Bolthole Index

Henry County, Virginia

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

66Index Score / 100
#50 of 133 in Virginia

Henry County, Virginia requires a building permit for a new home, and the county regulates and inspects additions, alterations, manufactured-home placement, subdivision development and land disturbance12. Henry County also administers countywide zoning and its subdivision ordinance34. For land without public sewer or water, work with the Virginia Department of Health's West Piedmont Health District on required onsite-sewage or private-well approval before applying for the county building permit56.

At a glance

Building permit
Required for new construction; issued by Henry County Planning, Zoning & Inspections7
Zoning
Yes, countywide in unincorporated Henry County, with a Planning Commission and Board of Zoning Appeals38
Septic
VDH's West Piedmont district guides applicants through required onsite-sewage permits before the county building permit9610
Manufactured home
Allowed if converted to real property and, outside agricultural districts, placed with a certificate of occupancy within 5 years of manufacture11
RV / temporary camping
Not confirmed for a private parcel; ask Henry County Planning & Zoning before relying on an RV for housing1213
Owner-builder
Virginia exempts one owner-built primary residence in a 24-month period from contractor licensing, but not from permits or inspections14
Driveway onto a state road
A VDOT land use (entrance) permit is required for a new or modified entrance onto a state-maintained highway15

Who to call

Building permits

Henry County Building Inspection

Building permits and inspections under the Virginia Uniform Statewide Building Code for Henry County

276-634-4615

Henry County Administration Building, Room #205, 3300 Kings Mountain Road, Martinsville, VA 24112

Planning & zoning

Henry County Planning & Zoning

Zoning administration, rezoning and the Board of Zoning Appeals for Henry County

276-634-4620

Henry County Administration Building, Room #205, 3300 Kings Mountain Road, Martinsville, VA 24112

Septic permits

Henry/Martinsville Health Department (Virginia Department of Health)

Onsite sewage (septic) and well permits for Henry County, as part of the West Piedmont Health District

276-638-2311

295 Commonwealth Boulevard, P.O. Box 1032, Martinsville, VA 24112

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

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

Yes. Henry County's Department of Planning, Zoning and Inspections regulates and permits new homes, additions, alterations, manufactured-home placement, subdivision development and land disturbance7. Construction, additions, repairs, renovations and changes of use are governed by Virginia's Uniform Statewide Building Code, which the local building inspections department enforces16. The 2021 code edition took effect January 18, 202417. Apply to the building official before covered work starts; applications may be mailed, and Henry County publishes an online Building Inspection Portal1819. Henry County's published fee schedule charges residential new construction at $0.08 per square foot, including electrical, plumbing and mechanical work, with a $25 minimum, and adds a 2% state tax20. Exact exemptions and permit thresholds depend on the work, so describe the project to Building Inspection before assuming small or accessory work is exempt721.

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

Henry County Building Inspection is reached at 276-634-4615, in Room #205 of the Henry County Administration Building at 3300 Kings Mountain Road in Martinsville21. Zoning, rezoning, special-use permits and variances go through Henry County Planning & Zoning at 276-634-4620 in the same building2223. Henry County inspects development covered by its building program, but the exact county inspection schedule and exemptions were not confirmed; ask Building Inspection when each stage must be ready2421. Statewide minimum inspections can include footings, foundations, framing and utilities before concealment, followed by a final inspection25. Henry County's fee schedule sets a $10 charge for an extra inspection trip caused by listed readiness or correction problems2. A certificate of occupancy is generally required before occupying a regulated building, but confirm the requirement for the particular project with Building Inspection2621.

Does Henry County have zoning?

Yes. Henry County administers countywide zoning and its subdivision ordinance, including requests for rezoning, special-use permits and variances323. County zoning jurisdiction covers unincorporated territory, while an incorporated municipality controls zoning within its own boundaries27. Henry County regulates subdivision development, although the exact thresholds, review steps and fees were not confirmed; contact Planning & Zoning before dividing land422. District-specific controls can differ: the county's newly announced Data Center district, for example, has its own rezoning, hearing, special-use and setback requirements28. In the Rural Residential (R-R) and Suburban Residential (S-R) districts, structures must sit at least 35 feet from a street right-of-way that is 50 feet or wider, or 60 feet from the centerline of a narrower street2930. We could not confirm a minimum lot size, minimum home size or tiny-home standard for Henry County; ask Planning & Zoning for the parcel's district and applicable dimensional rules2213.

