Bolthole Index

Sullivan County, Tennessee

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

65Index Score / 100
#69 of 95 in Tennessee

Unincorporated Sullivan County, Tennessee requires building permits for homes and listed improvements, including decks, roofs and interior remodeling1. Sullivan County zoning governs land within the county planning jurisdiction; municipal zoning may apply inside cities or their planning areas2. Septic permits for Sullivan County property come from Tennessee Department of Environment and Conservation (TDEC), through its Johnson City Environmental Field Office34. County zoning prohibits permanent RV dwellings5.

At a glance

Building permit
Required for residential housing and listed residential work1
Zoning
County zoning applies within the county planning jurisdiction; municipal rules may differ2
Septic permits
Required through TDEC's non-contract-county process36
Owner-builder
State licensing exemption for a personal-use home; county building permits still required71
Building code
2018 International Residential Code and 2018 Energy Code8
RV living
Not as a permanent dwelling; temporary construction use has conditions59
Minimum lot size
Varies by zoning district and water or sewer service10
Accessory dwelling
Detached units need a lot of at least 2 acres and their own TDEC-approved septic system11

Who to call

Building permits

Sullivan County Department of Planning and Codes

Building permits, zoning compliance permits and site plans for unincorporated Sullivan County

(423) 323-6440

permits@sullivancountytn.gov

3425 Highway 126, Suite 101, Blountville, TN 37617

Septic permits

TDEC Johnson City Environmental Field Office

Septic (subsurface sewage disposal system) permits and inspections for Sullivan County on behalf of the Tennessee Department of Environment and Conservation

(423) 854-5400

tdec.johnsoncity.efo@tn.gov

2305 Silverdale Drive, Johnson City, TN 37601-2162

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

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

Unincorporated Sullivan County requires a building permit for new homes, mobile and modular homes, additions, carports, garages, storage buildings, gazebos, pools, decks, roofs and interior remodeling1. Residential work subject to county review follows the 2018 International Residential Code and 2018 Energy Code8. The applicant or homeowner must request required inspections; requests are handled in received order with a stated 3-business-day turnaround12. When construction is complete, the applicant or homeowner must request the final inspection and Certificate of Occupancy1213. A Tennessee owner building one residence for personal use may receive one owner permit every two years if the residence is not for sale, lease or rent, but that owner-builder provision does not waive Sullivan County permits, inspections or codes7. Electrical permits are issued by the State of Tennessee14.

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

The Sullivan County Department of Planning and Codes handles county building permits, zoning compliance permits and site plans15. Reach the office at 3425 Highway 126, Suite 101, Blountville, TN 37617, by phone at (423) 323-6440, or by email at permits@sullivancountytn.gov15. Office hours are 8 a.m. to 5 p.m., Monday through Friday, except designated holidays15. Fees vary by application, and residential construction fees depend on total project cost16. A complete application and proof of applicable outside approvals, including a TDEC septic permit or driveway approval, are required before the county issues the building permit17. Development or filling in a flood-prone area also requires the Building Commissioner's permit18.

Does Sullivan County have zoning?

Sullivan County zoning applies within the county planning jurisdiction; confirm jurisdiction for unincorporated parcels near municipal planning boundaries2. Johnson City, which reaches into Sullivan County, sets its own city zoning19. Septic remains with TDEC for Sullivan County property3. County zoning compliance permits cover multi-family and planned developments and non-residential structures; non-residential and multi-family improvements require site plans2021. The Building Commissioner determines current parcel zoning22. Minimum lots are 5 acres in A-5, 2 acres in A-2, and 1 acre in A-1; AR, A-RV and RRC lots with public water require 20,000 square feet23. Minimum lot area uses buildable land, excluding flag-lot stems and designated floodways; utilities and septic conditions can change the requirement2310. Setbacks, coverage and height vary by district242526. Manufactured homes are listed residential uses in AR, A-RV and RRC, subject to other applicable approvals27. Agricultural structures may qualify for an exemption, but residential buildings require building permits281.

