Bolthole Index

Greene County, Virginia

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

69Index Score / 100
#42 of 133 in Virginia

Greene County, Virginia requires a building permit for most residential and commercial construction, and the county zones its unincorporated land; the Town of Stanardsville zones inside town limits123. The Greene County Building Inspections Department handles building permits, while the Greene County Health Department handles permits for private septic systems and wells456. An owner may serve as the general contractor, but plans, permits and inspections still apply7.

At a glance

Building permit
Required for most residential and commercial construction1
Zoning
Yes; the county reviews development for zoning and subdivision compliance89
Septic and well permits
Blue Ridge Health District issues them before the county building permit101112
Owner-builder
Allowed, but other application, plan, permit and inspection requirements remain7
Off-grid sanitation
An approved private septic system may be used where public sewer is unavailable13
RV living
Private-land occupancy is not confirmed; ask Planning & Zoning before relying on it9
Tiny home as an ADU
Allowed by right in A-1, C-1 and R-1 if it meets the accessory-dwelling rules14
State-road driveway
A current VDOT entrance permit is required with the home application15

Who to call

Building permits

Greene County Building Inspections Department

Building-code questions, building permits and inspections in Greene County

434-985-5204

inspections@gcva.us

40 Celt Road (Room 226), Stanardsville, VA 22973

Zoning

Greene County Planning & Zoning Department

Zoning, subdivision, rezoning, special-use, sign and development review

434-990-2519

planning@gcva.us

40 Celt Road (Room 226), Stanardsville, VA 22973

Online permits →

Septic permits

Greene County Health Department, Environmental Health

Applications and permits for private sewage systems and wells in Greene County

434-985-2262

GreeneEH@vdh.virginia.gov

50 Stanard Street, PO Box 38, Stanardsville, VA 22973

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Greene 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 Greene County, Virginia?

Yes. Greene County requires a building permit for most residential and commercial construction, including construction or demolition of a building or structure and regulated equipment work1. The county enforces Virginia's Uniform Statewide Building Code rather than a separate county-written building code16. A narrow exception covers residential accessory storage structures of 256 square feet or less, which are exempt from both building and zoning permits1. Farm buildings used primarily for qualifying farm purposes are code-exempt, but the exemption does not cover residential use or a farm building operated as a licensed restaurant, and floodplain rules can still apply17. Greene County advises applicants to ask Building Inspections for final pricing before paying; online card payments add a 3% convenience fee with a $1 minimum18.

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

The Greene County Building Inspections Department handles the county's building-code questions, building permits and inspections4. Its office is at 40 Celt Road, Room 226, Stanardsville, and applicants can call 434-985-5204 or email inspections@gcva.us4. The county says completed applications and every required checklist item may be emailed to that address, while its online submission option is on hold194. Permitted work must pass applicable inspections, and Greene County asks for inspection requests at least 48 hours in advance with the permit number available20. A building or structure governed by the county zoning ordinance cannot be occupied until the Building Official and Zoning Administrator issue a certificate of occupancy21.

Does Greene County, Virginia have zoning?

Yes. Greene County zones the unincorporated area of the county, while the incorporated Town of Stanardsville has its own zoning ordinance and districts inside town limits23. Greene County Planning & Zoning reviews new construction, site development, subdivisions, property divisions, rezonings and special-use applications for compliance with county ordinances9. Reach Planning & Zoning at 434-990-2519 or planning@gcva.us, or use the department's online application portal9. Front setbacks depend on the district: from a right-of-way at least 50 feet wide, the standard distance is 50 feet in C-1 and A-1, 35 feet in R-1, 25 feet in R-2 and 20 feet in SR2223242526. Minimum lot area also depends on the district and utilities: cited district provisions require 87,120 square feet without central water or sewer, 60,000 with one service and 20,000 with both27. The TFRD district caps coverage by all impervious surfaces at 75%, but that limit should not be applied to parcels in other districts28. Have Planning & Zoning confirm the parcel's district before designing the site9.

How do septic permits work in Greene County, Virginia?

