Bolthole Index

Augusta County, Virginia

Building permits, zoning and septic rules in Augusta County, Virginia

66Index Score / 100
#55 of 133 in Virginia

Augusta County, Virginia requires permits before construction or demolition covered by the Virginia Uniform Statewide Building Code, which the county Building Inspection department enforces locally12. Every county parcel has a zoning designation, and a use that does not fit the current zoning may require rezoning3. Onsite sewage and private-well applications go through the Virginia Department of Health's Central Shenandoah Health District456.

At a glance

Building permit
Required for work covered by the statewide code; listed exemptions apply2
Zoning
Every county parcel has a zoning designation3
Septic permits
Required through Virginia Department of Health's Central Shenandoah Health District78
Off-grid sanitation
Privies and alternative systems are regulated; confirm approval for the specific design9
Owner-builder exemption
Yes; you can sign the building permit application yourself instead of a licensed contractor10
Certificate of occupancy
Required before occupancy for covered buildings, after final approval1112
Private wells
A construction or abandonment permit is required; the listed fee is $30013
Septic soil difficulty
21% of county soils are free of severe limits for a conventional drain field14

Who to call

Building permits

Augusta County Building Inspection

Residential building permits and construction inspections for Augusta County, including the checklist requiring a septic/well permit and VDOT driveway approval before the building permit is issued

(540) 245-5600

18 Government Center Lane, Verona, VA 24482

Zoning

Augusta County Zoning Office

Interpreting, administering and enforcing the county Zoning Ordinance; special use permits, variances, home occupation permits; zoning review of building permits; floodplain, sign and site-plan information

(540) 245-5600

18 Government Center Lane, Verona, VA 24482

Septic permits

Staunton-Augusta Environmental Health & Vital Records (Virginia Department of Health, Central Shenandoah Health District)

Private sewage disposal (septic) and well permits for Augusta County under Virginia Department of Health rules

(540) 332-7830

1426 N. Augusta St., Staunton, VA 24401

Contact details are copied from each office’s official page and were checked against it on October 4, 2026.

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Do you need a building permit in Augusta County, Virginia?

Yes. Augusta County requires a permit before construction, demolition and other work covered by the Virginia Uniform Statewide Building Code, which the county Building Inspection department enforces locally12. Listed minor work is exempt; one example is a qualifying one-story detached tool shed, storage shed or playhouse no larger than 256 square feet, although an exemption may not apply in a special flood hazard area2. Before Augusta County issues a residential permit, provide the applicable septic and well permit or confirm public utilities, plus written VDOT approval for the entrance even when the driveway already exists or is private12. An owner doing the work may sign instead of a licensed contractor1012. Covered construction is subject to inspection and is not compliant until approved; the inspecting authority may waive inspection when construction costs less than $2,50015.

Who is the Augusta County building department and how do you reach them?

The Augusta County Building Inspection office issues residential building permits and schedules construction inspections; reach the county government center at 18 Government Center Lane, Verona, VA 24482, (540) 245-560012. Zoning questions, including which district your parcel is in and what setbacks apply, go to the Augusta County Zoning Office at the same address and phone number, since the Zoning Office is responsible for interpreting, administering and enforcing the Zoning Ordinance and reviews building permits for zoning compliance16. Septic and well permits are a different agency altogether. That's the Virginia Department of Health's Staunton-Augusta Environmental Health office, reachable at (540) 332-78306.

Does Augusta County have zoning?

Yes. Every parcel in Augusta County has a zoning designation, with examples including General Agriculture, Single Family Residential, General Business and General Industrial; a proposal inconsistent with the current designation may require rezoning317. The Augusta County Zoning Office interprets and enforces the ordinance, reviews building permits for zoning compliance, and handles special-use permits and variances16. Virginia's statewide building code supersedes local building codes, but it preserves zoning conditions, special-use or variance conditions, highway overlays, historic-district requirements and local floodplain rules18. Lot standards are district-specific: in the Airport Business district, lot area must be sufficient to meet the article, and minimum width is 150 feet, or 100 feet with the listed curb, gutter and shared commercial-entrance conditions19. General Business setbacks likewise cannot be carried over to a rural or residential parcel20.

How do septic permits work in Augusta County?

The Virginia Department of Health's Central Shenandoah Health District handles onsite sewage and private-well matters in Augusta County under Virginia regulations, and applications go to the local health department456. Obtain the sewage construction permit before starting the system and before Augusta County issues the building permit82112. The statewide onsite-sewage application fee is $75, subject to specified waivers and refunds21. A system not installed under a design certified by a licensed professional engineer or onsite soil evaluator generally cannot be covered or used until health officials inspect and approve it; professionally certified designs follow a different reporting route22. Only 21% of Augusta County soils are rated without severe limits for a conventional drain field, so make septic feasibility an early purchase contingency14. Privies, composting toilets, incinerating toilets and alternative onsite systems are regulated, so confirm the approval and design path for the specific proposal with Environmental Health96.