How do septic permits work in Sullivan County?

TDEC handles Sullivan County septic systems through its non-contract-county process3. A septic construction permit is required for installation or repair6. Sullivan County requires proof of an applicable TDEC permit and an approved septic field-bed grid before issuing a building permit17. The Johnson City Environmental Field Office serves Sullivan County at 2305 Silverdale Drive, Johnson City, TN 37601-2162, phone (423) 854-54004. For automated application help, call 423-854-5124; request an existing septic layout at tdec.johnsoncity.efo@tn.gov4. A final septic inspection is required, and a qualifying third-party engineer may conduct it instead of TDEC29. Only about 2.3% of county soils lack severe limitations for a conventional drain field, so establish septic feasibility before choosing the house site30.

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

Sullivan County zoning does not allow a camper, RV or other automotive vehicle to serve as a permanent dwelling or storage structure5. Temporary or seasonal RV use is otherwise limited to an approved campground, approved lake lot or approved storage area when the vehicle is not in use5. During construction of a permanent home, a qualifying RV with plumbing may be occupied temporarily for 6 months, subject to possible extension, with an active building permit, approved electric, water and septic or sewer connections, and a building inspection9. We could not confirm a specific tiny-home definition or minimum dwelling size; a tiny home intended as a permanent residence still needs a residential building permit, so ask Planning and Codes whether the design and district qualify115. Seasonal RV park model campgrounds are limited to the A-RV district, run April through November, and are not designed for permanent occupancy31.

How do you build a home in Sullivan County, step by step?

  1. Ask Planning and Codes to identify the parcel's jurisdiction, zoning district, minimum lot size and applicable use standards2210.
  2. Confirm septic feasibility and obtain the applicable TDEC permit and approved field-bed grid617.
  3. Secure any required floodplain, stormwater, sewer and county or TDOT driveway approvals183233.
  4. Submit a complete county application with proof of the other required permits and pay the application-specific fee1716.
  5. Request each required inspection; the applicant or homeowner must make the calls12.
  6. Request the final inspection and Certificate of Occupancy, and complete the septic final inspection1329.

What to check before you buy land in Sullivan County

For an accessory dwelling in unincorporated Sullivan County, confirm that the zoning district permits the use under Appendix B34. Detached units are limited to 50% of the main home’s square footage, need at least 2 acres and a separate TDEC-approved septic system, and must meet setbacks, frontage, future-subdivision and deed-restriction conditions11. Attached units have different limits, including owner occupancy, specified-family occupancy and a 25% floor-area cap; TDEC must approve additional bedrooms on an existing septic system11. Before splitting land, obtain Regional Planning Commission approval before recording a subdivision plat; newly created lots must meet minimum dimensional requirements unless an approved planned-development exception applies3536. Flood-prone development requires the Building Commissioner’s permit, and driveway connections may need county or TDOT approval depending on the road183233. We could not confirm a private-well permit rule or general off-grid sanitation authorization; ask Planning and Codes about water requirements and TDEC about sanitation before designing around either154.

Watch-outs

  • A Sullivan County building permit is not the last approval: the applicant or homeowner must request the final inspection and Certificate of Occupancy1213.
  • Do not treat an agricultural label as a blanket exemption; the county exemption is tied to structures incidental to an agricultural enterprise or solely used for agricultural purposes28.
  • Permanent RV dwelling use is prohibited, and temporary construction occupancy requires an active building permit, approved utility connections and inspection59.

