Bolthole Index

Charles City County, Virginia

Building permits, zoning and land rules in Charles City County, Virginia

49Index Score / 100
#91 of 133 in Virginia

Charles City County, Virginia enforces the Virginia Uniform Statewide Building Code locally, and covered work requires a building permit before construction begins12. County zoning governs land use and development, including the unincorporated county34. Septic and private-well permits come through the Virginia Department of Health's Chickahominy Health District56.

At a glance

Building permit
Required for work covered by the Virginia Uniform Statewide Building Code12
Zoning
County zoning covers unincorporated Charles City County34
Septic permit
Required through the Virginia Department of Health's Chickahominy Health District57
Private well
VDH permit required before construction, alteration, or abandonment6
RV living
Campground stays are limited; private-parcel RV occupancy remains unconfirmed89
Accessory dwelling
Allowed subject to county conditions, including size, bedroom, and setback limits10
Owner-builder
A narrow contractor-license exemption does not remove building-code requirements11

Who to call

Building permits

Charles City County Building Inspections

Building permits and inspections under Virginia's Uniform Statewide Building Code

804-652-4727

permitsandinspections@charlescityva.us

10900 Courthouse Road, Charles City, VA 23030

Zoning

Charles City County Community Development

Planning, zoning, land-development applications, and pre-application assistance

804-652-4727

zoning@charlescityva.us

P.O. Box 66, Charles City, VA 23030

Septic permits

Charles City Health Department (Chickahominy Health District)

Local contact for VDH onsite sewage and private-well permitting in Charles City County

(804) 829-2490

7501 Adkins Road, Charles City, VA 23030

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

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Do you need a building permit in Charles City County, Virginia?

Yes for work covered by Virginia's building code. Charles City County enforces the Virginia Uniform Statewide Building Code locally, including new buildings, additions, repairs, renovations, and changes of use1. The county specifically requires permits for carports and sheds over 256 square feet, qualifying pools and large tents, and demolition or removal of a structure12. A smaller shed still needs setback approval, for which the county publishes a $20 fee; that amount is not a universal building-permit fee13. An owner may qualify for a narrow contractor-license exemption, but the work remains subject to the building code and local permits11.

Who is the Charles City County building department, and how do you reach it?

Charles City County Building Inspections enforces Virginia's Uniform Statewide Building Code locally141. The office is at 10900 Courthouse Road, Charles City, VA 23030; call 804-652-4727 or email permitsandinspections@charlescityva.us14. Inspection requests submitted before the close of business can be requested for the next day14. Community Development handles zoning and development questions at the same phone number, by email at zoning@charlescityva.us, or by mail at P.O. Box 66, Charles City, VA 2303015. The county publishes building, trade, zoning, subdivision, and accessory-dwelling forms, and staff offers pre-application help by appointment16. Tourist Homes have a separate annual life-safety inspection by the Building Official17.

Does Charles City County have zoning?

Yes. Charles City County administers zoning, and its ordinance divides the unincorporated county into districts shown on the official zoning map418. The county reports no incorporated towns, so the county ordinance is the zoning rule for every parcel19. Lot size depends on the district, utilities, and subdivision type. For qualifying family subdivisions and non-family minor subdivisions in A-1, R-1, and R-2, a private-well-and-septic lot must be at least one acre; qualifying R-1 and R-2 lots with central water and sewer may be 20,000 square feet20. The district table lists a one-acre minimum lot in both A-1 and R-121. A lot that already falls short of its district setbacks uses an average of neighboring setbacks, and if no structure stands within 1,000 feet a variance is required22. Another zoning provision caps building coverage at 60% of gross land area, but its precise applicability is not clear from the reviewed material, so confirm the parcel standard with Community Development2315. We could not confirm a general minimum size for a principal dwelling.

How do septic and well permits work in Charles City County?