The Blue Ridge Health District Onsite Sewage and Water Program handles onsite sewage systems and private wells in Greene County through the local Environmental Health office1029. Contact the office at 50 Stanard Street in Stanardsville, by phone at 434-985-2262 or by email at GreeneEH@vdh.virginia.gov29. For land without public sewer, obtain the septic construction permit before applying for the county building permit; the permit authorizes a specific system design and location and expires after 18 months11. For land without public water, the private-well permit likewise comes before the building permit and authorizes a specific design and location for 18 months12. An approved private septic system provides a sanitation path for residential development where public sewer is unavailable, subject to Health Department approval13. New construction must connect to public sewer, and often water, when a Greene County or Rapidan Service Authority line is within 350 feet, unless the Board of Supervisors finds inadequate capacity30. Only about 31.9% of county soils are rated without severe limitations for a conventional drain field, so secure a site evaluation early31.

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

Greene County's confirmed RV limit applies to an individual unit in a recreational vehicle park or campground: continuous occupancy may not exceed 60 days within one year32. That campground rule does not answer whether someone may occupy an RV on a private homesite while building, so ask Greene County Planning & Zoning about the parcel and proposed duration before relying on an RV for housing9. A tiny home may function as an accessory dwelling unit by right in A-1, C-1 and R-1 when it meets the county's accessory-dwelling rules14. The accessory unit must be 300 to 800 square feet, have no more than two bedrooms, share ownership with the principal dwelling, and have an owner living in one of the dwellings as a permanent legal residence33. Greene County does not establish a general minimum size for a principal dwelling in the supplied rules; ask Planning & Zoning and Building Inspections about the proposed home's classification and code path94. Manufactured-home parks are limited to R-2 and require zoning, special-use and occupancy approvals34.

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

  1. Ask Planning & Zoning to confirm the parcel's zoning district, allowed residential use, setbacks and any development-review requirements92223242526.
  2. If public service is unavailable, have the local Environmental Health office evaluate the site and obtain septic and private-well permits before the county building permit351112.
  3. Obtain a current VDOT entrance permit if the driveway is on a state-maintained or proposed state-maintained road; an existing entrance must also be reviewed15.
  4. Submit the complete building application, plans, site sketch and supporting approvals to Building Inspections; incomplete submissions are not accepted19.
  5. If acting as the general contractor, identify yourself as the owner-builder while still completing every other required permit, plan and inspection step7.
  6. Schedule county inspections at least 48 hours ahead and keep the permit number ready20.
  7. Obtain the county certificate of occupancy before moving into the completed home21.

What should you check before buying land in Greene County?

Start with a zoning and access check: Greene County regulates subdivisions, and a home application may need a current VDOT entrance permit for a driveway on a state-maintained road3615. Test the septic site early because only about 31.9% of county soils are rated without severe limits for a conventional drain field31. Terrain deserves equal attention: about 48.3% of Greene County land has a slope of 15% or less, while about 69.9% is wooded3738. Check mapped flood hazards too, because Virginia allows the building official to require a permit even for otherwise exempt work in a special flood hazard area39. For carrying costs, the county's effective property-tax rate is about 0.6%, with a median annual property-tax bill near $2,0094041.

Watch-outs

  • Greene County's online Building Inspections portal is on hold, so submit the completed application and checklist materials by email or office drop-off as the department directs194.
  • The confirmed 60-day RV limit is for a unit in a recreational vehicle park or campground, not a general answer for RV occupancy on private land; ask Planning & Zoning about the specific parcel329.
  • A farm-building code exemption does not authorize residential use, does not cover a licensed restaurant and does not displace applicable floodplain rules17.

