a permit issued by the Building Commissioner.
    • The permit may issue only if the proposal conforms to the Zoning Resolution, unless the Board of Zoning Appeals issues an administrative review, special exception, or variance.
    • Agriculturally related construction is exempt under Section 5.070.
    • The Resolution's stated territorial authority is the portions of Hickman County outside the Centerville Municipal Corporation; municipal rules may differ.
    • The ordinance does not expressly define or separately regulate a "tiny home"; this claim concerns its treatment if it is a building or structure under the Resolution.
    “It shall be unlawful to commence the excavation for or the construction of any building or other structure, including accessory structures, to commence the moving alteration, or repair of any structure including expansion, including accessory structures, to use a building or structure or to change the use of a building or structure, or to commence the filling of land without a permit thereof, issued by the Building Commissioner. Agriculturally related construction is exempt. (See Section 5.070).”
    One more reviewed finding on this topic
    • Limited — Occupancy of a prefabricated dwelling, the closest defined category to a site-built tiny home, in the portions of Hickman County outside the Centerville Municipal Corporation.
      “it shall qualify as a single detached dwelling.”
  • Manufactured homesLimited

    Manufactured homes and manufactured-home parks in county-regulated areas, including flood-hazard areas.

    • Mobile-home parks must satisfy county dimensional, density, water, sewer/septic, anchoring, and site-plan requirements.
    • Parks with sewer are limited to a maximum of four mobile homes or three double-wide mobile homes per acre.
    • Parks without public sewer are limited to a maximum of two mobile homes or two double-wide mobile homes per acre.
    • The Health Department may require lower density after soil testing.
    • Manufactured homes in flood-hazard areas must meet applicable elevation, anchoring, and substantial-damage requirements.

    mobile-home park density with sewer: 4 mobile homes or 3 double-wide mobile homes per acre (lower density may be required by the Hickman County Health Department) · mobile-home park density without public sewer: 2 mobile homes or 2 double-wide mobile homes per acre (lower density may be required by the Hickman County Health Department)

    “parks with sewer shall permit a maximum of 4 mobile homes or 3 double wide mobile homes per acre.”
    One more reviewed finding on this topic
    • Limited — Manufactured-home placement and occupancy under Hickman County zoning.
      “Mobile homes provided they are used as accessory uses on lots used for agricultural purposes which exceed 15 acres. Two mobile homes may be placed on these tracts provided the principle residential unit on the tract is a single detached permanent dwelling. These mobile homes are intended for farm help or family members of the property owner.”
  • Mandatory utility hookupConditional

    Residential development in county zoning districts.

    • Requirements vary by district and use.
    • Multiple-family dwelling developments in the R-1 district require public sewer or a state-approved package sewer system.
    • The zoning resolution also contains district-specific public-water and sewer acreage rules.
    “Public Sewer or STATE APPROVED PACKAGE SEWER SYSTEM is required for multiple-family dwelling developments.”
  • Agricultural exemptionAvailable (with conditions)

    Agriculturally related construction and agricultural uses governed by the county zoning resolution.

    • The zoning resolution does not limit, affect, or control agricultural uses of land.
    • Agriculturally related construction is exempt from the county zoning-compliance permit requirement.
    • Other state, health, septic, floodplain, or applicable regulations may still apply.
    “THIS RESOLUTION SHALL NOT BE CONSTRUED AS LIMITING, AFFECTING, OR CONTROLLING THE AGRICULTURAL USES OF LAND.”
    One more reviewed finding on this topic
    • Available (with conditions) — Agriculturally related construction and structures incidental to agricultural enterprise.
      “This Resolution shall not be construed as authorizing the requirement of building permits, nor providing for any regulations of the erection, construction, or reconstruction of any building or other structure on lands now devoted to agricultural uses, or which my hereafter be used for agricultural purposes, except on agricultural lands adjacent to or in proximity to state and/or federal highways, public airports, or public parks, provided, however, such building or structure is incidental to the agricultural enterprise.”
  • Subdividing landRegulated (with conditions)

    Subdivisions in Hickman County outside the Centerville regional planning jurisdiction.

    • The subdivider must submit a plat, obtain planning commission approval, and file the approved plat with the county register.
    • The regulations do not apply within the Centerville regional planning jurisdiction.
    • Drainage, water, sewerage, utilities, and public services must be addressed.
    “These subdivision regulations shall apply to all subdivisions, as herein defined, located within Hickman County, Tennessee, except those areas located within the Centerville regional planning jurisdiction. No land shall be subdivided within the jurisdictional area until the subdivider submits a plat as required by these regulations, obtains planning commission approval of the plat, and files the approved plat with the county register.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and lot creation in unincorporated Hickman County.
      “Subdivisions and other proposed new developments, including manufactured home parks, shall be reviewed to determine whether such proposals will be reasonably safe from flooding.”
    • Limited — Subdivision and other proposed development proposals in applicable Special Flood Hazard Areas.
      “Subdivisions and other proposed new developments, including manufactured home parks, shall be reviewed to determine whether such proposals will be reasonably safe from flooding.”
  • Driveway accessRequired

    Vehicle access points and private driveway access under the county zoning resolution.

