Bolthole Index

Humphreys County, Tennessee

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

84Index Score / 100
#8 of 95 in Tennessee

Unincorporated Humphreys County, Tennessee does not require a residential building permit under the state program, but separate subdivision and floodplain approvals may apply123. Zoning varies across the county, and countywide zoning for the remaining unincorporated area is unconfirmed4. TDEC handles septic permits throughout Humphreys County5.

At a glance

Building permit
Not required under the state residential program in unincorporated areas; unrelated local permits may still apply1
Zoning
Rules vary by location; McEwen, New Johnsonville and Waverly have municipal zoning, while countywide unincorporated zoning is unconfirmed674
Septic permits
Tennessee Department of Environment and Conservation (TDEC), Nashville Environmental Field Office89
Owner-builder
You may build your own home because no county building permit is required; trade licensing may still apply10
Subdivision (plat) review
Required by the county Planning Commission for splitting land, outside the Waverly and New Johnsonville planning regions and McEwen city limits211
Floodplain permit
Required before construction, fill or grading near a mapped flood zone, from the County Executive's Office312
Subdivision lot frontage
At least 50 ft on a public way, or 30 ft at a cul-de-sac radius, in the county subdivision jurisdiction13
Agricultural buildings
Exempt from county zoning regulation if incidental to the agricultural enterprise, away from highways, airports and floodplains14

Who to call

Planning & zoning

Humphreys County Planning Commission

Subdivision plat review and approval for Humphreys County, outside the Waverly and New Johnsonville planning regions and McEwen city limits

(931) 296-7795

agunderson@humphreyscountytn.gov

Room 1, Rawlings Building, 102 Thompson Street, Waverly, TN 37185

Floodplain permits

Humphreys County Executive's Office

Floodplain determinations and permits for construction, fill or grading near a mapped flood zone under the National Flood Insurance Program

(931) 296-7795

agunderson@humphreyscountytn.gov

102 Thompson Street, Waverly, TN 37185

Septic permits

Tennessee Department of Environment and Conservation (TDEC), Nashville Environmental Field Office

Septic System Construction Permits and related Division of Water Resources services for Humphreys County

(615) 687-7000

711 R.S. Gass Blvd, Nashville, TN 37216

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 Humphreys County, Tennessee?

No state-program residential building permit is required for a one- or two-family home or townhouse in unincorporated Humphreys County because the county opted out; unrelated local approvals may still apply1. Across Humphreys County, the state list gives different program statuses: the county and New Johnsonville are OPT OUT, while McEwen and Waverly are EXEMPT; those labels do not settle separate municipal codes15. Because unincorporated Humphreys County requires no county building permit, an owner may build a personal home without seeking an owner-builder exemption from that nonexistent permit, although state trade licensing can still apply10. An owner may request a State Fire Marshal inspection during construction and, if the house qualifies, a state Certificate of Occupancy1617. Septic, subdivision and floodplain approvals remain separate523.

Who handles land-use permits in Humphreys County, and how do you reach them?

Humphreys County has no building-permit office to visit for a covered home in its unincorporated jurisdiction because no county building permit is required10. For a land split, contact the Humphreys County Planning Commission in Room 1 of the Rawlings Building, 102 Thompson Street, Waverly, TN 37185, at (931) 296-779511. A subdivider must submit a plat, obtain Planning Commission approval before filing, and file the approved plat with the county register; submissions are due three Fridays before the meeting, and the commission does not meet in December18. For development near a flood zone, contact the County Executive's Office before work begins12. TDEC handles septic permits through the Nashville Environmental Field Office at 711 R.S. Gass Blvd, Nashville, TN 37216, phone (615) 687-700059. Ask the Planning Commission which land-use contact applies to a particular unincorporated parcel because countywide zoning remains unconfirmed1911.

Does Humphreys County have zoning?