The Virginia Department of Health, working locally through the Chickahominy Health District, oversees onsite sewage systems in Charles City County5. A VDH permit is required to install, modify, or repair a septic tank or dispersal field, and before constructing, altering, or abandoning a private well76. Contact the Charles City Health Department at 7501 Adkins Road, Charles City, VA 23030 or (804) 829-249024. Only about 5.8% of mapped county soils are rated without severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency25. Alternative onsite sewage systems have continuing obligations: older covered systems require at least one service visit each year, while sampling schedules vary by technology and approval26.

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

Charles City County limits temporary campground living quarters to no more than 22 days in any 60-day period, and permanent campground residence is limited to the resident owner or manager, security officer, and immediate family members89. Those campground rules do not answer whether an RV may be occupied on one private homesite while a house is built, so ask Community Development before relying on that plan15. The zoning ordinance also says a DMV-licensed camper, recreational vehicle or manufactured home cannot be used as a lodging facility27. Tiny homes appear in the ordinance only for Recreational Resort Communities in the B-3 Tourist Business District, which need a special use permit and limit occupancy to six months of continuous stay28. We could not confirm a complete tiny-home occupancy rule or a general minimum floor area for a principal dwelling. The county does allow an accessory dwelling subject to specific size, bedroom, setback, and principal-dwelling conditions, but that is not approval for an independent tiny home on a vacant parcel10.

Building a home in Charles City County: the steps, in order

  1. Ask Community Development to confirm the parcel's mapped zoning district, allowed residential use, lot size, setbacks, and required land-development applications182015.
  1. Have the Charles City Health Department confirm septic and well feasibility and issue the required VDH permits before relying on a building site7624.
  1. Submit the building application to Building Inspections before covered work begins1214.
  1. If access connects directly to a public road, obtain the required VDOT permit; a drive serving two or more parcels also needs a recorded road-maintenance agreement2930.
  1. Request the applicable inspections as construction reaches each required stage3114.
  1. Obtain the required zoning permit and certificate of occupancy before using the completed home32.

What should you check before buying land in Charles City County?

Start with septic feasibility: only about 5.8% of mapped soils avoid a severe conventional-drain-field limitation, so a cheap parcel can become expensive if it needs an alternative design25. Check access next, because a direct entrance onto a public road requires VDOT approval, and a drive serving two or more parcels needs a recorded road-maintenance agreement2930. Confirm zoning, flood-hazard status, and whether any proposed land division can be approved. Charles City County requires a subdivision plat to be approved, certified, and recorded before newly divided land is sold or transferred, subject to the stated exception for older lawful subdivisions33. The county is about 68.1% wooded and about 93.3% of its land has a slope of 15% or less, but those countywide figures do not replace a parcel survey or site evaluation3435.

Watch-outs

  • Only about 5.8% of mapped soils avoid severe limitations for a conventional septic drain field, so secure a parcel-specific septic evaluation before treating a homesite as buildable25.
  • Campground occupancy is limited, and the separate question of RV occupancy on a private homesite should go to Community Development before relying on that plan815.
  • A detached accessory dwelling must meet principal-structure setbacks and remain subordinate to the main dwelling; it is not a substitute for an independently approved principal home10.
  • Even work otherwise exempt from a building permit may require county approval in a special flood hazard area36.