Sources

  1. Building Inspections, quoted and re-checked
  2. GREENE COUNTY ZONING ORDINANCE, quoted and re-checked
  3. Planning & Zoning, quoted and re-checked
  4. Greene County Building Inspections Department (greenecountyva.gov)
  5. Well & Septic Construction Permit Application Process, quoted and re-checked
  6. Well & Septic Construction Permit Application Process, quoted and re-checked
  7. Single Family Application Check List, quoted and re-checked
  8. GREENE COUNTY ZONING ORDINANCE (2026 county census)
  9. Greene County Planning & Zoning Department (greenecountyva.gov)
  10. Home Well & Sewage Information - Blue Ridge, quoted and re-checked
  11. Well & Septic Construction Permit Application Process, quoted and re-checked
  12. Well & Septic Construction Permit Application Process, quoted and re-checked
  13. Greene County Zoning Ordinance, quoted and re-checked
  14. Appendix C, Article 22 — Definitions, quoted and re-checked
  15. Single Family Application Check List, quoted and re-checked
  16. Virginia Code § 36-98, quoted and re-checked
  17. § 36-99. Provisions of Code; modifications, quoted and re-checked
  18. Building Inspections, quoted and re-checked
  19. Single Family Application Check List, quoted and re-checked
  20. Building Inspections, quoted and re-checked
  21. GREENE COUNTY ZONING ORDINANCE, quoted and re-checked
  22. Greene County Zoning Ordinance, quoted and re-checked
  23. Greene County Zoning Ordinance, quoted and re-checked
  24. Greene County Zoning Ordinance, quoted and re-checked
  25. Greene County Zoning Ordinance, quoted and re-checked
  26. Greene County Zoning Ordinance, quoted and re-checked
  27. Greene County Zoning Ordinance, quoted and re-checked
  28. Greene County Zoning Ordinance, quoted and re-checked
  29. Greene County Health Department, Environmental Health (vdh.virginia.gov)
  30. GREENE COUNTY ZONING ORDINANCE, quoted and re-checked
  31. 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
  32. Greene County Zoning Ordinance, quoted and re-checked
  33. GREENE COUNTY ZONING ORDINANCE, quoted and re-checked
  34. GREENE COUNTY ZONING ORDINANCE, quoted and re-checked
  35. Well & Septic Construction Permit Application Process, quoted and re-checked
  36. Greene County Zoning Ordinance, quoted and re-checked
  37. Share of land at 15% slope or less: Bolthole Index county data
  38. Wooded share of land: Bolthole Index county data
  39. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  40. Effective property tax rate: Bolthole Index county data
  41. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

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

RuleGreene CountyMadison CountyCharlottesville CityPage CountyHarrisonburg CityOrange CountyWaynesboro City
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVDHVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of Health

County locator

Greene County in Virginia

69
County map
Greene County highlighted among the Virginia counties · colored by Index score

How Greene County scores

Seclusion47100% ev.
Self-Sufficiency69100% ev.
Admin Boringness3990% ev.
Durability77100% ev.
Property Autonomy66100% ev.
Carry Cost67100% 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 →

$386kTypical home
0.6%Property tax
$8,303Land / acre
45.9"Annual rain
2.8% of yrsSevere drought
4.1 / yr (+4)Mid-century 100°F days
12.9 daysMid-century dry spell
2.58" (+12.1%)Mid-century 1-day rain
1.52×Wildfire change factor
100%Forward climate coverage
$1,137Home insurance / yr
1.8% / yrInsurance growth
1.51%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
22,561People within 30 min
4,395,032People within 2 hr
66,157Radius comparison (15 mi)
136.6People / sq mi
15.9%Federal land
48.3%Land at 15% slope or less
31.9%Soils rated "not limited" for septic (strict USDA rating)
31,540 acWorkable land screen
69.9%Wooded land
68.8 tonsBiomass / forest ac
54.7°FAvg temp

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Cities and towns in Greene County

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

Town of Stanardsville

Answers from the rulebook for Greene County

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

Greene County rules

  • Building permitRequired

    Construction or demolition of buildings and structures, and listed residential and commercial work in Greene County.

    • Emergency construction, alterations, or equipment replacement applications may be submitted by the end of the first working day after work begins.
    • The building official may authorize work to commence pending an application or permit.
    • Residential accessory storage structures 256 square feet or less are exempt from building and zoning permits.

    residential accessory storage exemption: <= 256 square feet (residential accessory storage structures only)

    “State law requires a building permit for most residential and commercial construction projects.”
  • Owner-builder exemptionAvailable (with conditions)

    Residential building permit applicants in Greene County.

    • The owner may act as the own general contractor; other application requirements, permits, licenses, plans, and inspections still apply.
    “Owner can act as own general contractor.”
  • InspectionsRequired

    Permitted construction requiring county building inspections.

    • Inspection requests should be made at least 48 hours in advance; requests made less than 48 hours in advance will not be inserted into the next day's scheduled inspections.
    • Permit number is required when scheduling.

    minimum inspection request notice: >= 48 hours (less advance notice may delay scheduling)

    “Call at least 48 hours to request an inspection.”
  • Certificate of occupancyRequired

    Occupation of buildings and structures subject to the Greene County Zoning Ordinance.