Zoning varies across Humphreys County, and the available sources do not establish a separate county zoning ordinance for all remaining unincorporated land204. McEwen has its own zoning ordinance and official map, New Johnsonville maintains municipal planning and zoning, and Waverly administers zoning through its map and property classifications6721. The county subdivision rules apply outside the Waverly and New Johnsonville planning regions and McEwen city limits2. Within that jurisdiction, subdivision lots need at least 50 feet of frontage on a public way, with 30 feet allowed at a cul-de-sac radius; this is a frontage rule, not a confirmed minimum lot-area rule2213. In unzoned areas or areas without designated setbacks, the same rules set 40-foot arterial, 30-foot collector or minor-street, and 15-foot side and rear setbacks23. Ask the Planning Commission about the parcel's zoning, minimum home size and controlling setbacks1911.

How do septic permits work in Humphreys County?

TDEC's Division of Water Resources administers septic permits throughout Humphreys County through the appropriate Environmental Field Office5. The Nashville Environmental Field Office serves Humphreys County and can be reached at (615) 687-70009. Obtain the septic permit before dirt work or building-pad construction; a complete application may take up to 45 days to process24. A conventional permit costs $400 for up to 1,000 gallons per day of design flow, plus $100 for each additional 1,000 gallons per day25. The installer must schedule TDEC's final inspection before covering the system, and TDEC issues a Certificate of Completion after approval26. Only 0.9% of Humphreys County soils are rated without severe limitations for a conventional drain field, so settle the septic design before locating the house27. Before an electrical inspector processes service for a proposed house, written proof must show public sewer service, a septic application or an existing septic system28. We could not confirm whether a private well needs a property-owner permit; ask TDEC9.

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

We could not confirm a rule for long-term RV occupancy, temporary camping, tiny-home occupancy or manufactured-home placement on private land in unincorporated Humphreys County. The unresolved countywide zoning question means the Planning Commission should confirm the allowed use at the address before you buy a unit or prepare a site1911. Inside McEwen, New Johnsonville or Waverly, ask the relevant city because municipal zoning varies across Humphreys County and does not answer the question for unincorporated land6720. The state-program opt-out addresses residential building permits for one- and two-family dwellings and townhouses; it does not establish RV, tiny-home or manufactured-home occupancy rights1. Electrical service for a proposed house requires written proof of public sewer service, a septic application or an existing septic system before the inspector processes the request28.

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

<ol><li>Ask the Planning Commission which zoning and subdivision rules apply to the parcel411.</li><li>If splitting land, submit the plat, obtain approval before filing, and file the approved plat with the county register18.</li><li>Plan access early: for covered subdivisions, the commission may limit direct access to arterial or collector roads, require a shared drive, and bar layouts that make vehicles back onto those roads29.</li><li>Ask the County Executive's Office whether floodplain approval is needed before construction, fill or grading312.</li><li>Apply to TDEC before septic work, dirt work or building-pad construction249.</li><li>Confirm any separate local approval; no state-program residential building permit is required for a covered home in unincorporated Humphreys County1.</li><li>Arrange the septic inspection before covering the system, then provide the required sewer or septic documentation for electrical service2628.</li></ol>

What should you check before buying land in Humphreys County?

Soils are the biggest catch here: only 0.9% of Humphreys County's land is free of severe limitations for a conventional septic drain field, so assume a standard system won't work on most parcels and budget for a site evaluation and likely an engineered system before you commit27. Terrain is more forgiving, with 48.6% of the county at 15% slope or less, so check the specific parcel's grade rather than assuming easy building on hillier ground30. The county gets 53.7 inches of rain a year with severe drought in only 4.9% of years, and 76.5% of the land is wooded, which matters for clearing and access costs313233. Ask the Planning Commission directly whether zoning applies to your parcel and confirm flood-zone status with the County Executive's Office before you close, since neither is settled countywide and both affect what you can build1112. If your driveway will connect to a state highway, Tennessee requires a TDOT entrance permit before construction, on top of anything the county requires34. Typical property tax in the county runs about a 0.5% effective rate, with a median bill near $895 a year, against a typical home value around $258,996353637.

Watch-outs

  • Humphreys County's building-code opt-out and the absence of a confirmed zoning ordinance can look like "no rules," but subdivision review, floodplain permits and state septic permitting all still apply — confirm each with the Planning Commission, County Executive's Office and TDEC before you build3838.
  • RV, tiny-home, temporary-camping and manufactured-home occupancy on private land are open questions with no official Humphreys County or Tennessee source confirming or prohibiting them — call the Planning Commission before you plan around any assumption11.
  • McEwen, New Johnsonville and Waverly have municipal zoning functions, so do not apply the unresolved unincorporated-county zoning answer inside those cities6721.