Sources

  1. Virginia Uniform Statewide Building Code (USBC), quoted and re-checked
  2. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  3. Charles City County Zoning Ordinance, quoted and re-checked
  4. Charles City County Zoning Ordinance, quoted and re-checked
  5. Onsite Sewage & Water Services - Chickahominy Health District, quoted and re-checked
  6. Onsite Sewage & Water Services - Chickahominy Health District, quoted and re-checked
  7. Onsite Sewage & Water Services - Chickahominy Health District, quoted and re-checked
  8. Charles City County Zoning Ordinance, quoted and re-checked
  9. Charles City County Zoning Ordinance, quoted and re-checked
  10. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  11. Virginia Code § 54.1-1101, Exemptions, quoted and re-checked
  12. Building Official | Charles City County, VA, quoted and re-checked
  13. Building Official | Charles City County, VA, quoted and re-checked
  14. Charles City County Building Inspections (charlescityva.us)
  15. Charles City County Community Development (charlescityva.us)
  16. Applications & Forms | Charles City County, VA, quoted and re-checked
  17. Charles City County Zoning Ordinance, quoted and re-checked
  18. Charles City County Zoning Ordinance, quoted and re-checked
  19. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  20. Minor Subdivision Packet, quoted and re-checked
  21. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  22. Charles City County Zoning Ordinance, quoted and re-checked
  23. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  24. Charles City Health Department (Chickahominy Health District) (vdh.virginia.gov)
  25. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  26. Onsite Sewage & Water Services - Chickahominy Health District, quoted and re-checked
  27. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  28. Charles City County Zoning Ordinance — Amendments through August 1, 2024, quoted and re-checked
  29. Charles City County Subdivision Ordinance, quoted and re-checked
  30. Charles City County Zoning Ordinance, quoted and re-checked
  31. 13VAC5-63-130. Section 113 Inspections (Virginia statewide rule), quoted and re-checked
  32. Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024, quoted and re-checked
  33. Subdivision Ordinance Adopted April 28, 2015 (Amended July 2017), quoted and re-checked
  34. Wooded share of land: Bolthole Index county data
  35. Share of land at 15% slope or less: Bolthole Index county data
  36. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

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

RuleCharles City CountyNew Kent CountyHopewell CityJames City CountyHenrico CountyPrince George CountyColonial Heights City
Building permitLimitedRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthNew Kent Health Dept.VDHVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDH

County locator

Charles City County in Virginia

49
County map
Charles City County highlighted among the Virginia counties · colored by Index score

How Charles City County scores

Seclusion20100% ev.
Self-Sufficiency64100% ev.
Admin Boringness38100% ev.
Durability65100% ev.
Property Autonomy66100% ev.
Carry Cost8096% 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 →

$282kTypical home
0.6%Property tax
$4,221Land / acre
48"Annual rain
1.2% of yrsSevere drought
8.2 / yr (+7.4)Mid-century 100°F days
13.2 daysMid-century dry spell
2.37" (+5.5%)Mid-century 1-day rain
1.41×Wildfire change factor
100%Forward climate coverage
$1,495Home insurance / yr
2.7% / yrInsurance growth
1.86%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
334,111People within 30 min
6,100,023People within 2 hr
126,865Radius comparison (15 mi)
36.1People / sq mi
0.4%Federal land
93.3%Land at 15% slope or less
5.8%Soils rated "not limited" for septic (strict USDA rating)
5,888 acWorkable land screen
68.1%Wooded land
75.1 tonsBiomass / forest ac
59.6°FAvg temp

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Answers from the rulebook for Charles City County

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

Charles City County rules

  • Building permitLimited

    Specified construction and demolition activities identified on the county Building Official page, including carports and detached sheds over 256 square feet, qualifying swimming pools, large tents, and demolition or removal of a building or structure.

    • Carports and sheds over 256 square feet require a permit.
    • Sheds less than 256 square feet require a setback approval application with a $20 fee.
    • Pools require a permit when they are deeper than 24 inches, exceed 5,000 gallons, and have a water surface area greater than 150 square feet.
    • Tents require a permit when the covered area is greater than 900 square feet and occupant load is more than 50 persons.
    • The page separately states that demolition or removal of a building or structure requires a permit.

    shed/carport threshold: > 256 square feet · shed setback approval fee: 20 USD (For sheds less than 256 square feet)

    “Yes, carports over 256 Square feet require a permit.”
    One more reviewed finding on this topic
    • Limited — County building work specifically identified in the Building Official FAQ.
      “Yes, sheds over 256 square feet require a permit. Sheds less than 256 square feet require a setback approval application which involves a $20 fee.”
  • Building code adoptedAdopted (with conditions)

    Local enforcement of Virginia's Uniform Statewide Building Code in Charles City County.

    • The cited page describes local enforcement; it does not identify a separate county modification of the statewide code.
    “The focus of our department is to contribute to the safety and well-being of those who reside, visit, or work in our county through the enforcement of Virginia’s Uniform Statewide Building Code at the local level.”
  • InspectionsLimited

    Tourist Homes operated as short-term rentals under the county zoning ordinance.