Sources

  1. Planning and Codes | Sullivan County TN, quoted and re-checked
  2. Planning and Codes | Sullivan County TN, quoted and re-checked
  3. Subsurface Sewage Disposal System (SSDS) Permits, quoted and re-checked
  4. TDEC Johnson City Environmental Field Office (tn.gov)
  5. Sullivan County Zoning Resolution, 2001, updated 05-08-2025, quoted and re-checked
  6. Subsurface Sewage Disposal System (SSDS) Permits, quoted and re-checked
  7. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  8. Planning and Codes | Sullivan County TN, quoted and re-checked
  9. sullivancountytn.gov, quoted and re-checked
  10. Sullivan County Zoning Resolution, 2001, updated 05-08-2025, quoted and re-checked
  11. sullivancountytn.gov, quoted and re-checked
  12. Sullivan County Planning & Codes Permit Application, quoted and re-checked
  13. Sullivan County Planning & Codes Permit Application, quoted and re-checked
  14. Planning and Codes of Sullivan County, quoted and re-checked
  15. Sullivan County Department of Planning and Codes (sullivancountytn.gov)
  16. Sullivan County Zoning Resolution, Table 12-109 Fee Schedule, quoted and re-checked
  17. sullivancountytn.gov, quoted and re-checked
  18. Sullivan County Zoning Resolution, quoted and re-checked
  19. Johnson City: Johnson City Zoning and Overlays MapServer (Sullivan County), quoted and re-checked
  20. Planning and Codes | Sullivan County TN, quoted and re-checked
  21. Planning and Codes | Sullivan County TN, quoted and re-checked
  22. Sullivan County Zoning Resolution, quoted and re-checked
  23. Sullivan County Zoning Resolution, quoted and re-checked
  24. Sullivan County Zoning Resolution, quoted and re-checked
  25. Sullivan County Zoning Resolution, quoted and re-checked
  26. Sullivan County Zoning Resolution, quoted and re-checked
  27. Sullivan County Zoning Resolution, 2001, quoted and re-checked
  28. Sullivan County Zoning Resolution, quoted and re-checked
  29. Third-Party Permits & Final Inspections for Subsurface Sewage Disposal Systems, quoted and re-checked
  30. 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
  31. Appendices – 2024, Appendix D campground regulations, quoted and re-checked
  32. Planning and Codes | Sullivan County TN, quoted and re-checked
  33. Planning and Codes | Sullivan County TN, quoted and re-checked
  34. Sullivan County Zoning Resolution, 2001, quoted and re-checked
  35. Subdivision Regulations, quoted and re-checked
  36. 2023 Subdivision Regulations | Sullivan County TN, quoted and re-checked

Written October 11, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

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

RuleSullivan CountyWashington CountyCarter CountyUnicoi CountyJohnson CountyHawkins CountyGreene County
Building permitRequiredRequiredRequiredLimitedNot requiredRequiredRequired
County zoningYesYesYesNot publishedNoNoYes
Septic permitsTDECTDECTDECTDECTDECTDECTDEC

County locator

Sullivan County in Tennessee

65
County map
Sullivan County highlighted among the Tennessee counties · colored by Index score

How Sullivan County scores

Seclusion33100% ev.
Self-Sufficiency63100% ev.
Admin Boringness46100% ev.
Durability85100% ev.
Property Autonomy71100% ev.
Carry Cost74100% 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 →

$264kTypical home
0.6%Property tax
$8,316Land / acre
45.9"Annual rain
0.2% of yrsSevere drought
1.9 / yr (+1.9)Mid-century 100°F days
12.1 daysMid-century dry spell
1.62" (+9.7%)Mid-century 1-day rain
1.65×Wildfire change factor
100%Forward climate coverage
$1,262Home insurance / yr
-0.3% / yrInsurance growth
1.28%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
179,597People within 30 min
2,605,929People within 2 hr
210,523Radius comparison (15 mi)
392.2People / sq mi
1.8%Federal land
31%Land at 15% slope or less
2.3%Soils rated "not limited" for septic (strict USDA rating)
5,498 acWorkable land screen
65.3%Wooded land
62.7 tonsBiomass / forest ac
56.4°FAvg temp

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Cities and towns in Sullivan 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.