    • No building or structure may be occupied until the certificate is issued.
    • The Building Official and Zoning Administrator issue the certificate.
    • Final zoning inspection approval may serve as evidence of Zoning Administrator approval for a new structure, addition, or alteration.
    • A certificate may be approved when incomplete improvements are not directly related to public health and safety and required surety is submitted.
    • A temporary certificate may be approved upon applicant request where site-plan or permit structures are not complete, subject to the public-health-and-safety limitation.

    surety completion period: 1 year (For incomplete improvements not directly related to public health and safety)

    “Certificates of Occupancy: No building or structure shall be occupied until a certificate of occupancy has been issued by the Building Official and Zoning Administrator.”
    One more reviewed finding on this topic
    • Required — Occupation of buildings and structures governed by the Greene County Zoning Ordinance.
      “Certificates of Occupancy: No building or structure shall be occupied until a certificate of occupancy has been issued by the Building Official and Zoning Administrator.”
  • County-wide zoningPresent

    Zoning regulation in the unincorporated area of Greene County.

    • The ordinance states that the unincorporated area is divided into zoning districts.
    • The ordinance states an effective date of March 1, 1975.
    “For the purpose of this ordinance, the unincorporated area of Greene County, Virginia, is hereby divided into the following Districts:”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across Greene County, including county-administered areas and the incorporated Town of Stanardsville.

    • Greene County administers county zoning outside the incorporated town.
    • The Town of Stanardsville is an independent incorporated town with its own governing body and its own zoning ordinance within town boundaries.
    • The Town ordinance divides the incorporated area into R-1, R-2, R-3, and RC districts.
    • Property-specific requirements depend on the applicable county or town zoning district.
    “the incorporated area of the Town of Stanardsville, Virginia, is hereby divided into the following districts:”
  • Minimum dwelling sizeSpecified

    Accessory dwelling units in Greene County zoning districts.

    • The accessory dwelling unit must be located on a single-family residential lot.
    • By-right installation is limited to Agriculture, A-1, Conservation, C-1, and R-1 zoning districts.
    • The unit must be a complete, separate housekeeping unit and comply with all health department, state, and county code requirements.

    minimum accessory dwelling unit area: >= 300 square feet · maximum accessory dwelling unit area: <= 800 square feet

    “The accessory dwelling unit shall be no larger than 800 square feet, or smaller than 300 square feet. (Revised 7/23/13)”
  • Minimum lot sizeDistrict specific (with conditions)

    Minimum lot areas for permitted uses under Greene County zoning districts.

    • Requirements vary by zoning district and by whether central/public water and/or central/public sewerage are used.
    • In the cited district provisions, lots without central/public water or sewerage require 87,120 square feet, except clustered single-family subdivisions requiring 43,560 square feet.
    • Lots using either central/public water or central/public sewerage require 60,000 square feet, except clustered single-family subdivisions requiring 30,000 square feet.
    • Lots using both central/public water and central/public sewerage require 20,000 square feet, except clustered single-family subdivisions requiring 10,000 square feet.
    • The Planning Commission may increase area requirements for lots served by individual wells or septic systems when soil conditions or other physical factors may impair neighborhood health and safety.
    • Building sites on lots created after the effective date of the regulation in the cited district must have adequate area for two septic drain-field areas approved by the Virginia Department of Health when not served by central sewage; previously approved building-site plans are not required to be resubmitted.

    minimum lot area without central/public water or sewerage: 87120 square feet (clustered single-family dwelling subdivision: 43,560 square feet) · minimum lot area with either central/public water or central/public sewerage: 60000 square feet (clustered single-family dwelling subdivision: 30,000 square feet) · minimum lot area with both central/public water and central/public sewerage: 20000 square feet (clustered single-family dwelling subdivision: 10,000 square feet)

    “The minimum lot area for permitted uses not utilizing central/ public water or central/public sewerage systems shall be 87,120 square feet except for clustered single-family dwelling subdivision which shall require 43,560 square feet. The minimum lot area for permitted uses utilizing either central/public water or central/public sewerage systems shall be 60,000 square feet except for clustered single-family dwelling subdivision which shall require 30,000 square feet. For permitted uses utilizing both central/public water and central/public sewerage systems, the minimum lot area shall be 20,000 square feet except for clustered single-family dwelling subdivision which shall require 10,000 square feet.”
  • SetbacksSpecified

    Age-restricted communities in the Senior Residential District SR in unincorporated Greene County.