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

We could not confirm Augusta County's rule for long-term occupancy of one RV on private land, so ask the Zoning Office about the parcel's district and proposed use before relying on an RV for housing2316. Virginia's campground rule does not answer private RV occupancy because it applies to regulated campgrounds24. We also could not confirm a county-specific tiny-home occupancy rule or minimum dwelling size; ask the Zoning Office how the proposed unit is classified and which dimensional standards apply16. Any dwelling covered by the statewide building code must follow the county permit process and secure septic, well or public-utility approval as applicable1812. A composting toilet, incinerating toilet or privy is not a way around sanitation review because Virginia regulations govern those systems9.

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

  1. Confirm the parcel's zoning designation and placement rules with the Augusta County Zoning Office; a mismatched use may require rezoning or another approval32516.
  2. Apply to Staunton-Augusta Environmental Health for the septic construction permit and any private-well permit, or document public utilities8136.
  3. Obtain written VDOT approval for the entrance, including an existing driveway or private drive12.
  4. Submit the application to Augusta County Building Inspection before covered work begins212.
  5. Request applicable inspections by 4:00 pm on the preceding working day1226.
  6. After final approval and the health department's sewage-and-water operation permit, obtain the certificate of occupancy before moving in1112.

What to check before you buy land in Augusta County

Augusta County gets about 43.4 inches of rain a year, with severe drought in only about 3% of years, so water availability is generally favorable compared to much of the country2728. Septic feasibility is worth an early look even so: 21% of the county's soils are free of severe limitations for a conventional drain field, better than many rural counties but still leaving most land needing a closer evaluation14. Terrain is mixed, with 45.9% of the county at 15% slope or less and 60.6% wooded, and a substantial 33.9% of the county is federal land, so confirm your specific parcel's topography and ownership status before you buy293031. Because Augusta County has active zoning, confirm your parcel's district and any floodplain, sign or setback restrictions with the Zoning Office before you commit, since Virginia also requires a permit for otherwise-exempt work located in a special flood hazard area1632. Typical property tax in the county runs about 0.5% effectively, with a median bill near $1,379 a year against a typical home value of roughly $372,957333435.

Watch-outs

  • We could not confirm whether Augusta County allows long-term occupancy of one RV on private land; ask the Zoning Office about the parcel and proposed use1623.
  • A septic or public-utility approval is required before the county will issue a building permit, and an approved sewage-and-water operation permit is required again before a certificate of occupancy, so budget time for two separate health-department sign-offs12.

Sources

  1. 13VAC5-63-80. Section 108 Application for permit, quoted and re-checked
  2. 13VAC5-63-80. Section 108 Application for permit, quoted and re-checked
  3. Rezoning, quoted and re-checked
  4. Central Shenandoah Health District, quoted and re-checked
  5. Sewage & Well - Central Shenandoah Health District, quoted and re-checked
  6. Staunton-Augusta Environmental Health & Vital Records (Virginia Department of Health, Central Shenandoah Health District) (vdh.virginia.gov)
  7. Sewage & Well - Central Shenandoah Health District, quoted and re-checked
  8. Central Shenandoah Health District Sewage Disposal/Private Well Application, quoted and re-checked
  9. Sewage & Well - Central Shenandoah Health District, quoted and re-checked
  10. Augusta County Residential Building Permit Process (2026 county census)
  11. 13VAC5-63-160. Section 116 Certificates of occupancy, quoted and re-checked
  12. Augusta County Building Inspection (co.augusta.va.us)
  13. Central Shenandoah Health District Sewage Disposal/Private Well Application, quoted and re-checked
  14. 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
  15. Virginia Code § 36-105, quoted and re-checked
  16. Augusta County Zoning Office (co.augusta.va.us)
  17. co.augusta.va.us, quoted and re-checked
  18. § 36-98. Board to promulgate Statewide Code; other codes and regulations superseded; exceptions, quoted and re-checked
  19. Augusta County Zoning Ordinance, Division E, quoted and re-checked
  20. Augusta County Zoning Ordinance, Division E, quoted and re-checked
  21. 12VAC5-610-240. Permits; general (Virginia statewide rule), quoted and re-checked
  22. 12VAC5-610-320. Inspection and correction (Virginia statewide rule), quoted and re-checked
  23. Rezoning (2026 county census)
  24. 12VAC5-450 Rules and Regulations Governing Campgrounds (Virginia statewide rule), quoted and re-checked
  25. Rezoning, quoted and re-checked
  26. 13VAC5-63-130. Section 113 Inspections, quoted and re-checked
  27. Annual precipitation: Bolthole Index county data
  28. Share of years in severe drought: Bolthole Index county data
  29. Share of land at 15% slope or less: Bolthole Index county data
  30. Wooded share of land: Bolthole Index county data
  31. Federal land share: Bolthole Index county data
  32. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  33. Effective property tax rate: Bolthole Index county data
  34. Median property tax bill: Bolthole Index county data
  35. Typical home value (Zillow): Bolthole Index county data

Written October 4, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Augusta County requires a building permit for a home.