    • The number of guest bedrooms is determined by the health-department permit for the supporting drain field and may not exceed four guest bedrooms.
    • Manufactured homes may not be operated as Tourist Homes.
    • The Building Official must conduct an annual life-safety inspection and certify compliance with the stated requirements and Uniform Statewide Building Code life-safety requirements.
    • The ordinance also requires bedroom occupancy limits, fire extinguishers, smoke detectors, and carbon-monoxide detectors where appropriate.

    maximum guest bedrooms: <= 4 bedrooms · inspection frequency: annual (Life-safety inspection by the Building Official)

    “An annual life safety inspection shall be conducted”
  • Certificate of occupancyLimited

    Certificate-of-occupancy requests submitted through the county building and zoning application process.

    • The application provides for temporary certificates of occupancy, including first and second 60-day requests, and certificates for existing structures with or without a change in use.

    temporary certificate period: 60 days (The application provides first and second 60-day requests.)

    “Temporary Certificate of Occupancy Certificate of Occupancy”
    One more reviewed finding on this topic
    • Required — Use or occupancy of structures, premises, land, or parts thereof subject to the county zoning ordinance.
      “No person shall use or permit the use of any structure, premises, land, or part thereof hereafter created, erected, changed, converted, enlarged, or moved wholly or in part, in use or structure, until a certificate of occupancy and zoning permit has been issued by the Zoning Administrator.”
  • County-wide zoningPresent (with conditions)

    County zoning regulation, expressly covering the unincorporated areas of Charles City County.

    • The ordinance states that it applies to unincorporated areas.
    • The amended ordinance states it is effective on and after March 28, 2006; the cited document includes later amendments through August 1, 2024.
    “For the purpose of this Ordinance, the unincorporated areas of Charles City County, Virginia, are hereby divided into the following districts as set forth on the attached Map.”
    One more reviewed finding on this topic
    • Present (with conditions) — Countywide zoning ordinance administered by Charles City County.
      “This Ordinance is known and may be cited as the “Zoning Ordinance of CharlesCity County, Virginia”.”
  • Local zoningPresent (with conditions)

    Land use and development within Charles City County under the county zoning ordinance.

    • The ordinance is administered and enforced by the Zoning Administrator.
    • Building permits require certification that plans conform to applicable zoning regulations.
    • The ordinance states that the amended ordinance is effective on and after March 28, 2006.
    “Zoning Ordinance - Jan 2022 Updated Version with amendments 8-1-2024”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning in the county's unincorporated area; Charles City County reports that there are no incorporated towns within the county.
      “The County has a comprehensive plan and zoning and subdivision ordinances. Charles City is the county seat. There are no incorporated towns within the county.”
  • Zoning districtsPublished

    The unincorporated areas of Charles City County, Virginia, under the county zoning ordinance.

    • The listed districts are set forth on the attached Official Zoning Map.
    • The ordinance states that the map is part of the ordinance.
    • The ordinance was adopted March 28, 2006, and the source identifies amendments through August 1, 2024.
    • The ordinance page warns that information should be verified with the Department of Community Development before expending financial resources.
    “For the purpose of this Ordinance, the unincorporated areas of Charles City County, Virginia, are hereby divided into the following districts as set forth on the attached Map.”
    One more reviewed finding on this topic
    • Published (with conditions) — The county's published zoning districts and official zoning map.
      “For the purpose of this Ordinance, the unincorporated areas of Charles City County, Virginia, are hereby divided into the following districts as set forth on the attached Map.”
  • Minimum dwelling sizeSpecified

    Accessory dwellings in the unincorporated areas of Charles City County.

