Goochland County, VA: Tiny Homes Allowed

Goochland County, Virginia requires a building permit for a new home and many alterations, demolitions, equipment installations and changes in occupancy¹. Zoning applies to every property in the county, and the zoning district controls what can go on a parcel²³. Septic construction permits are reviewed by the Goochland Health Department only after the building application is filed⁴. Recreational vehicles cannot be used as a dwelling under county zoning⁵.

At a glance

Building permit: Required for a new home and many other construction projects¹
Building code: The 2021 Virginia Uniform Statewide Building Code applies to permits submitted after January 17, 2024⁶
Zoning: Yes; requirements vary by parcel and zoning district²³
Septic permit: Required for a new onsite system; local Health Department review follows the building application⁴
RV living: Not allowed as a dwelling under county zoning⁵
Tiny home: Allowed as a dwelling with building, well and septic permits and the zoning rules for a single-family dwelling⁷
Owner-builder: Virginia exempts one owner-occupied primary residence in a 24-month period from contractor licensing, but not from permits or code⁸
Floodplain work: Development inside county floodplain limits requires permitting⁹

Who to call

Building permits

Goochland County Building Inspection

Building permits, plan review and inspections

804-556-5815

bi-emails@goochlandva.us

1800 Sandy Hook Road, PO Box 119, Goochland, Virginia 23063

Online permits →

Zoning

Goochland County Planning & Zoning

Planning, development, subdivision, zoning, permitted-use and setback questions

804-556-5860

1800 Sandy Hook Road, PO Box 103, Goochland, Virginia 23063

Septic permits

Goochland Health Department, Chickahominy Health District

Local Health Department contact for onsite septic permit review

(804) 556-5843

1800 Sandyhook Road, P.O. Box 178, Goochland, Virginia 23063

Floodplain permits

Goochland County Environmental Department

Floodplain information, maps and development permitting

(804) 556-5860

floodplain@goochlandva.us

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

Off-grid gear

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

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

Yes. Goochland County requires a permit before constructing a new structure, altering or demolishing an existing structure, moving a building, installing regulated equipment or changing a structure's occupancy¹. The county specifically identifies additions, swimming pools, some interior remodeling, most electrical, mechanical and plumbing work beyond basic repairs, and accessory structures larger than 256 square feet as permit work¹. Permits submitted after January 17, 2024 are reviewed under the 2021 Uniform Statewide Building Code⁶. Qualifying farm buildings and structures are exempt from the state Building Code when they are nonresidential, sit on property where farming occurs and serve a qualifying farm use, but floodplain rules can still apply¹⁰. Because the county-specific treatment of a proposed agricultural structure can depend on its actual use, describe the building to Goochland County Building Inspection before relying on that exemption¹¹.

Who issues building permits in Goochland County, and how do you reach them?

Goochland County Building Inspection handles building permits, plan review and inspections from 1800 Sandy Hook Road in Goochland; call 804-556-5815 or email bi-emails@goochlandva.us¹¹. Virginia's statewide process requires the permit application to go to the building official before covered work begins, while allowing emergency-work applications by the end of the next working day¹². Goochland County publishes a permit calculator plus separate commercial and residential construction-value documents; the amount depends on the applicable fee schedule and construction value¹³. During construction, Goochland inspection requests must be made by 3 p.m. at least 1 business day ahead¹⁴. Virginia exempts an owner who builds or supervises work on an owned primary residence for personal use from contractor licensing, limited to one primary residence in a 24-month period, but the building permit, inspections and code still apply⁸. Before anyone occupies a regulated new building or changes its occupancy, Virginia requires a certificate of occupancy¹⁵.

Does Goochland County have zoning?