How do septic permits work in Henry County?

The Virginia Department of Health's West Piedmont Health District administers onsite-sewage permitting assistance for Henry County9. For property without public sewer or water, district staff guide applicants through the documents needed for a required onsite-sewage permit; an existing system may instead need Health Department certification or an upgrade permit for the proposed construction6. The local contact is the Henry/Martinsville Health Department at 295 Commonwealth Boulevard in Martinsville, reached at 276-638-231131. The standard state application fee is $75, with specified waivers and a refund when a principal-residence site is denied32. Only about 27.6% of Henry County soils rate free of severe limitations for a conventional septic drain field, so make the site evaluation an early purchase contingency33. The available sources do not confirm a Henry County-specific inspection schedule; ask the Health Department when work must remain uncovered for approval31.

Can you live in an RV or put a manufactured home on your land in Henry County?

Virginia requires manufactured homes to be allowed in an agricultural zoning district, or a similar district dominated by farm or forest uses, when site-built housing is allowed there11. In other districts where site-built housing is allowed, a manufactured home must be converted to real property, have a certificate of occupancy issued within five years of the data-plate manufacture date and occupy an individual lot11. Henry County treats manufactured-home placement as regulated development1. We could not confirm a Henry County rule for living in an RV on a private parcel or occupying a tiny home; call Planning & Zoning at 276-634-4620 with the parcel number and proposed use2213. Virginia's campground law excludes certain camping by an individual property owner, but that exclusion does not override county zoning, covenants or sanitation conditions and does not establish a right to use an RV as a residence34.

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

  1. Call Henry County Planning & Zoning at 276-634-4620 to confirm the zoning district, proposed use and parcel-specific dimensional standards228.
  2. Determine whether public water and sewer are available; Henry County Public Service Authority requests require forms and supporting documents, a $30 accounting fee and a service-dependent deposit, but the published information does not require every parcel to connect35.
  3. Apply through the Henry/Martinsville Health Department at 276-638-2311 for required onsite-sewage or private-well approval when public service is unavailable; the private-well application fee is $30031636.
  4. Ask the proper road authority about access because we could not confirm the driveway-entrance requirement or administering office for Henry County.
  5. Apply to Henry County Building Inspection at 276-634-4615 before covered work begins; the county publishes an online portal and related permit forms, while its zoning page publishes appeal, rezoning, special-use and variance applications211937.
  6. Schedule the inspections specified by Building Inspection before work is concealed, then complete the final inspection and confirm whether a certificate of occupancy is required before moving in242521.

What to check before you buy land in Henry County

Start with septic and utilities: only about 27.6% of Henry County's soils rate free of severe limitations for a conventional drain field, so ask the Health Department about site evaluation and verify whether public water or sewer can serve the parcel333138. Ask Planning & Zoning for the parcel's district and whether it lies in a mapped special flood hazard area, since a building permit can be required there even for otherwise exempt work2239. If access runs to a state road, confirm whether the entrance already has a VDOT permit or needs one15. Henry County has about 49,702 people at 130 people per square mile, is 82.1% wooded, and has 44.6% of its land at gentle slope40414243. The typical home value is about $142,929, with a median property-tax bill near $604 a year and an effective rate of about 0.5%444546.

Watch-outs

  • We could not confirm whether Henry County allows residential RV occupancy on a private parcel; the available state rule covers regulated campgrounds, so ask Planning & Zoning before relying on an RV during a build1222.
  • Virginia's owner-builder provision is a contractor-licensing exemption for one owner-occupied primary residence in a 24-month period; Henry County permits, code compliance and inspections still apply14.
  • Septic and private-well permitting in Henry County run through VDH's West Piedmont Health District, not through the county building office96.