Sources

  1. Residential Jurisdictions & Inspectors, quoted and re-checked
  2. Subdivision Regulations of Humphreys County, Tennessee, quoted and re-checked
  3. humphreyscountytn.gov, quoted and re-checked
  4. Subdivision Regulations of Humphreys County, Tennessee, quoted and re-checked
  5. Septic System Construction Permit, quoted and re-checked
  6. Planning and Zoning – City of McEwen Tennessee, quoted and re-checked
  7. Planning & Zoning, quoted and re-checked
  8. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  9. Tennessee Department of Environment and Conservation (TDEC), Nashville Environmental Field Office (tn.gov)
  10. Tennessee law on county zoning and building authority
  11. Humphreys County Planning Commission (humphreyscountytn.gov)
  12. Humphreys County Executive's Office (humphreyscountytn.gov)
  13. Subdivision Regulations of Humphreys County, Tennessee, quoted and re-checked
  14. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, quoted and re-checked
  15. Residential Jurisdictions & Inspectors, quoted and re-checked
  16. Residential Jurisdictions & Inspectors, quoted and re-checked
  17. Residential Jurisdictions & Inspectors, quoted and re-checked
  18. Subdivision Regulations, Humphreys County, Tennessee, quoted and re-checked
  19. (2026 county census)
  20. Subdivision Regulations, Humphreys County, Tennessee, quoted and re-checked
  21. Frequently Asked Questions, quoted and re-checked
  22. Subdivision Regulations, Humphreys County, Tennessee, quoted and re-checked
  23. Subdivision Regulations of Humphreys County, Tennessee, quoted and re-checked
  24. Subsurface Sewage Disposal System (SSDS) Frequently Asked Questions, quoted and re-checked
  25. Septic System Construction Permit, quoted and re-checked
  26. Subsurface Sewage Disposal System (SSDS) Frequently Asked Questions, quoted and re-checked
  27. 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
  28. Online Application for Septic Related Services, quoted and re-checked
  29. Subdivision Regulations, Humphreys County, Tennessee, quoted and re-checked
  30. Share of land at 15% slope or less: Bolthole Index county data
  31. Annual precipitation: Bolthole Index county data
  32. Share of years in severe drought: Bolthole Index county data
  33. Wooded share of land: Bolthole Index county data
  34. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  35. Effective property tax rate: Bolthole Index county data
  36. Median property tax bill: Bolthole Index county data
  37. Typical home value (Zillow): Bolthole Index county data
  38. Residential Jurisdictions & Inspectors, 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

RuleHumphreys CountyHouston CountyBenton CountyDickson CountyHickman CountyPerry CountyStewart County
Building permitNot requiredNot requiredLimitedRequiredLimitedNot requiredNot required
County zoningNot publishedNoYesYesYesNot publishedNo
Septic permitsTN Dept. of Env. & ConservationTDECTDECTDECTDECTDECTDEC

County locator

Humphreys County in Tennessee

84
County map
Humphreys County highlighted among the Tennessee counties · colored by Index score

How Humphreys County scores

Seclusion70100% ev.
Self-Sufficiency62100% ev.
Admin Boringness7877% ev.
Durability60100% ev.
Property Autonomy71100% ev.
Carry Cost87100% ev.

Evidence strength: 96%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$259kTypical home
0.5%Property tax
$3,358Land / acre
53.7"Annual rain
4.9% of yrsSevere drought
11.7 / yr (+10.5)Mid-century 100°F days
14.8 daysMid-century dry spell
2.31" (+7.7%)Mid-century 1-day rain
1.6×Wildfire change factor
100%Forward climate coverage
$1,671Home insurance / yr
0.5% / yrInsurance growth
1.15%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
6,608People within 30 min
2,892,024People within 2 hr
27,569Radius comparison (15 mi)
36.2People / sq mi
3.4%Federal land
48.6%Land at 15% slope or less
0.9%Soils rated "not limited" for septic (strict USDA rating)
2,984 acWorkable land screen
76.5%Wooded land
56.5 tonsBiomass / forest ac
58.8°FAvg temp

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Cities and towns in Humphreys 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.