RuleAugusta CountyStaunton CityHighland CountyWaynesboro CityBath CountyRockbridge CountyLexington City
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDH

County locator

Augusta County in Virginia

66
County map
Augusta County highlighted among the Virginia counties · colored by Index score

How Augusta County scores

Seclusion38100% ev.
Self-Sufficiency71100% ev.
Admin Boringness43100% ev.
Durability70100% ev.
Property Autonomy66100% ev.
Carry Cost69100% 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 →

$373kTypical home
0.5%Property tax
$7,594Land / acre
43.4"Annual rain
3% of yrsSevere drought
2.3 / yr (+2.3)Mid-century 100°F days
13.5 daysMid-century dry spell
2.12" (+11.7%)Mid-century 1-day rain
1.59×Wildfire change factor
100%Forward climate coverage
$1,000Home insurance / yr
1.4% / yrInsurance growth
1.13%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
99,065People within 30 min
2,566,169People within 2 hr
100,510Radius comparison (15 mi)
80.9People / sq mi
33.9%Federal land
45.9%Land at 15% slope or less
21%Soils rated "not limited" for septic (strict USDA rating)
124,745 acWorkable land screen
60.6%Wooded land
59.5 tonsBiomass / forest ac
53°FAvg temp

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Cities and towns in Augusta County

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

Town of Craigsville

Answers from the rulebook for Augusta County

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

Augusta County rules

  • InspectionsRequired

    Construction subject to the Virginia Building Code in Augusta County.

    • A building or structure may be inspected before completion and is not deemed compliant until approved; inspection may be waived at the inspecting authority's discretion when construction cost is less than $2,500.

    inspection-waiver construction cost threshold: < 2500 USD (Waiver is discretionary.)

    “Where the construction cost is less than $2,500, however, the inspection may, in the discretion of the inspecting authority, be waived.”
  • County-wide zoningPresent (with conditions)

    Parcels in Augusta County subject to the county zoning designation and ordinance.

    • The official page states that every parcel in Augusta County has a zoning designation.
    • Uses inconsistent with current zoning require a rezoning request.
    “Every parcel in Augusta County has a zoning designation”
  • Local zoningPresent (with conditions)

    County zoning in Augusta County, including district-based land-use controls.

    • This claim concerns county zoning and does not determine zoning administered by incorporated municipalities.
    • Specific uses may require rezoning, special-use approval, or other zoning review.
    “isn’t consistent with the current zoning”
  • Zoning districtsPublished

    County zoning districts and designations in Augusta County.

    • The official page identifies examples of county zoning designations; individual district regulations vary.
    “General Agriculture, Single Family Residential, General Business, or General Industrial.”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots in Augusta County's Airport Business zoning district governed by Article XXVIII, Division E, Chapter 25 of the Augusta County Zoning Ordinance.

    • The minimum lot area is not expressed as a single acreage or square-foot minimum; it must be sufficient for compliance with all provisions of the article.
    • Minimum lot width is 150 feet at any point.
    • Minimum lot width may be 100 feet if curb and guttering is installed along the entire road frontage in accordance with applicable VDOT standards and the lot has only one highway entrance that is a commercial entrance meeting applicable VDOT standards and shared with one or more other lots.
    • The cited official PDF identifies itself as Supplement 24, June 30, 2010; the article was comprehensively revised on November 26, 2002, effective January 1, 2003.

    minimum lot area: sufficient for compliance with all the provisions of the article · minimum lot width: 150 feet · alternative minimum lot width: 100 feet (requires curb and guttering along the entire road frontage, one highway entrance, a qualifying shared commercial entrance, and applicable VDOT standards)

    “The minimum lot area shall be sufficient for compliance with all the provisions of this article. [...] One hundred fifty feet (150'); or [...] One hundred feet (100') if:”
  • SetbacksSpecified

    Buildings and structures in Augusta County General Business Districts.