Not yet researched: Bluff City

Answers from the rulebook for Sullivan County

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

Sullivan County rules

  • Building permitRequired

    Residential housing and listed residential improvements in Sullivan County.

    • The source lists new homes, single-wide and double-wide mobile homes, modular homes, additions, carports, garages, storage buildings, gazebos, pools, decks, roofs, and interior remodeling jobs.
    • Other permits may also be required depending on the project.
    “Building Permits are required in Sullivan County for all types of residential housing including: new homes, single-wide mobile homes, double-wide mobile homes, modular homes, additions, carports, garages, storage buildings, gazebos, pools, decks, and roofs as well as interior remodeling jobs.”
    One more reviewed finding on this topic
    • Required — Residential construction, remodeling, and listed accessory structures in Sullivan County.
      “Building Permits are required in Sullivan County for all types of residential housing”
  • Building code adoptedAdopted

    Residential construction subject to Sullivan County building permitting.

    • The county page states the codes were adopted to remain in compliance with Tennessee regulations.
    • Electrical permits are issued by the State of Tennessee.

    residential code: 2018 International Residential Code · energy code: 2018 Energy Code

    “adopted the 2018 International Residential Code”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Residential construction regulated by Sullivan County Planning and Codes.
      “To remain in compliance with the State of Tennessee regulations, the Sullivan County Board of County Commissioners adopted the 2018 International Residential Code and the 2018 Energy Code – effective on April 1, 2018.”
  • InspectionsRequired

    Permitted construction in Sullivan County.

    • The applicant or homeowner must call for inspections.
    • The county application states that a final inspection is required upon completion.
    • The stated inspection turnaround is three business days.

    inspection turnaround: 3 business days (requests are inspected in received order)

    “It is the applicant’s and/or homeowner's responsibility to call for all inspections as required. Upon completion of construction, the applicant and/or homeowner must call for a final inspection and a Certificate of Occupancy.”
    One more reviewed finding on this topic
  • Certificate of occupancyRequired

    Completed construction under the Sullivan County building permit application.

    • The applicant or homeowner must call for a final inspection and Certificate of Occupancy after completion of construction.
    “Upon completion of construction, the applicant and/or homeowner must call for a final inspection and a Certificate of Occupancy.”
    One more reviewed finding on this topic
    • Required — Completion and occupancy of permitted construction in Sullivan County.
      “Upon completion of construction, the applicant and/or homeowner must call for a final inspection and a Certificate of Occupancy.”
  • County-wide zoningPresent (with conditions)

    County zoning in Sullivan County, including zoning compliance and zoning-resolution controls.

    • The county page states that zoning compliance permits are required for multi-family and planned developments and for non-residential structures.
    • The page states that Sullivan County adopted zoning in 1988.
    “Zoning Compliance Permits are required for all multi-family and planned developments as well as non-residential structures: commercial, churches, signs, manufacturing and the like. Site plans are required for all non-residential and multi-family improvements. Sullivan County adopted zoning in 1988.”
    One more reviewed finding on this topic
    • Present (with conditions) — Sullivan County zoning within the county planning jurisdiction.
      “To divide the territory included within the county’s planning jurisdiction into zones and districts restricting and regulating therein the location, construction, reconstruction, alteration, and use of buildings, structures, and land”
  • Local zoningPresent

    Sullivan County zoning and zoning-compliance permitting administered by the county.

    • The source establishes county zoning and zoning-compliance permits for specified development categories.
    • This claim does not aggregate or determine the separate zoning regimes of incorporated municipalities within Sullivan County.
    “Zoning Compliance Permits are required for all multi-family and planned developments as well as non-residential structures: commercial, churches, signs, manufacturing and the like. Site plans are required for all non-residential and multi-family improvements. Sullivan County adopted zoning in 1988.”
  • Zoning districtsPublished (with conditions)

    Sullivan County zoning districts and official zoning maps.