    • An accessory dwelling is a second dwelling unit in or added to an existing single-family detached dwelling or in a separate accessory structure on the same lot as the principal dwelling.
    • The accessory dwelling may not exceed 40% of the total finished floor area of the accessory and principal dwellings.
    • Only one accessory dwelling is permitted per single-family dwelling.
    • The accessory dwelling must be no more than 800 square feet and no less than 300 square feet, and may have no more than two bedrooms.
    • An accessory dwelling in a detached accessory structure must meet the setbacks of a principal structure.

    minimum accessory dwelling floor area: >= 300 square feet · maximum accessory dwelling floor area: <= 800 square feet · maximum accessory dwelling bedrooms: <= 2 bedrooms · maximum accessory-dwelling share of combined finished floor area: <= 40 percent

    “b. In no case shall an Accessory Dwelling be more than 800 square feet, nor less than 300 square feet, nor have more than 2 bedrooms.”
  • Minimum lot sizeSpecified

    Lots and principal dwellings in the county zoning districts listed in Table 34-3.

    • The table provides district-specific minimum lot areas.
    • Examples include 1 acre in A-1 and R-1 and 4,000 square feet in R-2.
    • Central water and sewer can reduce specified lot sizes in listed circumstances.
    • The table includes additional district and footnote exceptions.

    A-1 minimum lot area: 1 acre · R-1 minimum lot area: 1 acre · R-2 minimum lot area: 4000 square feet (Table footnotes and utility conditions apply)

    “A-1 2,4,5,7 1 acre [...] R-1 2,3,4,5 1 acre [...] R-2 5, 10 4,000 sq. ft.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Family subdivisions in all Charles City County zoning districts and non-family minor subdivisions in the Agricultural (A-1), Residential (R-1), and Multi-family Residential (R-2) districts.
      “If the property uses a private well and septic the minimum lot size is one (1) acre. If there is central water and sewer the minimum lot size is 20,000 square feet (R-1 and R-2 Districts only).”
  • SetbacksDistrict specific (with conditions)

    Principal buildings and accessory structures in County zoning districts.

    • Section 34-2 establishes setback averaging for an existing lot that does not meet district minimum setbacks.
    • The average is based on adjoining properties within 1,000 feet or six existing houses, whichever is less, in both directions on both sides of the street.
    • If there are no existing structures within 1,000 feet, a variance is required.

    setback averaging search distance: <= 1000 feet (Existing lot not meeting the minimum district setbacks.) · existing houses considered: <= 6 (Whichever is less than the 1,000-foot criterion.)

    “When an existing lot does not meet the minimum setback requirements of the district an average of the setbacks of adjoining properties shall be used.”
  • Lot coverageSpecified

    The zoning-regulated use governed by the cited county zoning provision.

    • The maximum lot coverage of buildings is 60 percent.
    • Coverage is calculated using gross land area and the portion covered by the ground floor of all buildings.

    maximum building lot coverage: <= 60 percent

    “The maximum lot coverage of buildings shall not exceed 60 percent. The maximum lot coverage shall be determined by dividing the gross land area within a lot into the portion of the lot covered by the ground floor of all buildings.”
  • Building heightSpecified

    Principal and accessory structures in the county zoning districts listed in Table 34-3.

    • Height limits vary by district.
    • Agricultural accessory structures may reach 100 feet if front, side, and rear setbacks increase one foot for each foot over 45 feet.
    • PD-IP building height may be raised to 75 feet if the facility is not normally occupied by workmen.

    agricultural accessory-structure maximum height: 100 feet (Setbacks must increase 1 foot for each foot over 45 feet) · PD-IP maximum height under exception: 75 feet (Facility must not be normally occupied by workmen)

    “Accessory structures used for agricultural purposes may be constructed to a height of 100-ft provided the front, side and rear setbacks are increased 1-ft. for each foot over 45-ft.”
  • Living in an RVLimited

    Recreational-vehicle occupancy and campground use in Charles City County.

    • A campground's temporary living quarters are limited to no more than 22 days out of any 60-day period.
    • A campground does not include a facility designed or allowing recreational vehicles or manufactured vehicles as permanent dwelling units.
    • Permanent residential occupancy at a campground is limited to the resident owner or manager, security officer, and immediate family members.

    temporary campground occupancy: <= 22 days per 60-day period

    “The only permanent residential occupancy permitted shall be for the resident owner or manager or security officer and their immediate family members.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Recreational-vehicle use in a campground under the County zoning ordinance.
      “Campground shall include but is not limited to a travel camp, recreation camp, family campground, camping resort, recreational vehicle park or similar activity.”
  • Camping on your landLimited

    Campground camping in Charles City County.