    • Front setbacks vary by road classification and may be reduced when specified parking conditions are met.
    • Rear and side setbacks vary depending on whether adjoining property is zoned business or industrial.
    • Buildings over 35 feet have increased setbacks; buildings over 50 feet have a further increased setback formula.
    • Buffer-yard requirements and stated exceptions also apply.

    arterial or collector front setback: 50 feet (May qualify for 20 feet if no parking facility is within 50 feet) · other public street front setback: 35 feet (May qualify for 15 feet if no parking facility is within 35 feet) · private street or interparcel travelway setback: 20 feet (May qualify for 10 feet if no parking facility is within 20 feet) · rear setback for principal building: 25 feet (Applies to rear lot lines described in §25-307) · additional setback for 35-to-50-foot buildings: per 1 foot per foot of additional height (Building height over 35 feet and not more than 50 feet) · additional setback over 50 feet: per 2 feet per foot of height above 50 feet (Plus 15 feet)

    “§ 25-307. Yard and setback requirements.”
  • Who permits septicMixed (with conditions)

    Onsite sewage and private-well environmental-health administration serving Augusta County through the Central Shenandoah Health District, under Virginia regulations.

    • The district serves Augusta County.
    • Virginia regulations govern septic systems, alternative onsite systems, privies, and onsite sewage treatment and dispersal systems.
    • The cited page does not establish every permit or inspection step for every system type.
    “The following applications may be printed, filled out and submitted to your local health department:”
    3 more reviewed findings on this topic
    • State (with conditions) — Private sewage disposal and onsite sewage regulation serving Augusta County through the Central Shenandoah Health District.
      “I give permission to the Virginia Department of Health to enter onto the property described during normal business hours”
    • State (with conditions) — Onsite sewage regulation and permitting for Augusta County through the Central Shenandoah Health District.
      “The following applications may be printed, filled out and submitted to your local health department:”
    • Mixed — Sewage and private-well matters in Augusta County administered through the Central Shenandoah Health District and governed by Virginia regulations.
      “District staff also issue permits for sewage disposal systems and private wells and investigate environmental health related complaints.”
  • Septic permitRequired

    Construction of sewage disposal systems and private wells in Augusta County's Central Shenandoah Health District.

    • The application must be submitted to the local health department with the required application materials and payment.
    “Form 1: Application for a Sewage Disposal System andor Private Well Construction Permit”
  • Off-grid sanitationLimited

    Privies, composting toilets, incinerating toilets, and other alternative onsite sanitation systems in Augusta County.

    • The official district page states that Virginia regulations govern these systems; system-specific approval and design requirements may apply.
    “These regulations that govern septic systems, alternative onsite systems, privies (including composting and incinerating toilets)”
  • Well permitRequired

    Private well construction in Augusta County.

    • The application must be submitted with the required application materials and fee; the district application lists additional site-preparation and approval requirements.

    well permit fee: 300 USD (The application lists the same amount for Augusta County.)

    “Private well construction or abandonment permit, with or without OSE/PE documentation | $300”

Virginia rules that apply here

  • Building permitRequired

    Construction or demolition of buildings or structures, and the listed installations or alterations, throughout Virginia under the Virginia Uniform Statewide Building Code.

    • A permit must be obtained before commencement of construction or demolition of a building or structure and specified installations or alterations.
    • For emergency construction, alterations, or equipment replacement, the application must be submitted by the end of the first working day after work commences; the building official may authorize work to commence pending receipt of the application or issuance of the permit.
    • Applications and related inspections are not required for the listed exemptions, including specified low-voltage or communications installations; one-story detached tool or storage sheds, playhouses, or similar structures not exceeding 256 square feet and not classified as Group F-1 or H; detached utility buildings not exceeding 150 square feet; tents or air-supported structures covering 900 square feet or less with occupant load of 50 or less; fences subject to stated exceptions; concrete or masonry walls not exceeding six feet; qualifying retaining walls supporting less than three feet of unbalanced fill; qualifying swimming pools not exceeding 150 square feet and less than 24 inches deep; qualifying signs; same-capacity replacement LP-gas containers; flagpoles 30 feet or less; qualifying temporary ramps; minor and ordinary construction work; listed ordinary repairs; qualifying crypts, mausoleums, and columbaria not exceeding 1,500 square feet; and billboard safety upgrades.
    • A permit may nevertheless be required for exempt replacement siding, roofing, and windows in a locality-designated historic district or for exempt items in a special flood hazard area.
    • A permit applicant must provide proof of contractor licensure or certification, or a written statement that the applicant is not subject to contractor or subcontractor licensure or certification; the applicant must also provide proof that required county, city, or town taxes or license fees have been paid.

    detached exempt structure area: <= 256 square feet (must be one story, detached, used as a tool or storage shed, playhouse, or similar use, and not Group F-1 or H) · detached utility building area: <= 150 square feet (must house publicly regulated utility equipment) · tent or air-supported structure area: <= 900 square feet (occupant load must be 50 or less) · concrete or masonry wall height: <= 6 feet (measured above finished grade) · retaining wall unbalanced fill: < 3 feet (must not impound Class I, II, or III-A liquids or support a surcharge other than ordinary unbalanced fill) · small swimming pool surface area: <= 150 square feet (must be less than 24 inches deep) · flagpole height: <= 30 feet · temporary dwelling ramp entrance height: <= 30 inches (serving Groups R-3 or R-5 dwelling units) · crypt, mausoleum, or columbarium area: <= 1500 square feet (must not be for occupancy, must be used solely for interment, and must not be subject to special inspections)

    “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
    One more reviewed finding on this topic
    • Required — Construction, demolition, and specified installations or alterations regulated by the Virginia Uniform Statewide Building Code in Augusta County.
      “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities”
  • Owner-builder exemptionConditional

    A person performing or supervising construction, removal, repair, or improvement of one primary residence owned by that person and for that person's own use, for contractor-licensing purposes.