    • A vehicle access point may not exceed 40 feet in width.
    • Access points must provide proper drainage.
    • There may be no more than two access points per 400 feet of frontage, with a one-access limit for lots under 100 feet wide.
    • No access point may be within 20 feet of a public-intersection right-of-way line.
    • County-road curb or shoulder alterations require Road Superintendent approval; state-highway alterations require a TDOT permit.
    • Private driveways are limited to five lots with a minimum of five acres each under the stated certification.

    maximum access-point width: <= 40 feet · intersection setback: >= 20 feet (Measured from public-intersection right-of-way line.)

    “A point of access for vehicles onto a street shall not exceed forty (40) feet in width. All points of access shall be so constructed as to provide for proper drainage.”
    One more reviewed finding on this topic
    • Required — Access for lots and buildings in unincorporated Hickman County.
      “No building shall be erected on a lot which does not abut at least one (1) publicly approved and accepted street (or access easement) for adistance of at least twenty-five (25) feet.”
  • Building in a floodplainRequired

    Development in Special Flood Hazard Areas in unincorporated Hickman County.

    • New construction and substantial improvements must be anchored, flood-resistant, and designed to minimize flood damage.
    • Residential structures in AE Zones with base-flood data must have the lowest floor at least one foot above the Base Flood Elevation.
    • Floodway encroachments are prohibited unless engineering analysis demonstrates no increase in flood elevations, velocities, or floodway widths.
    • Required Federal and State permits must be provided.

    residential elevation above base flood elevation in AE Zones: >= 1 foot (Where Base Flood Elevation data is available)

    “In AE Zones where, Base Flood Elevation data is available, new construction and substantial improvement of any residential building (or manufactured home) shall have the lowest floor, including basement, elevated to no lower than one (1) foot above the Base Flood Elevation.”
    2 more reviewed findings on this topic
    • Limited — Subdivisions and development in floodplains and Special Flood Hazard Areas.
      “Encroachments are prohibited, including earthen fill material, new construction, substantial improvements, or other development within the regulatory floodway. Development may be permitted however, provided it is demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practices”
    • Required — Development in Special Flood Hazard Areas and floodways covered by the county floodplain zoning regulations.
      “Encroachments are prohibited, including earthen fill material, new construction, substantial improvements, or other development within the regulatory floodway.”
  • Permit feesPublished (with conditions)

    Hickman County zoning-compliance and building-permit fees.

    • The fee schedule is established by the County Commission and posted in the Building Commissioner's office.
    • The appropriate fee must be paid before action on an application.
    • A building permit fee may be doubled for construction begun before obtaining a permit.
    • A $50 reinspection fee is allowed when the structure is not ready for inspection.

    reinspection fee: 50 USD (When inspection is requested and structure is not ready)

    “The Hickman County Commission shall from time-to-time establish a schedule of fees and a collection procedure for Building Permits. The scheduleof fees shall be posted in the Office of the Building Commissioner.”
    One more reviewed finding on this topic
    • Published (with conditions) — County building and temporary-use permit fee schedules.
      “The scheduleof fees shall be posted in the Office of the Building Commissioner.”
  • Permit processPublished (with conditions)

    Hickman County zoning-compliance permit process outside Centerville.

    • Applications must be written and accompanied by a duplicate-to-scale plan or plat showing lot, structures, elevations, uses, parking, loading, and related information.
    • Sealed plans are generally not required for qualifying structures under three stories, under 5,000 square feet, one- or two-family dwellings or domestic outbuildings, and nonhabitable farm buildings.
    • A permit becomes invalid if work does not begin within 12 months or is suspended for one year.
    “Application for a Building Permit shall be made in writing to the Building Commissioner on forms provided for that purpose. All applications for Building Permits shall be accompanied by a plan or a plat in duplicate, drawn to scale, and showing the following:”
    2 more reviewed findings on this topic
    • Published (with conditions) — County zoning-compliance/building permits and temporary-use permits.
      “Application for a Building Permit shall be made in writing to the Building Commissioner on forms provided for that purpose.”
    • Partial — County zoning-compliance and temporary-use permit applications.
      “Application for a Building Permit shall be made in writing to the Building Commissioner on forms provided for that purpose. All applications for Building Permits shall be accompanied by a plan or a plat in duplicate, drawn to scale”

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).”
    2 more reviewed findings on this topic
    • Available (with conditions) — A homeowner constructing a home under Tennessee's residential permitting process, including the state rule relevant to Hickman County where applicable.
      “A homeowner may build a home as long as the construction is to be the residence”
    • Conditional — An owner constructing the owner's own home in Tennessee, including Hickman County.
      “Yes. A person who owns property is allowed one permit every two years to build their home as long as it is not for sale, lease, or rent (individual use). If they hire a contractor, the contractor is considered a "prime" and required to be licensed, as well as obtain the building permit for inspections. (TCA 62-6-103 and Rule 0680-1-.22)”
  • Building code adoptedPartial

    Tennessee State Fire Marshal's Office residential building-code standards for one- and two-family dwellings and townhomes statewide, except where a qualifying local government enforces its own current residential code or has opted out.