    • Temporary campground occupancy is no more than 22 days in any 60-day period.
    • A campground must operate at least 20 days during a calendar year.
    • No structure other than screening fences, identification signs, or athletic facilities may be closer than 50 feet to a residential lot line.

    temporary occupancy: <= 22 days per 60-day period · minimum campground operation: >= 20 days per calendar year · residential lot-line separation: >= 50 feet (Applies to campground structures other than listed exceptions.)

    “Temporary shall be defined as no more than 22 days out of any 60-day period.”
    One more reviewed finding on this topic
    • Limited — Camping in a campground under the County zoning ordinance.
      “Temporary shall be defined as no more than 22 days out of any 60-day period.”
  • Tiny homesLimited

    Occupancy of a tiny home within a Recreational Resort Community in Charles City County, including the B-3 Tourist Business District.

    • The Recreational Resort Community use requires a special use permit in the B-3 Tourist Business District.
    • The community must be comprised of residential dwellings emphasizing outdoor recreational activities with periodic, seasonal living for tourists and owners.
    • Periodic, seasonal living means no greater than six months of continuous occupancy; a dwelling may remain physically longer under an applicable lease, subject to any maximum term in the community management plan.
    • Permitted dwellings may include tiny homes, but no dwelling may exceed 40 feet in length and 8 feet in width.
    • A Recreational Resort Community must occupy at least 10 acres and may not exceed 10 pads per acre.
    • At least one parking space is required for every pad.
    • At least 10 percent of developable acreage must be devoted to common recreational areas and facilities.
    • Day-to-day leasing, management, and operation must be performed by a third-party professional management company.
    • Detached screen rooms, awnings, canopies, and collapsible appurtenances designed for camping units are allowed only if manufactured and sold by the recreational vehicle industry, designed for quick removal, and removed when temporary use ceases; all other accessory structures and appurtenances are expressly prohibited.
    • Applications must include an operational plan, conceptual site plan, descriptions of proposed nonresidential uses and green-development features, and identification of natural vegetation or features to be preserved.
    • The developer must obtain Department of Health approval for potable water supply and adequate sewage disposal facilities.
    • All uses and structures must comply with other environmental and site-plan ordinances and regulations.
    • The ordinance excludes facilities designed or allowing motor homes, recreational vehicles, or park model trailers as permanent dwelling units.

    maximum tiny-home interior floor area: <= 400 square feet · maximum dwelling length: <= 40 feet · maximum dwelling width: <= 8 feet · maximum continuous occupancy: <= 6 months (A longer physical term may be allowed by applicable lease and community management plan.) · minimum recreational resort community lot area: >= 10 acres · maximum density: <= 10 pads per acre · minimum parking: >= 1 space per pad · minimum common recreational area: >= 10 percent of developable acreage

    ““periodic, seasonal living” shall mean not greater than six (6) months of continuous occupancy of a dwelling [...] Permitted dwellings [...] shall include [...] tiny homes”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units in the county zoning jurisdiction.

    • Only one accessory dwelling is permitted per single-family dwelling.
    • It may be within the main dwelling or a detached accessory building.
    • It may not exceed 800 square feet or be less than 300 square feet.
    • It may have no more than two bedrooms.
    • A detached accessory dwelling must meet principal-structure setbacks.
    • An accessory dwelling may not exceed 40% of the total finished floor area of the principal and accessory dwelling units.

    maximum accessory-dwelling size: <= 800 square feet · minimum accessory-dwelling size: >= 300 square feet · maximum bedrooms: <= 2 bedrooms · maximum proportion of combined dwelling floor area: <= 40 percent

    “In no case shall an Accessory Dwelling be more than 800 square feet, nor less than 300 square feet, nor have more than 2 bedrooms.”
  • Who permits septicState (with conditions)

    Onsite sewage and water permitting and oversight serving Charles City County through the Chickahominy Health District.