Yes. Goochland County's zoning ordinance applies to every property in the county, and buildings and structures require zoning-compliance approval unless exempted². Goochland County Planning & Zoning provides property-specific answers because requirements vary by parcel and zoning district³. For example, single-family properties zoned RPUD after December 31, 2013 have setbacks of 30 feet in front, 10 feet at the side, 15 feet at a side facing a street and 25 feet at the rear¹⁶. Under those RPUD standards, an accessory structure must sit behind the main building and stand 5 feet from side and rear property lines¹⁶. In the R-3 Residential, General District, a single-family lot served by individual water and sewage needs at least 1.5 acres, while a lot on public or central water and sewage needs at least 20,000 square feet¹⁷. Other districts and older RPUD properties have different standards, so call Planning & Zoning at 804-556-5860 for the parcel's permitted uses, minimum lot size, setbacks and building height¹⁸. Subdividing land requires Planning Department approval¹⁹. Short-term-rental permission also varies by zoning district³.

How do septic permits work in Goochland County?

A new onsite septic system in Goochland County needs a written construction permit, and county procedure places septic review inside the building-permit process⁴²⁰. Apply for the building permit first; the Health Department will not review the septic construction permit until that application exists⁴. The local contact is the Goochland Health Department in the Chickahominy Health District at 1800 Sandyhook Road, phone (804) 556-5843²¹. For a lot in a subdivision, Goochland requires an authorized onsite soil evaluator plan; that plan is valid for 18 months and transfers to a new owner⁴. About 46.8% of county soils avoid a severe USDA limitation rating for a conventional septic drain field, so do not treat an attractive homesite as proof that a conventional system will work²². Virginia requires local Health Department inspection before an installation not built from a certified professional design is covered or used; a system built from a certified engineer or onsite soil evaluator design follows the certifier's inspection-report path instead²³.

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

Goochland County zoning states that recreational vehicles cannot be used as a dwelling, so an RV is not a way to live on raw land while you build⁵. Virginia's campground rules do not create a general right to occupy an RV as a residence either²⁴. Ask Goochland County Planning & Zoning at 804-556-5860 about any short stay or storage question¹⁸.

Goochland County allows a tiny house as a dwelling when it has the required building, well and septic permits and follows the same zoning rules as a single-family dwelling⁷. A tiny house larger than 256 square feet needs a foundation⁷. At 256 square feet or less, a foundation may be omitted only when the eave is no higher than 10 feet, the finished floor is no more than 18 inches above grade, the support directly contacts the ground, the structure is wind-anchored and it uses light-frame construction⁷. A regulated dwelling also needs a certificate of occupancy before anyone moves in¹⁵.

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

Ask Goochland County Planning & Zoning to identify the parcel's district, permitted dwelling type, setbacks and any subdivision limits¹⁸²⁵.
Confirm floodplain status with the Environmental Department because development within county floodplain limits needs permitting²⁶⁹.
Plan access: a new or modified entrance connecting to a VDOT-maintained highway needs a VDOT land-use permit²⁷.
Apply to Building Inspection before work starts; the building application must also precede Health Department review of a new septic construction permit¹⁴. Use the county's permit calculator and residential construction-value document to estimate the building fee¹³.
Obtain the county agreement in lieu and building permit before land disturbance for a detached single-family home, including driveway installation²⁸.
Schedule county building inspections by 3 p.m. at least 1 business day ahead¹⁴.
Complete the final inspection and obtain the required certificate of occupancy before moving in¹⁵.

What should you check before buying land in Goochland County?

Start with buildability, not the listing description: get the zoning district and setbacks from Planning & Zoning, septic feasibility from the Goochland Health Department, floodplain status from the Environmental Department and entrance requirements from VDOT¹⁸²¹²⁶²⁷. If a parcel can connect to county-owned public water or sewer, budget for the applicable connection fees and obtain a plumbing permit number before the water meter can be set²⁹. Goochland County is about 75.2% wooded, while about 86% of its land has a slope of 15% or less; gentle-looking ground can still conceal septic or shrink-swell constraints³⁰³¹. Only about 46.8% of county soils avoid a severe limitation rating for a conventional septic drain field²². The county's effective property-tax rate is about 0.5%, with a median annual property-tax bill around $2,418³²³³. The nearest city of 100,000 or more people is about 31 straight-line miles from the county's center³⁴. If you intend to divide the tract, secure Planning Department approval rather than assuming acreage alone makes the split legal¹⁹.