McEwen · New Johnsonville · Waverly

Answers from the rulebook for Humphreys County

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

Humphreys County rules

  • Building permitNot required

    One- and two-family dwellings and townhouses in unincorporated Humphreys County under the Tennessee State Residential Building Code Enforcement Program

    • Humphreys County is listed as OPT OUT of the state residential building program.
    • This claim addresses the state residential building permit program only; local permits may still be required.
    • Incorporated municipalities are separately listed by the State Fire Marshal's Office and may have different status.
    “Humphreys County | OPT OUT | Ronnie Galloway | gallowayinspection@gmail.com | 931-201-3844 [...] OPT OUT - The jurisdiction has passed a resolution opting out of the program”
  • Owner-builder exemption · follows from the permit answerNot needed

    Unincorporated Humphreys County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.

    • Humphreys County is listed as OPT OUT of the state residential building program.
    • This claim addresses the state residential building permit program only; local permits may still be required.
    “Humphreys County | OPT OUT | Ronnie Galloway | gallowayinspection@gmail.com | 931-201-3844 [...] OPT OUT - The jurisdiction has passed a resolution opting out of the program”
  • Building code adoptedPartial

    Residential building-code adoption across Humphreys County and its incorporated municipalities, aggregated because the state list assigns different statuses to the county and municipalities.

    • Humphreys County is listed as OPT OUT.
    • McEwen is listed as EXEMPT.
    • New Johnsonville is listed as OPT OUT.
    • Waverly is listed as EXEMPT.
    • The state key defines SRBP as participation in the State Residential Building Program, EXEMPT as having received an exemption, and OPT OUT as having passed a resolution opting out of the program.
    • The state page states that the information was accurate as of 8/21/2026.
    “Humphreys County | OPT OUT | Ronnie Galloway | gallowayinspection@gmail.com | 931-201-3844 McEwen | EXEMPT | | | New Johnsonville | OPT OUT | | | Waverly | EXEMPT | | |”
    One more reviewed finding on this topic
    • Not adopted (with conditions) — Statewide residential building construction standards for one- and two-family dwellings in Humphreys County's county jurisdiction, excluding separately listed municipalities.
      “Humphreys County | OPT OUT | Ronnie Galloway | gallowayinspection@gmail.com | 931-201-3844”
  • Local zoningVaries (with conditions)

    Local zoning across Humphreys County, including unincorporated areas and incorporated municipalities; the countywide conclusion aggregates different local authorities and does not mean Humphreys County administers each municipal zoning ordinance.

    • Humphreys County subdivision regulations apply within the county jurisdictional area but expressly exclude the Waverly and New Johnsonville Planning Regions and McEwen city limits.
    • McEwen has its own city zoning ordinance and official zoning map.
    • Waverly provides zoning administration through its Building Official, current zoning map, and zoning appeals bodies for areas inside and outside city limits.
    • The official sources reviewed did not establish whether a separate county zoning ordinance governs all remaining unincorporated areas.
    “excluding all territory located within the Waverly and New Johnsonville Planning Regions and the McEwen city limits.”
    One more reviewed finding on this topic
    • Varies (with conditions) — Zoning controls vary within Humphreys County because incorporated municipalities administer their own zoning, while county subdivision regulations apply outside the Waverly and New Johnsonville Planning Regions and McEwen city limits.
      “These subdivision regulations shall apply to all subdivisions, as herein defined, located within Humphreys County, Tennessee but excluding all territory located within the Waverly and New Johnsonville Planning Regions and the McEwen city limits.”
  • Minimum lot sizeSpecified

    Subdivision lots within the Humphreys County Regional Planning Commission jurisdictional area, excluding territory within the Waverly and New Johnsonville Planning Regions and the McEwen city limits.