    • The official zoning map is incorporated into the zoning resolution.
    • The Building Commissioner is the final authority as to current zoning status.
    • District-specific regulations govern permitted uses, lot size, setbacks, coverage, and height.
    “The boundaries of districts established by this resolution are shown on the official zoning maps, which are, hereby, incorporated into the provisions of this resolution.”
  • Minimum lot sizeSpecified

    Lots in Sullivan County agricultural and residential zoning districts.

    • Minimum lot area is calculated from buildable area and excludes pipestem or flag-lot areas and designated floodway areas.
    • Planned unit development or OSRD plans may provide otherwise when approved.
    • Requirements vary by zoning district and water/sewer service.

    A-5 minimum lot size: 5 acres (one dwelling unit per 5 acres) · A-2 minimum lot size: 2 acres (one dwelling unit per 2 acres) · A-1 public-water minimum lot size: 1 acre (one dwelling unit per acre) · AR/A-RV/RRC public-water lot size: 20000 square feet (one dwelling unit per 20,000 square feet)

    “Within the various agricultural and residential districts, the minimum horizontal area of a lot shall not be less than that indicated TABLE 3-103A, or in the case of multi-family dwellings situated on the same lot, which required by TABLE 3-103B.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Agricultural, residential, and manufactured-home-park zoning districts governed by Sullivan County's zoning resolution.
      “TABLE 3-103A MINIMUM LOT SIZES FOR AGRICULTURAL AND RESIDENTIAL DISTRICTS ZONE DISTRICT MINIMUM LOT SIZE”
  • SetbacksSpecified

    Agricultural and residential zoning districts in Sullivan County.

    • Table values vary by district.
    • Setbacks do not apply to agricultural buildings and structures.
    • Additional setbacks may apply to non-residential uses and supplemental provisions.
    • Open-space residential development and planned-development provisions can alter some setbacks.

    front setback: 30 feet (table values vary by district) · side setback: 10-30 feet (table values vary by district) · rear setback: 20-30 feet (table values vary by district)

    “1. Front (08/10/2023) 30 30 30 30 30 30** 30** 2. Side 30 12 12 12 10 20** 30** 3. Rear 30 30 30 30 20 30** 30**”
  • Lot coverageSpecified

    Principal and accessory structures in Sullivan County zoning districts.

    • Maximum lot coverage varies by district.
    • The zoning resolution provides an OSRD alternative subject to overall yield-density limits.

    maximum accessory-structure lot coverage: 10 percent (table applies across listed agricultural and residential districts)

    “The maximum zone lot coverage by all buildings, principal and accessory in these residential districts, shall not, except OSRD planned developments as provided in Subsection 3-104.3, exceed the percentage of the total area of the zone lot indicated in TABLE 3-103B.”
  • Building heightSpecified

    Residential structures in Sullivan County agricultural and residential zoning districts.

    • Maximum residential height is three stories or fifty feet, unless approved higher by the local fire department.
    • Height limits do not apply to listed roof-level appurtenances not intended for human occupancy or to agricultural buildings not intended for human occupancy.

    maximum residential height: 3 stories or 50 feet (unless approved by the local fire department to be higher)

    “V. Maximum Height for Residential Structures* (unless approved by the local fire department to be higher)”
  • Living in an RVTemporary only (with conditions)

    Use of campers, recreational vehicles, or other automotive vehicles as dwellings or storage under Sullivan County zoning.

    • A camper, RV, or other automotive vehicle may not be used as a permanent residential dwelling or storage structure.
    • Temporary and seasonal use is allowed only within an approved campground facility, approved lake lot, or an approved storage area when not in use.
    • The provision refers to the Temporary Supplemental Use provision for campground facilities in Appendices B and D.
    “No camper, Recreational Vehicle (RV), or any other automotive vehicle may be used as a permanent residential dwelling or storage structure. All such vehicles or campers shall only be allowed, as they were designed, for temporary and seasonal use within an approved campground facility, approved lake lot, or otherwise stored in an approved storage area not in use.”
    One more reviewed finding on this topic
  • Manufactured homesAllowed (with conditions)

    Manufactured homes on individual parcels in the AR, A-RV, and RRC zoning districts.