Watch-outs

Do not begin clearing for a detached home or driveway until the required county agreement in lieu and building permit are issued²⁸.
Only about 46.8% of Goochland County soils avoid a severe limitation rating for a conventional septic drain field, so make septic feasibility an early contract contingency²².
Recreational vehicles cannot be used as a dwelling under Goochland County zoning, so plan on a permitted house or tiny house rather than living in an RV during construction⁵. Tiny houses need building, well and septic permits and must meet the zoning rules for single-family dwellings⁷.
Development within Goochland County floodplain limits requires permitting and may call for a land-disturbance permit, plan of development or elevation certificate⁹.

Sources

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.

Compared with neighboring counties

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

Rule	Goochland County	Louisa County	Powhatan County	Fluvanna County	Cumberland County	Hanover County	Amelia County
Building permit	Required	Required	Required	Required	Required	Required	Required
County zoning	Yes	Yes	Yes	Yes	Yes	Yes	Yes
Septic permits	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health	VA Dept. of Health

How Goochland County scores

Seclusion21100% ev.

Self-Sufficiency77100% ev.

Admin Boringness3990% ev.

Durability73100% ev.

Property Autonomy66100% ev.

Carry Cost62100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$593kTypical home

0.5%Property tax

$7,139Land / acre

45.4"Annual rain

1.3% of yrsSevere drought

8.3 / yr (+7.7)Mid-century 100°F days

13.1 daysMid-century dry spell

2.3" (+9.6%)Mid-century 1-day rain

1.47×Wildfire change factor

100%Forward climate coverage

$1,515Home insurance / yr

2.1% / yrInsurance growth

1.1%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

320,812People within 30 min

5,758,349People within 2 hr

67,051Radius comparison (15 mi)

96.4People / sq mi

0%Federal land

86%Land at 15% slope or less

46.8%Soils rated "not limited" for septic (strict USDA rating)