    • The health district serves Charles City, Goochland, Hanover, and New Kent counties.
    • VDH regulations apply, with local health department involvement in inspections and operation information.
    “VDH requires a sewage disposal construction and/or well construction permit for installation, modification, or repair of a septic tank, dispersal field or well in order to make sure the system complies with the current regulations.”
    One more reviewed finding on this topic
  • Septic permitRequired

    Installation, modification, or repair of septic tanks and dispersal fields serving Charles City County.

    • Construction permits for combined well and sewage disposal systems are valid for 18 months.
    • The page recommends a private soil consultant for drainfield location and system design.

    combined well and sewage disposal permit validity: 18 months

    “Construction permits for a combined well and sewage disposal systems are valid for 18 months.”
    One more reviewed finding on this topic
    • Required — Installation, modification, or repair of a septic tank or dispersal field serving Charles City County.
      “VDH requires a sewage disposal construction and/or well construction permit for installation, modification, or repair of a septic tank, dispersal field or well in order to make sure the system complies with the current regulations.”
  • Well permitRequired

    Construction, alteration, or abandonment of private wells serving Charles City County.

    • The Chickahominy Health District inspects residential, small-business, and irrigation wells before issuing well permits.
    “a permit is required by the Virginia Department of Health before the construction, alteration, or abandonment of a private well.”
  • Subdividing landRegulated (with conditions)

    Subdivision of any tract of land located within Charles City County.

    • A plat must be made and recorded.
    • The plat must comply with Title 15.2, Chapter 22, Article 6 of the Code of Virginia and the county subdivision ordinance.
    • The plat must be submitted, approved, and certified by the Subdivision Agent before recording.
    • Land may not be sold or transferred before required approval and recording, except for subdivisions lawfully created before May 22, 1967.
    • The ordinance separately states that no person may subdivide any tract in Charles City County except in conformity with the ordinance.

    pre-existing subdivision exception date: 1967-05-22 (Subdivision lawfully created before adoption of the county subdivision ordinance)

    “No person shall subdivide land without making and recording a plat of such subdivision”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision of any tract of land located within Charles City County.
      “No person shall subdivide any tract of land that is located within Charles City County except in conformity with the provisions of this Ordinance.”
  • Driveway accessLimited

    Drives serving two or more parcels in Charles City County.

    • All drives serving two or more parcels must have a recorded road-maintenance agreement substantially equal to Appendix A of the Subdivision Ordinance.
    • The ordinance language is limited to the stated multi-parcel-drive condition.

    minimum served parcels: >= 2 parcels (The cited provision does not state the same agreement requirement for an individual driveway serving a single lot.)

    “All drives serving two or more parcels must have a recorded road maintenance agreement substantially equal to Appendix A of the Subdivision Ordinance.”
    One more reviewed finding on this topic
    • Required — Direct access from a subdivision to a public road in Charles City County.
      “Direct access to a public road requires an entrance permit issued by the Virginia Department of Transportation. A Land Use Permit is required for all work proposed within Department Right of Way.”
  • Short-term rentalsLimited

    Short-term-rental or lodging uses involving DMV-licensed campers, manufactured homes, or similar vehicles.

    • The zoning ordinance states that a camper, manufactured home, or similar item licensed under the DMV cannot be used as a lodging facility.
    • The ordinance defines short-term rental by reference to Tourist Home; the reviewed material did not establish all short-term-rental requirements.
    “A recreational vehicle, camper, manufactured home or similar which is licensed under Division of Motor Vehicles (DMV) cannot be used as a lodging facility.”
  • Permit feesPublished (with conditions)

    The county-published fee for setback approval applications for detached sheds smaller than 256 square feet.

    • The $20 amount is stated for a setback approval application, not as a universal building-permit fee.
    • The county applications page separately lists a Fee Schedule 2020, but the retrieved page does not expose its fee amounts.

    setback approval application fee: 20 USD (Sheds less than 256 square feet)

    “Sheds less than 256 square feet require a setback approval application which involves a $20 fee.”
    One more reviewed finding on this topic
    • Variable (with conditions) — County permit and approval processes for listed structures and work.
      “Sheds less than 256 square feet require a setback approval application which involves a $20 fee.”
  • Permit processPublished (with conditions)

    Community Development and building-permit-related processes in Charles City County.