    • The source states that residential development in these districts consists of manufactured homes located on individual parcels.
    • All other zoning, building, septic, access, and applicable district requirements remain applicable.
    “These districts are designed to provide suitable areas for single-family residential development located within a rural environment. Residential development consists of single-family residential detached dwellings, manufactured homes located on individual parcels, and other such structures as are accessory thereto.”
  • Accessory dwellingsAllowed (with conditions)

    Attached and detached accessory dwelling units in county-regulated zoning districts.

    • Each ADU must be incidental and subordinate to the principal use.
    • TDEC approval is required for additional bedrooms on an existing septic system for attached ADUs and for new septic systems for detached ADUs.
    • Attached ADUs require an owner-occupied single-family residence, compliance with district regulations, one water meter for both units, a maximum of 25% of gross floor area excluding garage and utility space, no street-visible entrance added solely for direct outside access, and occupancy only by specified family members.
    • A covenant may be recorded and the Building Commissioner may enforce the restrictions.
    • Detached ADUs may not exceed 50% of the primary dwelling square footage, count toward accessory-structure square-footage limits, require a lot of at least 2 acres, must meet principal-structure setbacks and additional road-frontage requirements, must be designed for possible future subdivision, require a separate TDEC-approved septic system, and are barred where contrary recorded deed restrictions exist.

    attached ADU maximum floor area: <= 25 percent of gross floor area excluding garage and utility space · detached ADU maximum floor area: <= 50 percent of primary dwelling square footage · detached ADU minimum lot size: >= 2 acres · attached ADU water meters: 1 meter for both units

    “The square footage shall be no greater than the 50% of the total square footage of the primary dwelling unit; Shall be included in the total accessory structure maximum allowed square footage limitation for the zone lot; Shall be permitted only on lots two (2) acres or greater;”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Accessory dwelling units in Sullivan County zoning districts where Appendix B supplemental regulations permit them.
      “Accessory Dwelling Units may be permitted– see Supplemental Regulations in Appendix B for Accessory Dwelling Units (amended October 18, 2018).”
  • Mandatory utility hookupConditional

    Temporary recreational vehicle occupancy during construction of a permanent dwelling.

    • The RV must contain plumbing facilities; pop-up campers or RVs without those facilities are not permitted for this temporary dwelling use.
    • Proof of proper utility connections and permitting must be provided.
    • A building inspector must inspect compliance before occupancy.
    • The temporary permit is limited to six months while an active and approved building permit remains in effect, subject to possible extension.

    temporary occupancy period: 6 months (Building Official may extend while the building permit remains active and construction progresses.)

    “connected to electricity, water and septic or sewer”
  • Agricultural exemptionAvailable (with conditions)

    Buildings or structures incidental to an agricultural enterprise or solely used for agricultural purposes.

    • The exemption is stated under Tennessee Code § 13-7-114 as incorporated into the county zoning resolution.
    • The source addresses zoning-resolution authority and does not eliminate other state or federal requirements.
    “nothing within this resolution shall be construed as authorizing the requirement neither for building permits nor for providing for the regulation of the erection, construction, or reconstruction of any building or other structure where such building or structure is incidental to an agricultural enterprise or solely used for agricultural purposes.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land within the Sullivan County Planning Region.