81,554 acWorkable land screen

75.2%Wooded land

67.9 tonsBiomass / forest ac

57.2°FAvg temp

Answers from the rulebook for Goochland County

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

Goochland County rules

Building permitRequired
Construction, alteration, demolition, moving buildings, regulated equipment, and changes in occupancy in Goochland County.
- The county FAQ also identifies additions, accessory structures over 256 square feet, swimming pools, some interior remodeling, and most electrical, mechanical, and plumbing work excluding basic repairs.
- The permit must be obtained before work begins.
accessory-structure threshold: > 256 sq ft
“Projects that involve building a new structure, altering an existing structure, demolishing, or changing the use of a structure requires a permit. This includes structures such as an addition, accessory structures over 256 sq. ft., swimming pools, and some interior remodeling. Most electrical, mechanical and plumbing work excluding basic repairs require a permit. You must obtain a permit before any work begins.”
Building Inspection ↗Re-checked Sep 25, 2026
Building code adoptedAdopted (with conditions)
Building-code enforcement for permits submitted in Goochland County.
- Effective January 18, 2024, the 2021 edition applies.
- Permits submitted after January 17, 2024, are reviewed under the 2021 USBC.
building code edition: 2021 Uniform Statewide Building Code · effective date: 2024-01-18
“Effective January 18, 2024, the 2021 edition of the Uniform Statewide Building Code will go into effect. Any permit submitted after January 17, 2024, will be reviewed in accordance with the 2021 USBC.”
goochlandva.us ↗Re-checked Sep 25, 2026
InspectionsRequired
Building inspections associated with county building permits.
- Inspections must be requested by 3 p.m. at least one business day in advance.
- Inspection requests must include permit number, date, site address, inspection type, name, and phone number.
advance notice: >= 1 business day (Requests must be made by 3 p.m.)
“Inspections must be requested by 3 p.m. at least 1 business day in advance.”
Building Inspection ↗Re-checked Sep 25, 2026
County-wide zoningPresent (with conditions)
Zoning regulation throughout Goochland County.
- The county zoning ordinance applies to all property located in the county.
- Unless exempted, land may not be developed unless it complies with the zoning chapter and other applicable county, state, and federal laws and regulations.
- Buildings and structures require zoning compliance approval.
“This ordinance applies to all property located in the county.”
Planning & Zoning ↗Re-checked Oct 3, 2026
Local zoningVaries (with conditions)
Aggregate local zoning conclusion for Goochland County; county zoning administration and district-specific zoning controls vary by property and zoning district.
- The county Planning and Zoning department administers county zoning and provides official property-specific determinations.
- Short-term-rental permissions vary by zoning district.
“Due to the nature of short-term rentals, the County regulates their location based on the zoning of the property. Below is a chart showing where, by zoning district, short-term rentals are allowed in the County.”
Planning & Zoning ↗Re-checked Sep 25, 2026
Zoning districtsPartial
Zoning districts in Goochland County
- The official FAQ states that all county property lies within one of several zoning districts.
- The official FAQ identifies general classifications as residential, business, or industrial, but does not provide a complete district-name schedule on the opened page.
- Individual district uses may be permitted by right or require a conditional use permit.
- The county mapping system is only a guide; the Zoning Administrator provides official determinations.
“All property in the county is located within one of several zoning districts, which govern how property may be used. Zoning districts are generally classified for residential, business, or industrial use.”
Planning & Zoning FAQs ↗Re-checked Oct 6, 2026
Minimum lot sizeDistrict specific (with conditions)
Principal residential structures in Goochland County's R-3 Residential, General District.
- Minimum lot area is exclusive of road rights-of-way, ponds, lakes, and rivers.
- For single-family dwellings, the required area depends on whether water and sewage systems are public/central or individual.
- The district also specifies minimum lot widths: 75 feet for lots served by both public or central water and sewage systems, 150 feet for lots served by only one public or central utility, and 200 feet for lots served by both individual water and sewage systems.
single-family minimum lot area with public or central water and sewage: >= 20000 square feet · single-family minimum lot area with only one public or central utility: >= 1 acre · single-family minimum lot area with individual water and sewage: >= 1.5 acres · two-family minimum lot area with public or central water and sewage: >= 25000 square feet · three-family minimum lot area with public or central water and sewage: >= 35000 square feet · four-family minimum lot area with public or central water and sewage: >= 40000 square feet