Sources

  1. Planning, Zoning, & Inspections, quoted and re-checked
  2. Planning, Zoning, & Inspections, quoted and re-checked
  3. Planning, Zoning, & Inspections, quoted and re-checked
  4. Planning, Zoning, & Inspections, quoted and re-checked
  5. Planning, Zoning, & Inspections (2026 county census)
  6. Environmental Health & Food Inspections - West Piedmont, quoted and re-checked
  7. Planning, Zoning, & Inspections, quoted and re-checked
  8. Planning, Zoning, & Inspections, quoted and re-checked
  9. Environmental Health & Food Inspections - West Piedmont, quoted and re-checked
  10. VDH Division of Onsite Water and Wastewater Services (2026 county census)
  11. § 15.2-2290. Uniform regulations for manufactured housing (Virginia statewide rule), quoted and re-checked
  12. 12VAC5-450 Rules and Regulations Governing Campgrounds (Virginia statewide rule), quoted and re-checked
  13. Planning, Zoning, & Inspections (2026 county census)
  14. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  15. Land use permits (Virginia statewide rule), quoted and re-checked
  16. Virginia Uniform Statewide Building Code (USBC), quoted and re-checked
  17. Virginia Uniform Statewide Building Code (USBC), quoted and re-checked
  18. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  19. Zoning, quoted and re-checked
  20. Henry County Building Inspection Department Schedule of Fees, quoted and re-checked
  21. Henry County Building Inspection (henrycountyva.gov)
  22. Henry County Planning & Zoning (henrycountyva.gov)
  23. Planning, Zoning, & Inspections, quoted and re-checked
  24. Planning, Zoning, & Inspections, quoted and re-checked
  25. 13VAC5-63-130. Section 113 Inspections (Virginia statewide rule), quoted and re-checked
  26. 13VAC5-63-160. Section 116 Certificates of occupancy (Virginia statewide rule), quoted and re-checked
  27. § 15.2-2280. Zoning ordinances generally (Virginia statewide rule), quoted and re-checked
  28. Board Adopts Stringent Data Center Regulations, quoted and re-checked
  29. Code of Ordinances: Chapter 21, Sec. 21-404, Rural Residential District R-R setback regulations, quoted and re-checked
  30. Code of Ordinances: Chapter 21, Sec. 21-604, Suburban Residential District S-R setback regulations, quoted and re-checked
  31. Henry/Martinsville Health Department (Virginia Department of Health) (vdh.virginia.gov)
  32. 12VAC5-610-240. Permits; general (Virginia statewide rule), quoted and re-checked
  33. 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
  34. Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds (Virginia statewide rule), quoted and re-checked
  35. Obtain New Service, quoted and re-checked
  36. Notice to Sewage & Well Permit Applicant, quoted and re-checked
  37. Planning, Zoning, & Inspections, quoted and re-checked
  38. Obtain New Service, quoted and re-checked
  39. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  40. County population: Bolthole Index county data
  41. Population density: Bolthole Index county data
  42. Wooded share of land: Bolthole Index county data
  43. Share of land at 15% slope or less: Bolthole Index county data
  44. Typical home value (Zillow): Bolthole Index county data
  45. Median property tax bill: Bolthole Index county data
  46. Effective property tax rate: Bolthole Index county data

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

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Compared with neighboring counties

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

RuleHenry CountyMartinsville CityPatrick CountyFranklin CountyFloyd CountyPittsylvania CountyDanville City
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesNoNoNoYesYes
Septic permitsVDHVDHVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of Health

County locator

Henry County in Virginia

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

How Henry County scores

Seclusion40100% ev.
Self-Sufficiency67100% ev.
Admin Boringness3990% ev.
Durability79100% ev.
Property Autonomy66100% ev.
Carry Cost86100% 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 →