    • Front setback is 20 feet.
    • Side setback is 0 feet for single-family detached dwellings and duplexes, but there must be at least 5 feet between the dwelling or duplex and any other building.
    • Side setback for each group of triplexes, quadplexes, or townhouses is 20 feet.
    • Rear setback is 15 feet, reducible to 5 feet when the rear lot line abuts common area or open space at least 5 feet wide within the SR District.
    • Patios and decks may intrude into the setback area.
    • Peripheral lot lines generally follow R-2 requirements; if abutting a residential PUD, the abutting PUD lot's setbacks apply.
    • Handicapped ramps meeting ICC/ANSI A117.1 may be within the required setback but not closer to a street than the existing right-of-way or reservation line.
    • The ordinance identifies the peripheral-line provision as revised 5/10/2005 and the ramp provision as revised 6/26/2012.

    front setback: 20 feet · rear setback: 15 feet (5 feet when rear lot line abuts qualifying common area or open space) · side setback for single-family detached dwelling or duplex: 0 feet (minimum 5 feet between dwelling or duplex and any other building) · side setback for triplex, quadplex, or townhouse group: 20 feet

    “6A-4 SETBACK REGULATIONS .1 Front Setback 20 feet .2 Side Sideback 0* feet (*except that there shall be a minimum distance of 5 feet between a single family detached dwelling and any other building) .3 Rear Setback 15 feet. Rear Setback may be five (5) feet when the rear lot line abuts common area or open space with a minimum width of five (5) feet within the SR District. Patios and decks may intrude into setback area. (Revised 5/10/05)”
    4 more reviewed findings on this topic
    • Specified — Structures and accessory buildings in the Conservation District C-1 in unincorporated Greene County.
      “3-3-1 Structures except signs shall be located fifty (50) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or one hundred (100) feet or more from the center line of any street right-of-way less than fifty (50) feet in width. This shall be known as the setback line.”
    • Specified — Structures and accessory buildings in the Agricultural District A-1 in unincorporated Greene County.
      “4-3-1 Structures shall be located fifty (50) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or seventy feet (75) feet or more from the center line of any street right-of-way less than fifty (50) feet in width. This shall be known as the setback line. (Revised 6/23/15)”
    • Specified — Structures, accessory buildings, and clustered single-family dwelling subdivisions in the Residential R-1 District in unincorporated Greene County.
      “5-3-1 Structures except signs shall be thirty-five (35) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or sixty (60) feet or more from the center line of any street right-of-way less than fifty (50) feet in width. This shall be known as the setback line.”
    • Specified — Structures, townhouses, accessory buildings, and subdivision plats in the Residential R-2 District in unincorporated Greene County.
      “6-3-1 Structures, except signs, shall be twenty-five (25) feet or more from any street right-of-way which is fifty (50) feet or greater in width, or forty (40) feet or more from the center line of any street right-of-way less than fifty (50) feet in width. Townhouses shall be five (5) feet or more from the edge of right-of-way or the exterior edge of sidewalk if the sidewalk is outside of the right-of-way.”
  • Lot coverageSpecified

    Lot coverage in applicable Greene County zoning districts.

    • The cited ordinance provision applies specifically to the TFRD district.
    • All impervious surfaces are included in the maximum coverage.

    TFRD maximum lot coverage: <= 75 percent (including all impervious surfaces)

    “Maximum Lot Coverage: 75%, including all impervious surfaces.”
  • Building heightSpecified

    Building height in applicable Greene County zoning districts.

    • Buildings may be up to 35 feet from grade; up to 50 feet is allowed if required yards increase one foot for each foot over 35 feet.
    • Certain architectural and utility features are exempt.
    • The Board of Supervisors may authorize an increase by special exception.

    base building height: <= 35 feet (from grade) · conditional building height: <= 50 feet (required yards increase one foot for each foot over 35 feet)

    “Buildings may be erected up to thirty-five (35) feet in height from grade”
  • Living in an RVLimited

    Occupancy of an individual recreational vehicle in a Greene County recreational vehicle park or campground.

    • No individual unit may be continuously occupied for more than 60 days within one year.
    • Parks and campgrounds must provide Health Department-approved water, sewage, trash, and sanitation facilities.

    maximum continuous occupancy: <= 60 days within one year (individual unit in a recreational vehicle park or campground)

    “No individual unit shall be continuously occupied in any recreational vehicle park and campground for a period of more than sixty (60) days with in one year.”
  • Tiny homesLimited

    A tiny home functioning as an accessory dwelling unit on a single-family residential lot in Greene County.