“Single-family dwellings Lots served by both public or central water and sewage systems | 20,000 sq. ft. Lots served by only one public or central utility | 1 ac. Lots served by both individual water and sewage systems | 1.5 ac. Other dwellings Two-family, served by both public or central water and sewage systems | 25,000 sq. ft. Three-family, served by both public or central water and sewage systems | 35,000 sq. ft. Four-family, served by both public or central water and sewage systems | 40,000 sq. ft.”
ARTICLE 9. Residential, General, District R-3 ↗Re-checked Oct 9, 2026
One more reviewed finding on this topic
- Specified — Manufactured home spaces in Goochland County's R-MH Residential, Manufactured Home Park District.
  “Every manufactured home space must have an area of not less than 5,000 square feet, a minimum width at all points of 50 feet, and all corners clearly marked.”
  Sec. 15-205. Standards for manufactured home spaces ↗Re-checked Oct 9, 2026
SetbacksDistrict specific (with conditions)
Principal structures and related residential lots governed by Goochland County zoning district standards
- Setbacks vary by zoning district, road classification, lot type, and whether the structure is principal or accessory.
- The cited district table measures setbacks from the property line.
- The cited table provides 100 feet on listed primary routes, 75 feet on secondary roads, 40 feet on cul-de-sac and internal subdivision roads, 10-foot side yards, 25-foot side-yard setbacks for corner lots, and 25-foot rear yards.
front setback on listed routes: 100 ft (Routes 6, 45, 250, 522, 621, 623, 632, 650, and 670) · front setback on secondary roads: 75 ft · front setback on cul-de-sac/internal subdivision roads: 40 ft · side yard: 10 ft · corner-lot side yard: 25 ft · rear yard: 25 ft
“Minimum Yard Setbacks (measured from property line) Front yard Routes 6, 45, 250, 522, 621, 623, 632, 650, and 670 100 ft. Secondary roads 75 ft. Cul-de-sac roads and internal subdivision roads 40 ft. Side yard 10 ft. Side yard corner lot 25 ft. Rear yard 25 ft.”
Code of Ordinances ↗Re-checked Oct 6, 2026
One more reviewed finding on this topic
- Specified — Residential properties and accessory structures in the Goochland County RPUD zoning district.
  “Minimum Yard Setbacks (measured from property line) for Single-family Residential Properties Zoned RPUD after Dec. 31, 2013 Front yard 30 ft. Side yard 10 ft. Side yard facing a street 15 ft. [...] Rear yard 25 ft. [...] Accessory Structure Yard Requirements (setbacks are measured from property line) Front yard setback Behind main building Side yard 5 ft. Side yard for corner cul-de-sac 5 ft. Rear yard 5 ft.”
  Zoning Code of Ordinances, Goochland County ↗Re-checked Oct 4, 2026
Living in an RVProhibited
Use of recreational vehicles as dwellings under Goochland County zoning regulations.
“Recreational vehicles cannot be used as a dwelling.”
Sec. 15-286. Motor vehicle ↗Re-checked Oct 9, 2026
Tiny homesAllowed (with conditions)
Tiny houses used as dwellings in Goochland County zoning districts.
- Building, well, and septic permits are required.
- The house must comply with the same zoning regulations applicable to single-family dwellings.
- A foundation is required if the house is over 256 square feet.
- For a house of 256 square feet or less, no foundation is required only if maximum eave height is 10 feet, finished floor is not more than 18 inches above finished grade, the supporting structure is in direct contact with the ground, the structure is anchored to withstand wind loads, and the structure is light-frame construction.
foundation threshold: > 256 square feet (No foundation required at 256 square feet or less only if listed criteria are met.) · maximum eave height without foundation: <= 10 feet · maximum finished-floor elevation without foundation: <= 18 inches above finished grade
“H. Tiny house (1) Permits. Building, well, and septic permits are required. (2) Zoning. Houses must comply with the same zoning regulations as applicable to single-family dwellings.”
Article 20. Use Standards ↗Re-checked Oct 4, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Tiny houses in Goochland County zoning districts where single-family dwellings are allowed
  “H. Tiny house (1) Permits. Building, well, and septic permits are required. (2) Zoning. Houses must comply with the same zoning regulations as applicable to single-family dwellings. (3) Foundations. A foundation is required if the house is over 256 square feet.”
  Code of Ordinances ↗Re-checked Oct 6, 2026
Who permits septicLocal (with conditions)
New septic construction permits in Goochland County
- A building permit must be applied for at the Building Inspection Department before the Health Department will review the septic construction permit.
- Applicants may hire a private Alternative Onsite Soil Evaluator (AOSE), whose engineered plans are submitted with the building permit.
- AOSE construction plans are required for lots in subdivisions.
- AOSE construction plans are valid for eighteen (18) months and transferable to a new owner.
- A bare septic application can only be processed by the Health Department if a building permit is also being applied for and the site is for the property owner's principal place of residence.