$143kTypical home
0.5%Property tax
$3,027Land / acre
47.1"Annual rain
0.7% of yrsSevere drought
4.3 / yr (+4.1)Mid-century 100°F days
13.7 daysMid-century dry spell
2.44" (+10.2%)Mid-century 1-day rain
1.4×Wildfire change factor
100%Forward climate coverage
$1,028Home insurance / yr
2.9% / yrInsurance growth
1.73%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
59,285People within 30 min
4,077,626People within 2 hr
95,234Radius comparison (15 mi)
130People / sq mi
0.1%Federal land
44.6%Land at 15% slope or less
27.6%Soils rated "not limited" for septic (strict USDA rating)
65,912 acWorkable land screen
82.1%Wooded land
54.8 tonsBiomass / forest ac
57.4°FAvg temp

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Cities and towns in Henry 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 Ridgeway

Answers from the rulebook for Henry County

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

Henry County rules

  • Building permitRequired

    Development in Henry County, including new single- and multifamily homes, additions, alterations, commercial and industrial construction, manufactured-home placement, subdivision development, and land disturbance.

    • The page states the department regulates, permits, and inspects development; it does not provide a complete project-specific exemption list.
    “NEW CONSTRUCTION: Residential: 8¢ per square foot of floor area.”
    One more reviewed finding on this topic
    • Required — Development regulated and permitted by Henry County, including new single- and multi-family home construction, additions, alterations, commercial and industrial construction, manufactured-home placement, subdivision development, and land-disturbance activities.
      “The Department of Planning, Zoning and Inspection is responsible for regulating, permitting and inspecting all aspects of development in Henry County. Examples are new single/multi family home construction, additions, alterations, commercial and industrial construction, manufactured home placement, subdivision development and all land disturbance activities.”
  • InspectionsRequired

    County-regulated development and building work in Henry County.

    • The County describes its department as responsible for inspecting all aspects of development.
    • Additional or reinspection fees may apply under the County fee schedule.

    reinspection fee: 10 USD (Each extra trip when inspection is necessary for listed reasons.)

    “The Department of Planning, Zoning and Inspection is responsible for regulating, permitting and inspecting all aspects of development in Henry County.”
    One more reviewed finding on this topic
    • Required — Development subject to Henry County building inspection, including residential, commercial, industrial, manufactured-home placement, subdivision, and land-disturbance work.
      “The Department of Planning, Zoning and Inspection is responsible for regulating, permitting and inspecting all aspects of development in Henry County.”
  • County-wide zoningPresent

    Development subject to Henry County zoning administration.

    • The county administers zoning and subdivision ordinances and zoning applications may require Planning Commission or Board of Zoning Appeals action.
    “The Department also administers the County’s Zoning and Subdivision Ordinances including requests for rezoning”
    One more reviewed finding on this topic
    • Present (with conditions) — County zoning administration and zoning ordinance matters in Henry County.
      “The Department also administers the County’s Zoning and Subdivision Ordinances including requests for rezoning, special use permits, variances and all other matters that must go before the County’s Planning Commission and Board of Zoning Appeals.”
  • Local zoningPresent

    Henry County local zoning controls.

    • This claim concerns county-administered zoning; it does not establish separate municipal zoning rules.
    “Rezoning Application (PDF) Special Use Permit Application (PDF) Variance Application (PDF)”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning in Henry County; this is not an aggregate claim about incorporated municipalities.
      “Appeal Application (PDF) Rezoning Application (PDF) Special Use Permit Application (PDF) Variance Application (PDF)”
  • Zoning districtsPublished (with conditions)

    County zoning-district classifications and district-specific controls.

    • The County announced a Data Center (D-C) District; no property was currently zoned D-C when the page was posted.
    • A data center would require rezoning, public hearings, and a special-use permit from the Board of Zoning Appeals.
    • The announced D-C standards include a 1,000-foot setback from properties not zoned industrial and a 500-foot setback where adjoining property is industrial.

    data-center setback from nonindustrial property: 1000 feet · data-center setback from industrial property: 500 feet

    “The amendment creates a new Data Center (D-C) District and establishes requirements addressing setbacks, noise, water use, electrical infrastructure, cooling systems, screening, lighting, emergency response and decommissioning.”
  • SetbacksSpecified

    Front setbacks for structures in Henry County's Rural Residential District R-R.