    • The County page publishes major and minor subdivision applications, an accessory-dwelling process, building permit applications, and other development forms.
    • County staff offers pre-application submittal assistance by appointment.
    “Major Subdivision Application Minor Subdivision Packet New Business Zoning Permit Commercial - Industrial Process for Establishing an Accessory Dwelling Unit”

Virginia rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A person performing or supervising construction, removal, repair, or improvement of no more than one primary residence owned by that person and for that person's own use during any 24-month period, including in Charles City County.

    • This is an exemption from Virginia contractor-licensing requirements, not an exemption from the Virginia Uniform Statewide Building Code or local permitting requirements.
    • The person must own the primary residence and use it personally.
    • The exemption is limited to no more than one primary residence during any 24-month period.
    • Any person exempt under subdivision A 7 must comply with the Uniform Statewide Building Code.
    • A certificate of occupancy is required before conveying the property to a third-party purchaser unless the purchaser acknowledges in writing that no certificate of occupancy has been issued and consents to acquire the property without one.
    • Charles City County states that it enforces the Virginia Uniform Statewide Building Code locally.

    primary residences covered: <= 1 residence per 24-month period · period: 24 months

    “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;”
    One more reviewed finding on this topic
    • Conditional — 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.
      “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;”
  • 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”
  • Septic inspectionRequired

    Alternative Onsite Sewage Systems (AOSS) in Charles City County through the statewide Virginia Department of Health regulatory program.

    • Owners of AOSS installed after July 1, 2009 must record notices and submit an Operations and Maintenance Manual to the local health department.
    • AOSS installed prior to April 7, 2010 require at least one service visit per year and retention of the operator maintenance log and manual.
    • For established AOSS designs with VDH general approval, an initial sample is required within the first six months of operation and then once every five years; the yearly maintenance visit still applies.
    • Other AOSS technologies may require additional maintenance visits and samples.

    minimum service visits: 1 per year (AOSS installed prior to April 7, 2010 and yearly maintenance still applies to established generally approved designs) · initial sample deadline: first six months (Established AOSS designs with VDH general approval) · subsequent sample frequency: per 5 years (Established AOSS designs with VDH general approval)

    “at least one service visit per year [...] then once every five years thereafter”
    One more reviewed finding on this topic
    • Limited — Installation of sewage disposal systems statewide.
      “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.”
  • 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.”
  • 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.

  • Off-grid sanitation — Off-grid sanitation systems in Charles City County.
  • Mandatory utility hookup — Water and sewer connections for development in Charles City 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.

Water rights & wells in Charles City County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Virginia’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Household wells are exempt from the groundwater withdrawal permit even inside a Groundwater Management Area, but a private well in a GWMA must be registered with DEQ within 30 days (Va. Code 62.1-258); a permit is triggered only at 300,000 gal/month.

Limit: < 300,000 gal/month (no withdrawal permit)

Virginia DEQ — Ground Water Withdrawal Permitting ↗
  • Eastern Virginia Groundwater Management Areapartial of county

    DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95.

    Virginia DEQ / 9VAC25-600-20 ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Virginia state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Charles City County, Virginia

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

Charles City County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: about 334,111 people within a 30-minute drive and more administrative friction around building and land use.

Do you need a building permit in Charles City County, Virginia?

Charles City County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health - Chickahominy Health District. 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 Charles City County, Virginia?

Land in Charles City County runs about $4,221 per acre, based on the latest county data.

What is the water situation in Charles City County?

Charles City County gets about 48" of rain a year, with severe drought in roughly 1.2% of years. On water rights, Charles City County lies in the Eastern Virginia Groundwater Management Area — DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95..

How remote is Charles City County?

A representative private-land location has about 334,111 people within a 30-minute drive and 6,100,023 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 Charles City compares in Virginia

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