- If a previously approved or permitted onsite sewage area is being relocated, the applicant must hire an AOSE or soil consultant and submit the appropriate paperwork.
- The county page states that the Health Department issues the construction permit; it does not identify a separate county septic-permitting authority.
AOSE construction-plan validity: 18 months (transferable to a new owner) · planned bedrooms: septic system must meet or exceed planned number of bedrooms
“Approves permits for wells and septic systems.”
Septic FAQs ↗Re-checked Oct 6, 2026
Septic permitRequired
New onsite sewage disposal systems in Goochland County.
- A building permit application must precede Health Department review.
- AOSE plans are required for lots in subdivisions; AOSE plans are valid for 18 months and transferable.
- Bare septic applications require a simultaneous building-permit application and a principal-residence site for the property owner.
AOSE plan validity: 18 months (transferable to a new owner)
“A new septic construction permit is issued during the building permit process. A building permit must be applied for at the Building Inspection Department before the Health Department will review the septic construction permit.”
Septic FAQs ↗Re-checked Sep 25, 2026
Mandatory utility hookupConditional
Applications for connection to Goochland County-owned public water and/or sewer lines.
- The connection form applies to a water and/or sewer connection to a county-owned line.
- The application requires applicable water and sewer connection fees.
- A plumbing permit number is required before the meter can be set.
- The form states an effective date of July 1, 2019.
effective date: 2019-07-01
“Plumbing permit number is required before meter can be set. Effective Date: 07/01/2019”
Application Form for Public Water and/or Sewer Service Connection ↗Re-checked Oct 3, 2026
Subdividing landRegulated (with conditions)
Residential subdivision and parcel division in Goochland County.
- Subdividing land requires Planning Department approval.
- Minor subdivisions are divisions into fewer than five lots, subject to stated family-division and acreage rules.
- Major subdivisions are divisions into five or more lots and require tentative-plat and final-plat approvals.
major subdivision threshold: >= 5 lots (minor subdivision is less than five lots) · large parcel threshold: >= 20 acres (first two divisions of parcels 20 acres or more do not count toward major subdivision but count for road-construction requirements) · large parcel threshold: > 40 acres (parcels in excess of 40 acres do not count toward major subdivision but count for road-construction requirements)
“Subdividing land requires approval from the Planning department.”
Develop Property FAQs ↗Re-checked Sep 25, 2026
Driveway accessRequired
Driveway installation associated with a single-family detached residential structure and related land disturbance.
- An agreement-in-lieu application and building permit must be issued before beginning land disturbance.
- For disturbance of five acres or more, an agreement in lieu is unavailable and a full ESM permit is required.
- Land disturbance includes clearing for driveway, walkway, hardscaping/patio, well, septic drainfield, yard, and landscaping/garden beds.
ESMP threshold: >= 10000 sq ft (0.23 acres or greater) · full ESM threshold: >= 5 acres (agreement in lieu unavailable)
“An “agreement in lieu” application AND a building permit must be issued by the County before beginning land disturbance associated with the construction of a single-family detached residential structure (to include driveway installation).”
Environmental, Land Development, & Transportation ↗Re-checked Sep 25, 2026
Building in a floodplainRequired
Development within Goochland County floodplain limits.
- The floodplain map and regulations govern activity within the floodplain.
- Permits may include a Land Disturbance Permit, Plan of Development, and elevation certificate.
- Development includes buildings, structures, mining, dredging, filling, grading, paving, excavation, drilling, and storage of equipment or materials.
“The floodplain map and regulations govern any activity within the floodplain. Any development within the limits of the floodplain will need to be permitted. This may include, but is not limited to, a Land Disturbance Permit, a Plan of Development, and an elevation certificate.”
Floodplain ↗Re-checked Sep 25, 2026
Permit feesPublished
Goochland County building permit fees
- The county directs applicants to use its permit calculator.
- The county publishes a Commercial Construction Value Table and instructions for calculating Residential Construction Value.
- The fee page does not state a single flat fee; the applicable amount depends on the permit and construction valuation.
“To assist in calculating permit fees, please visit our permit calculator - www.goochlandva.us/permitcalc”
Permit Fees ↗Re-checked Oct 6, 2026
One more reviewed finding on this topic
- Published — Goochland County building permit fees, including residential and commercial construction permits.
  “To assist in calculating permit fees, please visit our permit calculator - www.goochlandva.us/permitcalc 1. Commercial Construction Value Table (PDF) 2. How to Calculate Residential Construction Value (PDF)”
  Permit Fees ↗Re-checked Oct 4, 2026