    • The exemption is limited to no more than one primary residence owned by the person and for the person's own use during any 24-month period.
    • The exemption from contractor licensing does not exempt the work from the Virginia Uniform Statewide Building Code.
    • If the person is exempt under subdivision A 7 and conveys the property to a third-party purchaser, the person must obtain a certificate of occupancy before conveyance unless the purchaser acknowledges in writing that no certificate of occupancy has been issued and consents to acquire the property without one.
    • The exemption concerns Chapter 11 contractor licensing; applicable building permits and inspections remain governed by the Uniform Statewide Building Code.

    primary residences per 24-month period: <= 1 residence (residence must be owned by the person and for the person's own use)

    “Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
  • Building code adoptedAdopted (with conditions)

    Construction of new buildings, structures, and additions; maintenance, repair, renovation, and changes in use of existing buildings and structures throughout Virginia.

    • The Board of Housing and Community Development adopts and amends the USBC.
    • Enforcement is the responsibility of the local government's building inspections department.
    • The Uniform Statewide Building Code does not supersede other state-agency regulations governing building-related activities not covered by the USBC, including public water supply systems, wastewater treatment and disposal systems, and solid waste facilities.
    • The Code does not supersede specified proffered conditions, special exceptions, special or conditional use permits, variances, clustering and open-space development conditions, airport or highway overlay-district requirements, historic-district requirements, or local floodplain regulations adopted for participation in the National Flood Insurance Program.

    current adopted code edition: 2021 Uniform Statewide Building Code · effective date: 2024-01-18 · adopted referenced electrical code: 2020 National Electrical Code

    “The effective date of the 2021 Uniform Statewide Building Code, 2021 Statewide Fire Prevention Code, 2021 Industrialized Building Safety Regulations and the 2021 Amusement Device Regulations is Jan. 18, 2024.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Virginia Uniform Statewide Building Code requirements applicable statewide, including Augusta County.
      “Chapter 63. Virginia Uniform Statewide Building Code”
    • Adopted (with conditions) — Construction, rehabilitation, maintenance, repair, renovation, alteration, or change of use of buildings and structures in Augusta County under Virginia's Uniform Statewide Building Code.
      “The Board is hereby directed and empowered to adopt and promulgate a Uniform Statewide Building Code. Such building code shall supersede the building codes and regulations of the counties, municipalities and other political subdivisions and state agencies.”
  • Certificate of occupancyRequired

    Occupancy or change of occupancy of buildings or structures regulated by the Virginia Uniform Statewide Building Code.

    • A certificate of occupancy must be obtained before occupancy or change of occupancy.
    • The building official issues it within five working days after approval of the final inspection and determination of compliance with the code and pertinent laws or ordinances.
    • A certificate of occupancy is not required for an IRC accessory structure.
    • A new certificate of occupancy is not required for an addition to an existing Group R-5 building that already has a certificate of occupancy.
    • A temporary certificate may be issued before completion if the portion can be occupied safely without endangering life or public safety.
    • For certain contractor-license exemptions, a certificate of occupancy must still be obtained before conveying the property to a third-party purchaser unless the purchaser acknowledges in writing that none was issued and consents to acquire without one.

    certificate issuance deadline after final inspection approval: 5 working days (when the building or structure is determined to comply with the code and pertinent laws or ordinances)

    “Prior to occupancy or change of occupancy of a building or structure, a certificate of occupancy shall be obtained in accordance with this section.”
    One more reviewed finding on this topic
    • Required — Occupancy or change of occupancy of buildings and structures in Augusta County subject to the Virginia Uniform Statewide Building Code.
      “Prior to occupancy or change of occupancy of a building or structure, a certificate of occupancy shall be obtained in accordance with this section.”
  • Manufactured homesLimited

    Placement and occupancy of manufactured homes in Virginia localities that adopt and enforce zoning ordinances.