    • The front setback is measured from the street right-of-way when it is at least 50 feet wide, and from the centerline when the right-of-way is narrower.
    • No structure may be constructed or placed closer to the front property line than the setback line.

    front setback from right-of-way: >= 35 feet (Applies when the street right-of-way is 50 feet or greater in width.) · front setback from centerline: >= 60 feet (Applies when the street right-of-way is less than 50 feet in width.)

    “thirty-five (35) feet from any street right-of-way which is fifty (50) feet or greater in width or sixty (60) feet from the centerline”
    One more reviewed finding on this topic
  • Who permits septicLocal

    Onsite sewage administration for Henry County through the Virginia Department of Health's West Piedmont Health District and Henry/Martinsville Health Department.

    • The VDH district directory identifies Henry County FIPS 089 under the West Piedmont Health District's Henry/Martinsville Health Department.
    • The cited West Piedmont page describes Environmental Health staff assistance and required onsite sewage permits; it does not state that Henry County itself administers the program.
    “Environmental Health staff assist residents who want to install or currently use a private well or on‑site sewage system on their property. Staff guide residents through the activities, referrals, and documentation needed to obtain required permits for on‑site sewage disposal.”
    One more reviewed finding on this topic
    • State (with conditions) — On-site sewage permitting assistance and administration for Henry County through the West Piedmont Health District of the Virginia Department of Health.
      “VIRGINIA DEPARTMENT OF HEALTH West Piedmont Health District NOTICE TO SEWAGE & WELL PERMIT APPLICANT”
  • Septic permitRequired

    On-site sewage disposal systems in Henry County/Martinsville within the West Piedmont Health District.

    • The West Piedmont Environmental Health program guides residents through the documentation needed to obtain required permits for on-site sewage disposal.
    • The page also identifies a Henry County/Martinsville service area within West Piedmont.
    • This claim concerns on-site sewage systems; public sewer service may eliminate the need for an onsite system permit.
    “Environmental Health staff assist residents who want to install or currently use a private well or on‑site sewage system on their property. Staff guide residents through the activities, referrals, and documentation needed to obtain required permits for on‑site sewage disposal.”
    One more reviewed finding on this topic
    • Required — Private on-site sewage systems on property in Henry County that is not served by public sewer or public water, within the West Piedmont Health District.
      “Environmental Health staff assist residents who want to install or currently use a private well or on‑site sewage system on their property. Staff guide residents through the activities, referrals, and documentation needed to obtain required permits for on‑site sewage disposal.”
  • Well permitRequired

    Private well applications in Henry County administered through West Piedmont Health District.

    • The official notice states a $300 private-well application fee.
    • A valid 911 address is required before issuance of an operation permit for a new sewer and well.

    application fee: 300 USD (private well)

    “The application fee for a private well is $300.00.”
  • Mandatory utility hookupConditional

    Connection to Henry County Public Service Authority water and/or sewer service where service is sought or available.

    • Several forms and documents are required.
    • Requests may be made in person or by mail; mailed forms must be notarized.
    • A $30 accounting fee, proof of ownership for residential owners, and a water/sewer deposit or letter of credit may be required.
    • The deposit varies depending on the services required.
    • The page does not establish that every parcel must connect.

    accounting fee: 30 USD

    “To obtain water and/or sewer service, several forms must be completed to process your request and other documents may be necessary to verify your identity, creditworthiness, and authorization to obtain service at a particular location.”
    One more reviewed finding on this topic
    • Conditional — Obtaining public water and/or sewer service from the Henry County Public Service Authority.
      “To obtain water and/or sewer service, several forms must be completed to process your request and other documents may be necessary to verify your identity, creditworthiness, and authorization to obtain service at a particular location.”
  • Subdividing landRegulated (with conditions)

    Subdivision development in Henry County.