Virginia rules that apply here

Owner-builder exemptionAvailable (with conditions)
An owner performing or supervising construction of one primary residence in Goochland County for the owner's own use, and certain family-gift construction
- The exemption is from Virginia contractor-licensure requirements, not from building-code compliance.
- The primary-residence 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 family-gift exemption requires construction on the person's own real property as a bona fide gift to an immediate-family member who lives in the house.
- Persons exempt under the listed subdivisions must comply with the Uniform Statewide Building Code.
- A certificate of occupancy is required before conveying property to a third-party purchaser unless the purchaser acknowledges in writing that no certificate has been issued and consents to acquire without one.
primary residences: 1 per 24 months (Must be owned by the person and for the person's own use.)
“7. 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;”
§ 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties ↗Re-checked Oct 6, 2026
2 more reviewed findings on this topic
- Conditional — An owner-builder performing or supervising construction, removal, repair, or improvement of a primary residence in Goochland County.
  “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;”
  Code of Virginia § 54.1-1101. Exemptions ↗Re-checked Oct 4, 2026
- 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;”
  § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties ↗Re-checked Oct 1, 2026
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.”
13VAC5-63-160. Section 116 Certificates of occupancy ↗Re-checked Sep 21, 2026
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”
§ 15.2-2290. Uniform regulations for manufactured housing ↗Re-checked Sep 21, 2026
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.”
Code of Virginia § 15.2-2292.4 — Development and use of accessory dwelling units ↗Re-checked Oct 1, 2026
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.”
12VAC5-610-320. Inspection and correction ↗Re-checked Sep 21, 2026
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.”
Code of Virginia § 36-99. Provisions of Code; modifications ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Chapter 9. General Powers of Local Governments ↗Re-checked Sep 21, 2026
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.”
13VAC5-63-80. Section 108 Application for permit ↗Re-checked Sep 21, 2026
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.”
Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Limited — Temporary camping in a Virginia campground regulated under 12VAC5-450.
  “to allow temporary camping of 14 days duration or less.”
  12VAC5-450 Rules and Regulations Governing Campgrounds ↗Re-checked Sep 21, 2026
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.”
§ 15.2-2280. Zoning ordinances generally ↗Re-checked Sep 21, 2026
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.”
§ 36-98. Board to promulgate Statewide Code; other codes and regulations superseded; exceptions ↗Re-checked Sep 21, 2026

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 Goochland County.
Lot coverage — Lot coverage in Goochland County.
Building height — Building height in Goochland County.
Camping on your land — Temporary camping in Goochland County.
Off-grid sanitation — Off-grid sanitation in Goochland County.

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

Living off-grid in Goochland County, Virginia

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

Goochland County scores 53/100 on the Bolthole Index, a solid county profile. Its strengths: strong self-sufficiency basics: 45.4″/yr rainfall plus 75.2% wooded land and mixed durability signals. Watch-outs: about 320,812 people within a 30-minute drive and more administrative friction around building and land use.

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

Goochland County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health - Goochland (Chickahominy Health District), Division of Onsite Water and Wastewater Services. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Goochland County is prohibited: Use of recreational vehicles as dwellings under Goochland County zoning regulations. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Goochland County, Virginia?

Land in Goochland County runs about $7,139 per acre, based on the latest county data.

What is the water situation in Goochland County?

Goochland County gets about 45.4" of rain a year, with severe drought in roughly 1.3% of years.

How remote is Goochland County?

A representative private-land location has about 320,812 people within a 30-minute drive and 5,758,349 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.

Building permits, zoning and land rules in Goochland County, Virginia

At a glance

Who to call

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

Who issues building permits in Goochland County, and how do you reach them?

Does Goochland County have zoning?

How do septic permits work in Goochland County?

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

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

What should you check before buying land in Goochland County?

Watch-outs

Sources

Compared with neighboring counties

Goochland County in Virginia

How Goochland County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for Goochland County

Goochland County rules

Virginia rules that apply here

Still unanswered

Living off-grid in Goochland County, Virginia

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

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

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

How much does land cost in Goochland County, Virginia?

What is the water situation in Goochland County?

How remote is Goochland County?

How Goochland compares in Virginia