    • In agricultural zoning districts, or similarly classified districts where agricultural, horticultural, or forest uses are dominant and site-built housing is allowed, placement of manufactured homes must be permitted.
    • In other zoning districts where site-built housing is allowed, the manufactured home must be converted to real property under § 46.2-653.1, have its certificate of occupancy issued within five years following the manufacture date on the data plate, and be placed on an individual lot.
    • Localities may adopt uniform standards applying to all residential structures in the zoning district, but those standards may not exclude manufactured housing compliant with the Virginia Manufactured Housing Construction and Safety Standards Law.
    • Restrictive covenants may continue to impose obligations.
    • Local zoning and land-use controls that do not affect construction or installation remain in force; site preparation, utility connections, skirting, and maintenance must meet the Uniform Statewide Building Code.

    certificate of occupancy deadline from manufacture date: <= 5 years (date listed on the home's data plate) · placement requirement: individual lots

    “the placement of manufactured homes shall be permitted for manufactured homes that are (i) converted to real property in accordance with § 46.2-653.1”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on residential dwelling lots in single-family residential zoning districts, under Virginia Code § 15.2-2292.4 effective July 1, 2027.

    • The ADU must be attached or detached, provide complete independent living facilities, be on the same lot as a proposed or existing primary residence, and include facilities for living, sleeping, eating, cooking, and sanitation.
    • The locality must treat ADUs as a permitted accessory use in single-family residential zoning districts, subject to the statute's listed exceptions and conditions.
    • An applicant must first obtain an ADU permit from the locality; the locality may charge no more than $500 for that permit, in addition to applicable inspection, site, or building permit fees.
    • Localities may require a rental lease term of at least 30 consecutive days; replacement or dedicated parking; floor-area, lot-coverage, and impervious-area limits of at least 350 square feet on lots under 2,500 square feet and at least 500 square feet on lots of 2,500 square feet or greater; building-code, water, sewer, septic, emergency-access, flood-zone, stormwater, historic-district, corridor-protection, and Air Installations Compatible Use Zone compliance; owner occupancy of either the ADU or primary dwelling at application; an ADU no more than 500 feet from the primary dwelling; no ADU on a residential lot with more than one dwelling unit; and no separate sale or subdivision from the primary dwelling.
    • Localities may not require rear or side setbacks greater than those applicable to the primary dwelling or accessory structures, more restrictive ADU restrictions regarding height, rear or side setbacks, lot size or coverage, or building frontage than for single-family dwellings in the same zoning area, restrictive covenants concerning an ADU on a qualifying lot, public-street improvements except for repair or reconstruction of construction-related disturbance, or consanguinity or affinity between occupants.
    • The statute does not supersede private contracts, recorded declarations, condominium instruments, common-interest-community declarations, cooperative instruments, or property-owners'-association declarations.
    • The statute does not apply to existing ADU permits approved before July 1, 2027.
    • The statute does not restrict a locality from passing before July 1, 2027, an ADU ordinance or amendment that substantially complies with the statute.
    • The statute does not apply to a locality that adopted an ADU ordinance before January 1, 2026.

    ADU permit fee maximum: <= 500 USD (Additional inspection, site, or building permit fees may apply.) · minimum floor-area limit on lots under 2,500 square feet: >= 350 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · minimum floor-area limit on lots of at least 2,500 square feet: >= 500 square feet (Locality may impose limits on floor area, lot coverage, and impervious area.) · maximum ADU distance from primary dwelling: <= 500 feet (A locality may require this limit.) · effective date: 2027-07-01

    “§ 15.2-2292.4. (Effective July 1, 2027) Development and use of accessory dwelling units. [...] Zoning ordinances for single-family residential zoning districts shall be deemed to include accessory dwelling units as a permitted accessory use, and no locality shall require compliance with any other requirements except as provided in this section.”
  • Septic inspectionLimited

    Installation of sewage disposal systems statewide.

    • For installations not pursuant to a design certified by a licensed professional engineer or onsite soil evaluator, no part may be covered or used until inspected, corrected if necessary, and approved by the district or local health department, unless expressly authorized.
    • Installations under a certified professional engineer or onsite soil evaluator design are exempt from the local-health-department inspection requirement in 12VAC5-610-320 and instead require the certifier's inspection report under 12VAC5-610-330.
    • The rule is inapplicable to a Type III septage disposal facility.
    “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
  • Agricultural exemptionConditional

    Farm buildings and structures under the Virginia Uniform Statewide Building Code.

    • A farm building or structure is not used for residential purposes, is located on property where farming operations take place, and is used primarily for a listed farm use.
    • The exemption does not apply to a building or portion of a building on a farm that is operated as a restaurant and licensed by the Board of Health under Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.
    • Farm buildings and structures in a flood plain or mudslide-prone area remain subject to applicable flood-proofing or mudslide regulations.
    • A qualifying agritourism farm building or structure where the public is invited to enter and which is used for display, sampling, or sale described in § 36-99 must have portable fire extinguishers, a simple written emergency plan, and the required exemption sign.
    “Notwithstanding the provisions of this section, farm buildings and structures shall be exempt from the provisions of the Building Code, except for a building or a portion of a building located on a farm that is operated as a restaurant as defined in § 35.1-1 and licensed as such by the Board of Health pursuant to Chapter 2 (§ 35.1-11 et seq.) of Title 35.1.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land and its development in every Virginia locality.