    • A plan must be submitted to the Sullivan County Regional Planning Commission for approval before the subdivision plat is filed for record.
    • The plat must conform to Article III minimum design standards.
    • No subdivision plat within the Sullivan County Planning Region may be filed or recorded by the County Registrar without Regional Planning Commission approval.
    • Before street improvements or utility installations, the prospective subdivider must submit a comprehensive construction plan plat.
    • A subdivider may submit only a final plat if all public improvements are already installed along an existing public right-of-way and the subdivider has consulted informally with the Planning Director or technical staff.
    “Any owner of land lying within the Sullivan County Planning Region wishing to divide such land into two or more lots, sites, or divisions, for the purpose, either immediate or future, of sale or building development, or wishing to re-subdivide for this purpose, shall submit a plan of such proposed subdivision to the Sullivan County Regional Planning Commission for approval and shall obtain such approval prior to the filing of his subdivision plat for record.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Creation of lots and subdivision-related development in Sullivan County.
      “No lot shall be created and no building permit or zoning approval shall be issued for any lot that does not meet the minimum dimensional requirements indicated in TABLE 3-103B, unless, otherwise, provided in the preliminary development plan of a planned unit development or OSRD plan as approved.”
  • Driveway accessLimited

    Driveway access and connections associated with Sullivan County development.

    • The county states that TDOT driveway connections or Sullivan County driveway connections may be required.
    • The applicable agency depends on the roadway and project.
    “Other permits may be required such as septic systems, sewer fees, stormwater management, floodplain permit, TDOT driveway connections or Sullivan County driveway connections.”
    One more reviewed finding on this topic
    • Limited — Driveway connections associated with Sullivan County development and building projects.
      “Other permits may be required such as septic systems, sewer fees, stormwater management, floodplain permit, TDOT driveway connections or Sullivan County driveway connections.”
  • Building in a floodplainRequired

    Construction, alteration, building use, or filling within a flood-prone area in Sullivan County.

    • A permit issued by the Building Commissioner is required before covered work or filling begins.
    • The Building Commissioner must use available base-flood and floodway data where mapped data are unavailable.
    • Agricultural-use exceptions in the zoning-permit provision may apply.
    “it shall be unlawful to commence 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, to use a building or structure, or to commence the filling of land within any flood prone area without a permit therefore, issued by the Building Commissioner.”
    One more reviewed finding on this topic
    • Limited — Development in or affecting floodplain areas in Sullivan County.
      “Other permits may be required such as septic systems, sewer fees, stormwater management, floodplain permit, TDOT driveway connections or Sullivan County driveway connections.”
  • Permit feesVariable (with conditions)

    Sullivan County building, zoning-compliance, site-plan, rezoning, subdivision, and related application fees.

    • Fees are paid when the application is filed.
    • Fees may be waived for applications initiated by a federal, state, or municipal agency.
    • Fees may also be waived for rezoning initiated by the Planning Commission and County Commissioners to implement the general plan.
    • The fee schedule was updated by amendment on May 8, 2025.
    • Examples in the schedule include residential accessory structures at $58 or $103 depending on type, pools at $103, mobile homes at $103, residential construction fees based on total project cost, BZA applications at $103, rezoning requests at $203 or $353 depending on district group, major subdivision plats at $103 plus $20 per lot, and site-plan review at $303.

    BZA application: 103 USD (setback variances, special exceptions, or administrative appeals) · major subdivision plat: 103 + 20 per lot USD (requires Planning Commission approval for 6 or more lots and/or new infrastructure improvements) · site plan review: 303 USD · rezoning request: 203 USD (A-1, A-2, A-5, R-1, R-2, R-2A, R-3, R-3A, R-3B) · rezoning request: 353 USD (B-1, B-2, B-3, B-4, PBD, PBD-3, PUD, M-1, M-2, PMD-1, PMD-2, AR, A-RV, RRC)

    “Board of Zoning Appeals Application Includes requests for Setback Variances, Special Exceptions or Administrative Appeals $103.00 Rezoning Request Per application or group application with common plan A-1, A-2, A-5, R-1, R-2, R-2A, R-3, R-3A, R-3B $203.00 B-1, B-2, B-3, B-4, PBD, PBD-3, PUD, M-1, M-2, PMD-1, PMD-2, AR, A-RV, RRC$353.00”
  • Permit processPartial

    Sullivan County building and zoning permit applications and inspections.