    • The State Fire Marshal's Office has adopted the 2018 International Residential Code with amendments.
    • For one- and two-family dwellings and townhomes, the adopted energy code is the 2018 International Energy Conservation Code with amendments.
    • The statewide program applies only in areas that have not received an exemption from the State Fire Marshal's Office because local building codes are enforced by the local government or opted out of state residential building codes and enforcement by a two-thirds vote of the city or county legislative body.
    • A qualifying local jurisdiction may continue operating its own program if its building code is current within seven years of the most recent edition; other versions may be approved in writing by the State Fire Marshal's Office.
    • A county legislative body may vote to remove unincorporated areas of the county from the state program, and a city legislative body may vote to remove the city from the state program.
    • A city or county may opt out by passage, by a two-thirds vote, of a resolution exempting the city or county; the opt-out resolution expires 180 days following the date of the election for the city or county's legislative body.
    • If the subsequent legislative body does not vote to opt out before the resolution expires, the State Fire Marshal's Office begins enforcing the residential building-code requirements until the city or county enforces residential building codes or passes another opt-out resolution.
    • The State Fire Marshal's Office enforces only the codes it adopts; local governments enforce other locally adopted codes or requirements.
    • The state residential building permit is a building permit only and is not grading or fill approval, floodplain compliance, a septic or sewer permit, an electrical permit, or zoning approval.
    • The permit fee is based on the cost of construction and covers all required inspections and one free re-inspection; additional re-inspections cost $100 each.

    International Residential Code edition: 2018 (with amendments) · International Energy Conservation Code edition for one- and two-family dwellings and townhomes: 2018 (with amendments) · local-code currency window: <= 7 years (other versions can be approved in writing by the State Fire Marshal's Office) · opt-out vote: two-thirds vote (resolution expires 180 days following the date of the election for the city or county's legislative body) · additional re-inspection fee: 100 USD (one re-inspection per permit is free)

    “The codes currently adopted by the Tennessee State Fire Marshal’s Office are: [...] International Residential Code (IRC), 2018 edition, published by the ICC, with amendments;”
    One more reviewed finding on this topic
    • Adopted — Tennessee one- and two-family dwellings and townhouses within the scope of the State Residential Building Code Enforcement Program.
      “The state has adopted the 2018 International Residential Code (IRC)”
  • 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”
  • 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 systems in Hickman County.
      “A TDEC Environmental Scientist will conduct a site evaluation to determine the type of septic system required for your property.”
    • State (with conditions) — Subsurface sewage disposal systems serving property in Hickman 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.”
    3 more reviewed findings on this topic
    • Required — Construction, modification, or repair of septic systems in Hickman County.
      “A septic system permit is required for the construction, modification or repair of a septic system.”
    • Required — Installation or repair of a subsurface sewage disposal system in Hickman 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 — Installation or repair of a subsurface sewage disposal system in Tennessee, including Hickman 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.”
  • 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.”
    3 more reviewed findings on this topic
    • Required — Final inspection of septic installations in Hickman 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.”
    • Required — Final inspection of a septic system installed in Hickman County.
      “When installation is complete, the installer will contact the local Environmental Scientist to schedule a final inspection before the system is covered.”
    • Required — Final inspection of septic installations in Hickman County.
      “When installation is complete, the installer will contact the local Environmental Scientist to schedule a final inspection before the system is covered.”
  • 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.

  • Accessory dwellings — Accessory dwelling units in Hickman County.
  • Off-grid sanitation — Off-grid sanitation systems in Hickman County.
  • Well permit — Private wells serving property in Hickman County.
  • Short-term rentals — Short-term rentals in Hickman 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 Hickman County, Tennessee

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

Hickman County scores 80/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop.

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

Hickman County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Tennessee Department of Environment and Conservation (TDEC) - Division of Water Resources. 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 Hickman County?

Living in an RV on your own land in Hickman County is limited to specific cases: Recreational vehicles in identified Special Flood Hazard Areas. The RV must either be on site fewer than 180 consecutive days; be fully licensed and ready for highway use, with quick-disconnect utilities and no permanently attached structures or additions; or meet all requirements for new construction. The provision is limited to identified Special Flood Hazard Areas. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Hickman County, Tennessee?

Land in Hickman County runs about $4,098 per acre, based on the latest county data.

What is the water situation in Hickman County?

Hickman County gets about 54.6" of rain a year, with severe drought in roughly 4.1% of years.

How remote is Hickman County?

A representative private-land location has about 13,724 people within a 30-minute drive and 2,961,159 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 Hickman compares in Tennessee

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