    • The unit must meet the county definition of an accessory dwelling unit.
    • The installation is permitted by-right only in Agriculture, A-1, Conservation, C-1, and Residential R-1 zoning districts.
    • The principal dwelling and accessory dwelling unit must be under the same ownership, and the owner must occupy at least one dwelling unit as a permanent legal residence, except for temporary absences not exceeding six months; owner occupancy must be verified by notarized affidavit.
    • Not more than one accessory dwelling unit may be established on the parcel.
    • The unit must be a complete, separate housekeeping unit and may be within the single-family dwelling or a conforming accessory structure.
    • The accessory dwelling unit must be between 300 and 800 square feet and may not have more than two bedrooms.
    • Two additional off-street parking spaces are required.
    • All health department, state, and county code requirements must be met.
    • Mobile or manufactured homes may not be used as accessory dwelling units.

    minimum accessory dwelling unit area: >= 300 square feet · maximum accessory dwelling unit area: <= 800 square feet · maximum accessory dwelling units per parcel: 1 unit · maximum accessory dwelling unit bedrooms: <= 2 bedrooms

    “A separate living unit located on a single family residential lot.”
  • Manufactured homesLimited

    Mobile and manufactured-home parks in Greene County zoning jurisdiction.

    • Mobile and manufactured-home parks are allowed only in the R-2 district.
    • A Zoning Permit and Certificate of Occupancy are required in addition to a Special Use Permit issued by the Board of Supervisors.
    • Each single-wide lot requires at least 5,200 square feet; each double-wide lot requires at least 6,500 square feet.
    • A park must be at least eight acres and provide lots, facilities, and services for at least 25 homes.
    • Density may not exceed eight units per gross acre.
    • Each lot requires street, lane, or highway frontage.
    • Each single-wide lot requires at least 40 feet width; each double-wide lot requires at least 55 feet width.
    • Homes must be at least 30 feet apart, at least five feet from the individual lot line, at least 25 feet from the park boundary, and 50 feet from a public street right-of-way line.
    • Water must be approved by the Health Department; sewage must empty into a sewer system constructed in accordance with the Health Department.
    • Each lot requires two parking spaces, each at least 10 feet wide by 22 feet deep.

    single-wide manufactured-home lot area: >= 5200 square feet · double-wide manufactured-home lot area: >= 6500 square feet · manufactured-home park area: >= 8 acres · minimum homes/facilities/services in park: >= 25 homes · maximum park density: <= 8 units per gross acre

    “Mobile and Manufactured home parks shall be allowed in the R-2 district only. The location of such parks shall require, in addition to the Zoning Permit and Certificate of Occupancy, a Special Use Permit issued by the Board of Supervisors. Operators of such parks shall comply with the following provisions:”
    One more reviewed finding on this topic
    • Limited — Mobile or manufactured-home parks in Greene County.
      “Mobile and Manufactured home parks shall be allowed in the R-2 district only. The location of such parks shall require, in addition to the Zoning Permit and Certificate of Occupancy, a Special Use Permit issued by the Board of Supervisors.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on single-family residential lots in Greene County zoning jurisdiction.

    • The accessory dwelling unit and principal dwelling must have the same ownership.
    • The owner must occupy at least one dwelling unit as a permanent legal residence, except for temporary absences not exceeding six months; owner occupancy must be verified by notarized affidavit.
    • Accessory dwelling units are permitted by-right in Agriculture, A-1, Conservation, C-1, and Residential, R-1 zoning districts.
    • The unit must be a complete, separate housekeeping unit independent in function from the principal dwelling.
    • No more than one accessory dwelling unit may be established on a parcel.
    • The unit may be within the single-family dwelling with a separate entrance or in a conforming accessory structure, but not in a nonconforming accessory structure or a structure made conforming by variance.
    • The building must retain the appearance of a single-family detached dwelling or accessory structure.
    • The unit must be between 300 and 800 square feet, inclusive of the stated minimum and maximum limits.
    • The unit may not have more than two bedrooms.
    • Two additional off-street parking spaces are required.
    • All Health Department, State, and County Code requirements must be met.
    • Mobile or manufactured homes may not be used as accessory dwelling units.

    accessory dwelling unit minimum size: >= 300 square feet · accessory dwelling unit maximum size: <= 800 square feet · maximum bedrooms: <= 2 bedrooms · additional off-street parking spaces: 2 spaces

    “permitted by-right in Agriculture, A-1, Conservation, C-1 and, Residential, R-1”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Accessory dwelling units on single-family residential lots in Greene County.
      “The installation of accessory dwelling unit is permitted by-right in Agriculture, A-1, Conservation, C-1 and, Residential, R-1, zoning districts.”
  • Who permits septicState (with conditions)

    Onsite sewage disposal systems and private wells in Greene County, which is served by the Blue Ridge Health District Onsite Sewage and Water Program.