    • The rule establishes minimum public-way frontage, not a minimum lot-area measurement.
    • Lot dimensions must comply with the minimum standards of any applicable zoning ordinance.
    • The minimum lot frontage is 50 feet on a public way.
    • The cul-de-sac radius exception permits 30 feet of frontage.
    • Corner lots must be large enough to permit buildings while observing minimum front-yard setbacks from both public-way rights-of-way.
    • Subdivision approval requires submission of a plat, planning commission approval, and filing of the approved plat with the county register.
    • The regulations state they were adopted April 24, 1995, and last amended and updated February 25, 2013.
    • The regulations expressly exclude all territory within the Waverly and New Johnsonville Planning Regions and the McEwen city limits.

    minimum lot frontage on public way: 50 feet (Except for the radius of a cul-de-sac, which shall be 30 feet.) · cul-de-sac lot frontage: 30 feet (Applies as the stated exception to the 50-foot public-way frontage rule.)

    “These subdivision regulations shall apply to all subdivisions, as herein defined, located within Humphreys County, Tennessee but excluding all territory located within the Waverly and New Johnsonville Planning Regions and the McEwen city limits. [...] The minimum lot frontage on a public way shall be fifty (50) feet except for radius of a cul-de-sac which shall be thirty (30) feet.”
    One more reviewed finding on this topic
    • Specified — Subdivision lots within the Humphreys County Regional Planning Commission jurisdiction, excluding territory in the Waverly and New Johnsonville Planning Regions and the McEwen city limits.
      “The minimum lot frontage on a public way shall be fifty (50) feet except for radius of a cul-de-sac which shall be thirty (30) feet.”
  • SetbacksSpecified

    Lots in unzoned areas or areas without designated setbacks within the Humphreys County Regional Planning Commission subdivision-regulation jurisdiction.

    • The regulations apply countywide except territory in the Waverly and New Johnsonville Planning Regions and the McEwen city limits.
    • The street setback standards apply in unzoned areas or areas without designated setbacks.
    • The regulations also prescribe transmission-line setbacks where easement widths are not definitely established.
    • More restrictive applicable ordinances, rules, regulations, statutes, or other legal provisions control.

    arterial-street setback from right-of-way line: 40 feet (Applies in unzoned areas or areas without designated setbacks.) · collector and minor street setback from right-of-way line: 30 feet (Applies in unzoned areas or areas without designated setbacks.) · minimum side and rear lot setback: 15 feet (Applies in unzoned areas or areas without designated setbacks.) · 7.2 KV transmission-line setback from center of line: 15 feet (Where easement width is not definitely established.) · 13 KV transmission-line setback from center of line: 25 feet (Where easement width is not definitely established.) · 46 KV transmission-line setback from center of line: 37.5 feet (Where easement width is not definitely established.) · 69 KV transmission-line setback from center of line: 50 feet (Where easement width is not definitely established.) · 161 KV transmission-line setback from center of line: 75 feet (Where easement width is not definitely established.)

    “In unzoned areas or areas withont designated setbacks, the minimum building setback lines from the right-of-way line of streets shall be: Arterial Streets - 40 feet; Collector and Minor Streets - 30 feet; All minimum side and rear lot setback lines shall be - 15 feet.”
  • Agricultural exemptionConditional

    Buildings or structures on agricultural land subject to county zoning regulation in Humphreys County; the state rule applies to counties and does not apply to municipalities.

    • The building or structure must be on land devoted to agricultural uses and be incidental to the agricultural enterprise.
    • The exemption does not apply on agricultural lands adjacent or in proximity to state federal-aid highways, public airports, or public parks.
    • The exemption does not apply to land within the one-hundred-year flood plain.
    • There is no blanket exemption for cotton gins, grain elevators, slaughterhouses, processing plants, or milk bottling plants.
    • The opinion states that the provision applies to counties only and has no application to municipalities.
    “To be exempt from county zoning regulation under Tenn. Code Ann. § 13-7-114, a building or structure must meet two requirements: (1) it must be located on lands “devoted to agricultural uses;” and (2) it must be “incidental to the agricultural enterprise.””
  • Subdividing landRegulated (with conditions)

    Subdivision of land within the Humphreys County Regional Planning Commission jurisdiction, excluding the Waverly and New Johnsonville Planning Regions and the McEwen city limits.