    • The governing body of every locality must adopt the ordinance; the resulting subdivision controls are administered through the applicable locality's ordinance.
    “The governing body of every locality shall adopt an ordinance to assure the orderly subdivision of land and its development.”
  • Driveway accessRequired

    Construction or modification of entrances connecting to VDOT-maintained highways and activities in VDOT highway right-of-way.

    • The requirement applies to state-maintained highways and right-of-way under VDOT jurisdiction.
    • Entrance location and design must comply with VDOT access-management regulations and design standards.
    • Applications are typically obtained through the VDOT district or residency office serving the locality.
    • An existing entrance also requires a land-use permit when modified because of a change in land use, traffic volume, or type of traffic.
    “Anyone who plans to work or perform an activity on or crossing any right of way under the jurisdiction of the Department must first obtain a land use permit. These include activities such as installation of utilities, construction of private and commercial entrances, landscaping, the temporary use of the right-of-way, as well as numerous other types of activities.”
  • Building in a floodplainRequired

    Work otherwise exempt from a Virginia Uniform Statewide Building Code permit when located in a special flood hazard area.

    • The building official may require a permit for items that are otherwise exempt under the permit-application section when they are located in a special flood hazard area.
    • The rule does not establish that every floodplain development project is exempt from other local floodplain, building, zoning, or federal requirements.
    “Application for a permit may be required by the building official for any items exempted in this section that are located in a special flood hazard area.”
  • Short-term rentalsLimited

    Residential dwelling use as a short-term rental in Virginia.

    • Existing local authority to regulate short-term rentals through general land-use and zoning authority is preserved.
    • A locality may adopt a registration ordinance, and a registration ordinance may impose a penalty up to $500 per violation for an operator required to register.
    • A locality may limit a lessee or sublessee to one short-term rental within the locality.
    • For a residential dwelling also legally occupied by the property owner as the primary residence, a local ordinance enacted after December 31, 2023, or a later amendment, may not require a special exception, special use, or conditional use permit for short-term rental use.
    • Private contracts, condominium instruments, common-interest-community declarations, cooperative instruments, and property-owners-association declarations are not superseded.

    registration penalty: <= 500 USD per violation (Only where a locality adopts a registry ordinance and the operator is required to register.) · owner-occupied primary residence special-use permit prohibition date: > 2023-12-31 (Applies to local ordinances enacted after this date or subsequent amendments.)

    “Except as provided in this section, nothing herein shall be construed to prohibit, limit, or otherwise supersede existing local authority to regulate the short-term rental of property through general land use and zoning authority.”
  • Permit feesVariable (with conditions)

    Virginia Uniform Statewide Building Code permit fees administered through local building departments statewide.

    • The local governing body establishes the fee schedule.
    • Unit rates may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.
    • A permit or amendment generally may not be issued until designated fees are paid, but the building official may authorize delayed payment.
    • A local building department collects a 2.0% code-academy levy on permit fees, subject to the stated statutory exception for localities with qualifying individual or regional training academies.

    code academy levy: 2 percent (Localities that maintain individual or regional training academies accredited by DHCD may retain the levy.)

    “The local governing body shall establish a fee schedule incorporating unit rates, which may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.”
  • Permit processPublished (with conditions)

    Construction, demolition, regulated installations, and related permit applications under the Virginia Uniform Statewide Building Code.

    • A permit application must be made to the building official and a permit obtained before covered work begins.
    • Emergency construction, alterations, or equipment replacement applications are due by the end of the first working day after work begins.
    • The building official may authorize work to begin while an application or permit is pending.
    • Applications may be submitted by mail and processed by mail unless the jurisdiction offers online processing or the applicant voluntarily chooses otherwise; an applicant may not be required to appear in person.
    • The application form is supplied by the local building department and must include a general description and location of the proposed work and other information required by the building official.
    • An application is abandoned six months after filing unless pursued in good faith or a permit is issued; the building official may grant extensions for justifiable cause.
    “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
  • Campground & park staysLimited

    Recreational vehicles and other camping units offered as campsites in Virginia campgrounds, including facilities with three or more campsites and travel-trailer camps; this claim does not establish a general residential right to occupy an RV outside the specified campground framework.