    • The program oversees adherence to state and local regulations.
    • The program assesses installation drawings, issues construction permits, inspects installed systems, provides homeowner education as required, and may take enforcement actions.
    • The cited page was last updated April 28, 2026.
    “The Onsite Sewage and Water Program of the Blue Ridge Health District is responsible for overseeing the adherence to state and local regulations”
    One more reviewed finding on this topic
    • State (with conditions) — Onsite sewage and private-well permitting for properties in Greene County served by the Blue Ridge Health District.
      “A property that is not served by public sewer or a public water system requires permitting by the Virginia Department of Health.”
  • Septic permitRequired

    Construction of an onsite sewage disposal system on property in Greene County not served by public sewer.

    • A Virginia Department of Health construction permit is required before the county will issue a building permit.
    • The construction permit authorizes installation of an onsite sewage disposal system of a specific design and location.
    • The permit expires 18 months after issuance.
    • Applications beginning August 11, 2019 should include supporting work from a properly DPOR-licensed private-sector consultant.

    construction permit validity: 18 months

    “The property owner or agent must obtain a permit to construct a sewage disposal system and private well before the county will issue a building permit.”
    One more reviewed finding on this topic
    • Required — Construction of an onsite sewage disposal system on a Greene County property not served by public sewer.
      “The property owner or agent must obtain a permit to construct a sewage disposal system and private well before the county will issue a building permit.”
  • Septic inspectionRequired

    Inspection of installed onsite sewage systems in Greene County.

    • The Blue Ridge program conducts inspections of installed systems to ensure compliance with regulations.
    • The cited source does not establish that a private real-estate-sale inspection is required.
    “Conducting inspections of installed systems to ensure compliance with regulations.”
  • Off-grid sanitationLimited

    Off-grid sanitation for residential development in Greene County.

    • Private septic systems may be used when approved by the Health Department; central water/sewer requirements vary by zoning district.
    • An approved septic permit or Health approval must accompany the building permit application.
    “private systems are approved by the Planning Commission upon recommendation of the Health Department.”
  • Well permitRequired

    Construction of a private well in Greene County where private-well permitting applies.

    • A private well construction permit is issued after sanitary-survey approval.
    • The well must be installed by a licensed Water Well System Provider.
    • Local health department personnel inspect the well after construction to approve it for use.
    • For properties without public water, the permit must be obtained before the county issues a building permit.
    “A property that is not served by public sewer or a public water system requires permitting by the Virginia Department of Health.”
    One more reviewed finding on this topic
    • Required — Construction of a private well on a Greene County property not served by public water.
      “A construction permit authorizes the installation of an Onsite Sewage Disposal System and/or well of a specific design and location. This permit expires 18 months after issuance.”
  • Mandatory utility hookupConditional

    Water and sanitary-sewer connections for new construction in Greene County zoning districts.

    • Water and sanitary sewer hookup is mandatory unless the Board of Supervisors, in consultation with the Rapidan Service Authority, finds public-system capacity inadequate.
    • Hookup is mandatory when a Greene County or Rapidan Service Authority water-distribution or gravity-sewer line is within 350 feet of the property boundary or qualifying adjoining property under the same ownership or control.
    • Hookups must comply with the latest EDU purchase policies adopted by the Board of Supervisors.
    • Water hookup is mandatory in B1, B2, B3, M1, M2, PUD, and SR districts.
    • Sanitary sewer hookup is mandatory for new construction in all zoning districts.

    utility line distance: <= 350 feet (Measured from the property boundary or qualifying adjoining property.)

    “Water and sewer hookup is mandatory for new construction in accordance with these 16-17 regulations, if a water distribution or gravity sewer line owned by Greene County/Rapidan Service Authority is within three hundred and fifty feet (350') of a boundary line of the property to be served or within three hundred and fifty feet (350') of adjoining property under the same ownership or control as the property to be served.”
  • Subdividing landRegulated (with conditions)

    Subdivision and lot-creation activity in Greene County.