    • Before subdivision, the subdivider must submit the required plat, obtain planning commission approval, and file the approved plat with the county register.
    • The official county planning page states that minor-subdivision review fees are $250 for 1–3 lots and major-subdivision fees are $400 plus $25 per lot for four or more lots; fees are due when the plat is submitted and are non-refundable.
    • The regulations require planning commission approval before a contract is executed for sale of a proposed subdivided parcel and before a permit for erection of a structure in a proposed subdivision is granted.

    minor subdivision review fee: 250 USD (1–3 lots; due at plat submission and non-refundable.) · major subdivision base review fee: 400 USD (Four or more lots; plus $25 per lot; due at plat submission and non-refundable.) · major subdivision per-lot fee: 25 USD per lot (Four or more lots; in addition to the $400 base fee; due at plat submission and non-refundable.)

    “These subdivision regulations shall apply to all subdivisions, as herein defined, located within Humphreys County, Tennessee but excluding all territory located within the Waverly and New Johnsonville Planning Regions and the McEwen city limits. 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.”
  • Driveway accessLimited

    Driveway and lot access in subdivisions governed by the Humphreys County Subdivision Regulations, within the regulations' jurisdictional area.

    • The Planning Commission may require that lots not derive access exclusively from arterial or collector public ways.
    • Where driveway access from an arterial or collector public way may be necessary for several adjoining lots, the Planning Commission may require a combined access drive.
    • Driveways must be designed and arranged to avoid requiring vehicles to back onto arterial or collector public ways.
    • The regulations exclude the Waverly and New Johnsonville Planning Regions and the McEwen city limits.
    “avoid requiring vehicles to back onto arterial or collector public ways.”
  • Building in a floodplainRequired

    Construction, fill, grading, or other development in proximity of a flood zone area in Humphreys County.

    • The requirement applies to development in proximity of a flood zone area.
    • The county permit must be obtained before beginning work.
    • Property owners and professionals are urged to verify whether the property lies within the flood zone before starting any project.
    • Failure to obtain necessary permits can result in delays, penalties, or loss of NFIP compliance.
    • For flood-zone determination or permit application, the page directs applicants to contact the Humphreys County Executive’s Office or visit 102 Thompson Street, Waverly, during regular business hours.
    “any construction, fill, grading, or other development in proximity of a flood zone area requires a county permit prior to beginning work.”
  • Permit feesPublished (with conditions)

    Subdivision plat review by the Humphreys County Planning Commission in the county planning jurisdiction.

    • The published fee schedule applies to subdivision plat review, not necessarily every permit or county development service.
    • Minor subdivisions are 1–3 lots.
    • Major subdivisions consist of four or more lots.
    • Fees are due at the time of plat submission.
    • Fees are non-refundable.

    minor subdivision plat-review fee: 250 USD (1–3 lots) · major subdivision base plat-review fee: 400 USD (four or more lots) · major subdivision per-lot fee: per 25 USD (each lot in a subdivision consisting of four or more lots)

    “Fees are set at $250 for minor subdivisions (1–3 lots) and $400 plus $25 per lot for major subdivisions consisting of four or more lots.”
  • Permit processPartial

    Subdivision plat approval in the Humphreys County Planning Commission jurisdiction.

    • The regulations exclude territory located within the Waverly and New Johnsonville Planning Regions and the McEwen city limits.
    • The subdivider must submit a plat as required by the regulations.
    • Planning Commission approval is required before filing.
    • The approved plat must be filed with the county register.
    • Plat submissions are due three Fridays before the scheduled Planning Commission meeting.
    • The Planning Commission does not meet in December.
    “planning commission approval of the plat, and files the approved plat with the county register.”

Tennessee rules that apply here

  • InspectionsLimited

    Optional State Fire Marshal inspections during construction of one- or two-family dwellings, including additions to existing homes, in Humphreys County's opt-out jurisdiction

    • The owner may request inspection by the State Fire Marshal's Office.
    • The inspection determines whether the building, structure, or premises meets statewide building construction safety standards.
    • The source describes inspections for new construction and additions to existing homes.
    “Their home may now be inspected by an inspector with the State Fire Marshal’s Office during the construction process, both for new construction and additions to existing homes.”
  • Certificate of occupancyLimited

    A state Certificate of Occupancy for a one- or two-family dwelling in Humphreys County's opt-out jurisdiction after qualifying State Fire Marshal inspection