    • The fillable permit application is saved and emailed to permits@sullivancountytn.gov, according to the official county document page.
    • A permit expires if not exercised for 180 days from issuance and/or between inspections.
    • The applicant or homeowner must call for required inspections and must call for a final inspection and Certificate of Occupancy upon completion.
    • Inspection requests should allow three business days and are handled in the order received.
    • The application requires project, owner, contractor, site, occupancy, estimated-cost, parcel, zoning-district, and setback information.
    • The permit does not authorize construction or use in violation of zoning restrictions; misrepresentation renders the permit void.
    • The application checklist requires marked property lines and setbacks, erosion/sediment controls, footing, foundation, rough-in, insulation, slab, tear-off, house-wrap, and final inspections; final electric with the state must be completed before scheduling the final inspection.

    permit expiration: 180 days (from issuance and/or between inspections) · inspection turnaround: 3 business days (requests are inspected in order received)

    “It is the applicant’s and/or homeowner's responsibility to call for all inspections as required. Upon completion of construction, the applicant and/or homeowner must call for a final inspection and a Certificate of Occupancy. Please allow for 3 business day turn around for all inspections as your request will be inspected in the order in which it was received.”
    One more reviewed finding on this topic
    • Partial — County building-permit application process.
      “All applications shall be completed before the Building Commissioner is required to consider the application. Proof of other required permits from other agencies, if applicable, shall be submitted prior to issuance of a building permit.”

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).”
  • 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.”
    2 more reviewed findings on this topic
    • State — Subsurface sewage disposal systems serving property in Sullivan County.
      “SSDS Construction Permit Permitting for: Installation of subsurface sewage disposal (septic) system on your property Repair to an existing faulty system”
    • 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.”
    One more reviewed finding on this topic
    • Required — Installation or repair of subsurface sewage disposal systems in Sullivan County.
      “SSDS Construction Permit Permitting for: Installation of subsurface sewage disposal (septic) system on your property Repair to an existing faulty 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.”
    One more reviewed finding on this topic
    • Required — Final inspection and certificate of completion for subsurface sewage disposal systems in Sullivan County.
      “A person may engage a third-party water resources engineer to conduct the final inspection of a subsurface sewage disposal system pursuant to subdivision (a)(4) in lieu of the department or the contract county.”
  • county zoning authorityGeneral

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

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

Still unanswered

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

  • Minimum dwelling size — Minimum dwelling size under Sullivan County zoning.
  • Tiny homes — Tiny-home occupancy in Sullivan County.
  • Off-grid sanitation — Off-grid sanitation systems in Sullivan County.
  • Well permit — Private water wells serving Sullivan County property.
  • Short-term rentals — Short-term rental use in Sullivan 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 Sullivan County, Tennessee

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

Sullivan County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: mixed durability signals and manageable long-term carry cost. Watch-outs: about 179,597 people within a 30-minute drive.

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

Sullivan County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Tennessee Department of Environment & Conservation (TDEC), Division of Water Resources. 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 Sullivan County?

Living in an RV on your own land in Sullivan County is allowed on a temporary basis only: Use of campers, recreational vehicles, or other automotive vehicles as dwellings or storage under Sullivan County zoning. A camper, RV, or other automotive vehicle may not be used as a permanent residential dwelling or storage structure. Temporary and seasonal use is allowed only within an approved campground facility, approved lake lot, or an approved storage area when not in use. Confirm with the county before relying on it.

How much does land cost in Sullivan County, Tennessee?

Land in Sullivan County runs about $8,316 per acre, based on the latest county data.

What is the water situation in Sullivan County?

Sullivan County gets about 45.9" of rain a year, with severe drought in roughly 0.2% of years.

How remote is Sullivan County?

A representative private-land location has about 179,597 people within a 30-minute drive and 2,605,929 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 Sullivan compares in Tennessee

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