    • The zoning ordinance expressly preserves and references the Greene County Subdivision Ordinance.
    • Private roads and frontage must comply with the subdivision ordinance and VDOT standards.
    “Nothing in this section shall be constructed to replace, supersede, or amend the Greene County Subdivision Ordinance”
  • Driveway accessRequired

    Driveways on state-maintained or proposed state-maintained roads serving Greene County building projects.

    • A current VDOT Entrance Permit must be submitted.
    • Existing driveways must also be reviewed by VDOT.
    • The county zoning ordinance requires residential lots to front on a VDOT-accepted and maintained public street or qualifying private street.
    “A copy of a current VDOT Entrance Permit must be submitted if the driveway is located on a state-maintained road or a proposed state-maintained road.”
  • Permit feesVariable (with conditions)

    County building-permit fees administered by the Greene County Building Inspections Department.

    • The county advises applicants to contact the office for final pricing before payment.
    • Online card payments incur an automatic convenience fee of 3%, with a $1 minimum.
    • Applicants should not pay online until the application has been emailed or dropped off at the Building Inspections office.

    card-payment convenience fee: 3 percent ($1 minimum)

    “We suggest you always call our office for final pricing before you write a check.”
  • Permit processPublished (with conditions)

    Building permit application process for residential projects in Greene County.

    • Applications must be complete and paid upon submittal; incomplete submittals will not be accepted.
    • Plans, site sketch, applicable VDOT entrance permit, Health Department septic/well documentation, utility documentation, and erosion and sediment control materials may be required.
    • The county's online portal submission option was placed on hold effective December 1, 2025; applications are submitted by email or office drop-off according to the page.
    “You can email your completed application along with all items required on the checklist to: inspections@gcva.us.”

Virginia rules that apply here

  • Building code adoptedAdopted (with conditions)

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

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

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

    “The effective date of the 2021 Uniform Statewide Building Code, 2021 Statewide Fire Prevention Code, 2021 Industrialized Building Safety Regulations and the 2021 Amusement Device Regulations is Jan. 18, 2024.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Uniform Statewide Building Code applicable in Greene County.
      “Effective January 18, 2025, the 2021 Uniform State Building Code will be enforced as the only code effective in the Commonwealth of Virginia.”
  • Agricultural exemptionAvailable (with conditions)

    Farm buildings and structures in Greene County subject to Virginia Code § 36-99.

    • Farm buildings and structures are exempt from the Uniform Statewide Building Code except a farm building or portion operated as a licensed restaurant.
    • Farm buildings in a flood plain or mudslide-prone area remain subject to applicable flood-proofing or mudslide regulations.
    • Agritourism buildings open to the public for specified purposes must have portable fire extinguishers, a simple written emergency plan, and a conspicuous exemption sign meeting the stated size and lettering requirements.

    agritourism exemption sign minimum size: 24 x 36 inches (Letters must be at least one inch high.)

    “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.”
    One more reviewed finding on this topic
    • Conditional — Farm buildings and structures under the Virginia Uniform Statewide Building Code.
      “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.”
  • 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.”
  • 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.

  • Camping on your land — Temporary camping outside specifically regulated recreational vehicle parks and campgrounds in Greene 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 Greene County, Virginia

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

Greene County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: mixed durability signals and strong self-sufficiency basics: 45.9″/yr rainfall plus 69.9% wooded land. Watch-outs: more administrative friction around building and land use.

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

Greene County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health (VDH), local Environmental Health / Onsite Program. 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 Greene County?

Living in an RV on your own land in Greene County is limited to specific cases: Occupancy of an individual recreational vehicle in a Greene County recreational vehicle park or campground. No individual unit may be continuously occupied for more than 60 days within one year. Parks and campgrounds must provide Health Department-approved water, sewage, trash, and sanitation facilities. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Greene County, Virginia?

Land in Greene County runs about $8,303 per acre, based on the latest county data.

What is the water situation in Greene County?

Greene County gets about 45.9" of rain a year, with severe drought in roughly 2.8% of years.

How remote is Greene County?

A representative private-land location has about 22,561 people within a 30-minute drive and 4,395,032 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 Greene compares in Virginia

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