    • The dwelling must be determined to meet statewide building construction safety standards.
    • The source describes the certificate as issued by the State Fire Marshal's Office after the inspection.
    • The certificate is optional in the sense that the inspection process is available on request; the source does not establish a general mandatory certificate requirement for all dwellings.
    “If the one- or two-family dwelling is determined to meet the statewide building construction safety standards, the State Fire Marshal’s Office will release a Certificate of Occupancy, often referred to as a “CO.””
    One more reviewed finding on this topic
  • 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 — Subsurface sewage disposal systems in Humphreys County, including construction, modification, repair, site evaluation, inspection, and certificates of completion.
      “Some counties provide ground water protection services for their own areas.”
    • State (with conditions) — Subsurface sewage disposal systems serving property in Humphreys County, including unincorporated areas.
      “Completed application forms and application fees should be sent to the Division of Water Resources at the appropriate Environmental Field Office. A detailed review of the application is conducted, and the applicant is notified when the review is complete.”
    • Mixed (with conditions) — Statewide subsurface sewage disposal system permitting and assistance, with specified contract counties providing ground water protection services in their own areas.
      “NOTE: Some counties provide ground water protection services for their own areas. The online application form is not to be submitted for services requested in the following metropolitan or contact counties: Blount County, Davidson County/Nashville, Hamilton County, Jefferson County, Knox County, Madison County, Sevier County, Shelby County, Williamson County.”
  • Septic permitRequired

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

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

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

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

    Installation of subsurface sewage disposal systems in Tennessee.

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

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

    “The applicant or SSDS installer must notify the Division when a system has been installed so that it can be inspected and approved.”
    2 more reviewed findings on this topic
  • 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."”
    2 more reviewed findings on this topic
    • Conditional — Electrical service requests for a proposed house or establishment in Humphreys County.
      “the electrical inspector [...] must be provided with written notification that [...] a septic system permit has been applied for”
    • 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.”

Inside cities and towns in Humphreys County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Property within the corporate limits of the City of McEwen, Tennessee.

    • The ordinance establishes zoning districts within the corporate limits of McEwen.
    • The official zoning map is adopted as part of the ordinance.
    • The McEwen Zoning and Planning Commission meets on the third Monday of each month; requests must be submitted by the fourth Monday at noon before the meeting month.
    “This Ordinance shall be known as the Zoning Ordinance for the City of McEwen, Tennessee. The zoning map shall be referred to as the official zoning map of McEwen, Tennessee and all explanatory matter thereon is hereby adopted and made a part of this ordinance.”
    3 more reviewed findings on this topic
    • Present (with conditions) — Property within the City of McEwen, Humphreys County, Tennessee.
      “This Ordinance shall be known as the Zoning Ordinance for the City of McEwen, Tennessee.”
    • Present (with conditions) — Property within the City of Waverly and areas administered through Waverly's zoning appeals structure in Humphreys County, Tennessee.
      “Simple questions concerning zoning and allowable uses within a zone can be answered by the Building Official according to the current zoning map”
    • Present (with conditions) — Property within the City of New Johnsonville, Tennessee.
      “Municipal Appeals Board Members (Inside City Limits)”

Still unanswered

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

  • County-wide zoning — Whether Humphreys County has an adopted countywide zoning ordinance applicable to unincorporated areas, separate from its subdivision regulations.
  • Zoning districts — Whether Humphreys County maintains an adopted county zoning ordinance or zoning map for the unincorporated area outside the Waverly and New Johnsonville Planning Regions and McEwen city limits.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Humphreys County, Tennessee.
  • Lot coverage — Lot coverage in unincorporated Humphreys County.
  • Building height — Building height in unincorporated Humphreys County.
7 more unanswered
  • Living in an RV
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Off-grid sanitation
  • Well permit
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Humphreys County, Tennessee

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

Humphreys County scores 84/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property.

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

Humphreys County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Tennessee Department of Environment and Conservation, 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.

How much does land cost in Humphreys County, Tennessee?

Land in Humphreys County runs about $3,358 per acre, based on the latest county data.

What is the water situation in Humphreys County?

Humphreys County gets about 53.7" of rain a year, with severe drought in roughly 4.9% of years.

How remote is Humphreys County?

A representative private-land location has about 6,608 people within a 30-minute drive and 2,892,024 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 Humphreys compares in Tennessee

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