    • A campground includes land or facilities accommodating camping units for periods of overnight or longer and includes travel trailer camps.
    • A campground must be permitted by the Virginia Department of Health and is inspected annually by local health department staff.
    • Offering three or more campsites may require a campground permit, including short-term or online-advertised camping.
    • Temporary campground permits allow up to 14 days of temporary camping, consecutively or nonconsecutively, within a 60-day period.
    • Temporary campgrounds must provide at least one portable toilet per 75 campers, make sewage-tank pumping available when RVs are present, and provide an acceptable water source.
    • The statutory definition excludes property where an individual owner may choose to camp, provided the owner is not prohibited or encumbered by covenants, restrictions, or conditions from providing sanitary facilities within the owner's property lines.
    • Other exclusions include summer camps, migrant labor camps, parks for manufactured homes, construction camps, and storage areas for unoccupied camping units.

    minimum campsites for campground definition: >= 3 campsites (The individual-owner camping exception and other statutory exclusions apply.) · temporary campground permit duration: <= 14 days (In a 60-day period, consecutively or nonconsecutively.) · temporary campground permit period: 60 days · portable toilets: per 1 per 75 campers (Temporary campgrounds.)

    “"Campground" means any area, place, parcel, or tract of land, by whatever name called, on which three or more campsites are occupied or intended for occupancy, or facilities are established or maintained, wholly or in part, for the accommodation of camping units for periods of overnight or longer [...] "Camping unit" means any device or vehicular type structure for use as temporary living quarters or shelter during periods of recreation, vacation, leisure time, or travel, including any tent, tent trailer, travel trailer, camping trailer, pickup camper, or motor home.”
    One more reviewed finding on this topic
  • county zoning authorityGeneral

    Virginia counties adopting and administering zoning ordinances over unincorporated territory statewide.

    • The zoning power is exercised by county governing bodies through ordinance.
    • County zoning jurisdiction covers unincorporated territory; incorporated areas are under municipal jurisdiction.
    • The statute permits regulation of land uses, structures, dimensional standards, open spaces, and excavation or mining, including residential and flood-plain uses.
    “For the purpose of zoning, the governing body of a county shall have jurisdiction over all the unincorporated territory in the county, and the governing body of a municipality shall have jurisdiction over the incorporated area of the municipality.”
  • county building authorityGeneral

    Virginia counties administering and enforcing the Uniform Statewide Building Code and issuing building permits for construction, including residential construction, in county jurisdiction.

    • Virginia's building code is a Uniform Statewide Building Code adopted by the State Board; it supersedes county building codes and regulations.
    • The county's role is local administration and enforcement through a local building department, not independent adoption of a conflicting county building code.
    • A county without a building department or local board of Building Code appeals must enter an agreement with another county, municipality, agency, or approved state agency for enforcement and appeals.
    • A town with a population of less than 3,500 may elect to administer and enforce the Building Code; if it does not, the county administers and enforces the Code for that town.
    • Buildings may be inspected before completion and are not deemed compliant until approved by the inspecting authority; inspections under $2,500 construction cost may be waived at the inspecting authority's discretion.
    • Building permit and enforcement fees may be levied by the local governing body.
    • Farm buildings and structures are exempt from the Building Code except for a farm building or portion operated as a licensed restaurant; farm buildings in flood plains or mudslide-prone areas remain subject to applicable flood-proofing or mudslide regulations.

    small-town population threshold: < 3500 people (The town may elect to administer and enforce the Building Code; otherwise the county administers it for the town.) · inspection-waiver construction cost threshold: < 2500 USD (The inspecting authority may waive inspection at its discretion.)

    “Enforcement of the provisions of the Building Code for construction and rehabilitation shall be the responsibility of the local building department. [...] Whenever a county or a municipality does not have such a building department or board of Building Code appeals, the local governing body shall enter into an agreement with the local governing body of another county or municipality or with some other agency, or a state agency approved by the Department for such enforcement and appeals resulting therefrom.”

Still unanswered

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

  • Minimum dwelling size — Minimum dwelling size in Augusta County zoning districts.
  • Lot coverage — Lot coverage limits in Augusta County zoning districts.
  • Building height — Building-height limits in Augusta County zoning districts.
  • Living in an RV — Long-term or residential RV occupancy on private land in Augusta County.
  • Camping on your land — Temporary camping on private land in Augusta County.
2 more unanswered
  • Tiny homes
  • Mandatory utility hookup

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 Augusta County, Virginia

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

Augusta County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: workable self-sufficiency basics: 43.4″/yr rainfall and 60.6% wooded land and mixed durability signals. Watch-outs: about 99,065 people within a 30-minute drive.

Do you need a building permit in Augusta County, Virginia?

Augusta County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health, Central Shenandoah Health District. 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 Augusta County, Virginia?

Land in Augusta County runs about $7,594 per acre, based on the latest county data.

What is the water situation in Augusta County?

Augusta County gets about 43.4" of rain a year, with severe drought in roughly 3% of years.

How remote is Augusta County?

A representative private-land location has about 99,065 people within a 30-minute drive and 2,566,169 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 Augusta compares in Virginia

Compare side-by-side →See all 133 Virginia counties ranked →