    • The county department administers the County Subdivision Ordinance.
    • The exact subdivision thresholds, review steps, and fees were not located.
    “The Department also administers the County’s Zoning and Subdivision Ordinances including requests for rezoning, special use permits, variances and all other matters that must go before the County’s Planning Commission and Board of Zoning Appeals.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision development in Henry County.
      “The Department also administers the County’s Zoning and Subdivision Ordinances including requests for rezoning, special use permits, variances and all other matters that must go before the County’s Planning Commission and Board of Zoning Appeals.”
  • Permit feesPublished (with conditions)

    Henry County building, electrical, mechanical, plumbing, manufactured-home, demolition, swimming-pool, reinspection, and land-disturbance fees.

    • The fee schedule states an effective date of 12/13/22.
    • A 2% state tax is added to listed fees.
    • Residential new construction is 8 cents per square foot, including electrical, plumbing, and mechanical work; minimum fee is $25.
    • Extra inspections caused by listed applicant or readiness problems incur a $10 fee.

    residential new construction fee: 0.08 USD per square foot (includes electrical, plumbing, and mechanical work) · minimum building fee: 25 USD · reinspection fee: 10 USD per trip (when extra inspection is necessary for a listed reason) · state tax: 2 percent (added to listed fees)

    “Residential: 8¢ per square foot of floor area. (This includes all electrical, plumbing, & mechanical work)”
  • Permit processPublished (with conditions)

    County zoning and building-inspection application processes in Henry County.

    • The zoning page publishes appeal, rezoning, special-use, and variance forms and 2026 application schedules.
    • The county publishes an online Building Inspection Portal and related permit forms.
    • Detailed review timelines and all permit categories were not located.
    “Appeal Application (PDF) Rezoning Application (PDF) Special Use Permit Application (PDF) Variance Application (PDF)”
    One more reviewed finding on this topic
    • Partial — Planning, zoning, inspection, and development permitting in Henry County.
      “Application Deadline & Corresponding Meeting Dates”

Virginia rules that apply here

  • Owner-builder exemptionConditional

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

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

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

    “Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
    One more reviewed finding on this topic
    • Available (with conditions) — Owner-builder construction or supervision of a primary residence in Virginia, including Henry 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;”
  • Building code adoptedAdopted (with conditions)

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

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

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

    “The effective date of the 2021 Uniform Statewide Building Code, 2021 Statewide Fire Prevention Code, 2021 Industrialized Building Safety Regulations and the 2021 Amusement Device Regulations is Jan. 18, 2024.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Construction in Henry County subject to Virginia’s Uniform Statewide Building 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.”
    • Adopted (with conditions) — Construction, additions, maintenance, repair, renovation, and changes of use in Henry County under Virginia's statewide building code.
      “The Board of Housing and Community Development adopts and amends the USBC.”
  • 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.”
  • Manufactured homesLimited

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

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

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

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

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

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

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

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

    Installation of sewage disposal systems statewide.

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

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

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

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

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

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

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

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

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

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

    “Except as provided in this section, nothing herein shall be construed to prohibit, limit, or otherwise supersede existing local authority to regulate the short-term rental of property through general land use and zoning authority.”
  • Campground & park staysLimited

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

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

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

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

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

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

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

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

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

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

Still unanswered

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

  • Minimum dwelling size — Minimum dwelling size in Henry County.
  • Minimum lot size — Minimum lot size in Henry County.
  • Lot coverage — Lot coverage in Henry County.
  • Building height — Building height in Henry County.
  • Living in an RV — RV occupancy on private land in Henry County.
3 more unanswered
  • Camping on your land
  • Tiny homes
  • Off-grid sanitation

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 Henry County, Virginia

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

Henry County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: more administrative friction around building and land use and about 59,285 people within a 30-minute drive.

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

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

How much does land cost in Henry County, Virginia?

Land in Henry County runs about $3,027 per acre, based on the latest county data.

What is the water situation in Henry County?

Henry County gets about 47.1" of rain a year, with severe drought in roughly 0.7% of years.

How remote is Henry County?

A representative private-land location has about 59,285 people within a 30-minute drive and 4,077,626 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 Henry compares in Virginia

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