Bolthole Index

Highland County, Virginia

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

68Index Score / 100
#44 of 133 in Virginia

Highland County, Virginia requires building permits for new construction and other listed work, and its Department of Building and Zoning handles the applications12. Highland County has countywide zoning, so confirm the parcel's district and allowed use before designing a home3. The Virginia Department of Health handles septic and private-well permits through the Highland County Health Department45.

At a glance

Building permit
Required for new construction and listed alterations through the county department1
Zoning
County-administered; uses depend on the parcel's zoning district36
Septic permit
VDH approval is required before the county building permit for property without public sewer47
Private well
VDH permit required before the county building permit where public water is unavailable5
RV living
Private-parcel residential occupancy is unconfirmed; campground occupancy has a separate limit8
Tiny home
No specific county occupancy rule confirmed; zoning and building-code review still apply910
Owner-builder exemption
Limited contractor-license exemption for an owner's primary residence; permits still apply11
Farm building exemption
Conditional for qualifying nonresidential structures on an operating farm12

Who to call

Building permits

Highland County Department of Building and Zoning

Building, zoning, land-disturbance, erosion and sediment-control permits, plan and plat approvals, E-911 addresses, and flood-hazard-area questions

540-468-2323

Physical Address: 30 Spruce Street, Mailing Address: PO Box 188, Monterey, VA 24465

Health department

Highland County Health Department

Local contact for Virginia Department of Health onsite-sewage and private-well permitting

(540) 468-2270

140 Fleisher Ave., P.O. Box 558, Monterey, VA 24465

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 5, 2026.

Off-grid gear

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

Yes. Highland County requires a building permit before new construction and other listed work begins; a zoning permit may also be necessary when a property's use changes without construction1. Demolition or renovation of a building constructed before 1985 requires inspection and certification by a licensed contractor before the building permit can be obtained13. A qualifying nonresidential farm structure on an operating farm may be exempt from the building code, but zoning conditions still apply12. In a residential district, the agricultural exemption requires at least 5 acres, and poultry or livestock structures must be at least 200 feet from a property line12. Virginia's owner-builder provision is a contractor-licensing exemption for an owner building or supervising one primary residence for personal use within a 24-month period; it does not waive Highland County permits, inspections, or the building code11.

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

The Highland County Department of Building and Zoning issues building, zoning, land-disturbance, and erosion and sediment-control permits; it also approves plans and plats and issues E-911 addresses2. The office is at 30 Spruce Street in Monterey, with mail sent to PO Box 188, Monterey, VA 24465; call 540-468-23232. Permitted work receives building, plumbing, electrical, and mechanical inspections, which must be scheduled at least 48 hours before the inspector is needed onsite14. Highland County requires the Health Department's operational permit before issuing a certificate of occupancy, and a regulated building cannot legally be occupied without that certificate15. The county building page lists the 2015 Virginia Uniform Statewide Building Code and related model codes, so ask the Building Official which edition governs a current project16.

Does Highland County have zoning?

Yes. Highland County administers countywide zoning and publishes a combined Zoning and Subdivision Ordinance, but the available county material does not establish whether incorporated Monterey has separate municipal rules317. The county use matrix identifies conservation, agricultural, residential, business, and industrial districts and marks uses as by-right or conditional; a conditional use requires an application and public hearing617. Call the Highland County Department of Building and Zoning at 540-468-2323 to confirm jurisdiction, the parcel's district, and the intended use2. Highland County also regulates subdivisions and reviews plats, although the specific thresholds were not confirmed18. We could not confirm current countywide minimum dwelling size, lot size, setbacks, lot coverage, or height; ask the zoning office for the standards that apply to the parcel.

How do septic and well permits work in Highland County?

The Virginia Department of Health administers onsite-sewage and private-well permitting through the Highland County Health Department4. Start at 140 Fleisher Ave., PO Box 558, Monterey, VA 24465, or call (540) 468-227019. A written construction permit is required before constructing, expanding, or modifying a sewage system, and a written operation permit is required before operation20. An installation generally may not be covered or used before health-department inspection and approval, with an exception for a design certified by a licensed professional engineer or onsite soil evaluator21. Only 4.6% of Highland County soils lack severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency22. For land without public service, the county requires VDH well and septic approvals before the building permit; for public water and sewer, obtain a Town of Monterey acceptance letter523.

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

We could not confirm a Highland County rule generally allowing long-term residential RV occupancy on a private parcel, so ask the zoning office about the parcel and proposed duration3. The county's campground rule answers a narrower question: an RV in a regulated campground may not be occupied for more than 14 consecutive days, although it may remain stored there unoccupied for longer8. We also could not confirm a special tiny-home occupancy rule; a tiny home intended as a dwelling still needs zoning and building-permit review910. Manufactured homes have clearer protections: they must be permitted in agricultural-type districts where site-built housing is allowed24. In other qualifying districts, placement on an individual lot is allowed subject to conversion to real property and issuance of the certificate of occupancy within 5 years of manufacture25.

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

  1. Call the Highland County Department of Building and Zoning at 540-468-2323 to confirm jurisdiction, the zoning district, allowed use, flood status, and applications23.
  1. Contact the Highland County Health Department at (540) 468-2270 for septic and private-well approvals, or obtain the Town of Monterey's acceptance letter for public hookups19723.
  1. Obtain VDOT approval for a new residential roadway entrance26.
  1. Submit the application, site plan, building plans, and other required documents; applications may be mailed, emailed, or hand-delivered27. Pay the calculated fees and post the permit at the worksite2827.
  1. Schedule required inspections at least 48 hours before the inspector is needed14.
  1. Secure the Health Department's operational permit and the county certificate of occupancy before moving in15.

What should you check before buying land in Highland County?

Start with buildability, not the asking price. Only 22.8% of Highland County land has a slope of 15% or less, while 81.5% is wooded, so a parcel's usable homesite and access can be much smaller than its acreage suggests2930. Conventional septic potential is another major constraint because only 4.6% of soils lack severe drain-field limitations22. Before closing, confirm the zoning district and proposed use with the county, then obtain septic and well guidance from the Highland County Health Department345. Confirm legal road access and obtain VDOT approval if the project needs a new residential entrance26. Highland County's median property-tax bill is about $1,104 per year, but verify the parcel's assessment and tax treatment rather than applying that countywide median to a particular property31.

Watch-outs

  • The Highland County campground ordinance limits RV occupancy in a campground to 14 consecutive days, but the county has not confirmed that this rule answers residential RV occupancy on an ordinary private parcel8.
  • Only 4.6% of Highland County soils lack severe limitations for a conventional septic drain field, so obtain site-specific septic guidance before choosing a homesite22.
  • The county building page lists the 2015 code editions, so confirm the edition governing a current project with the building office162.

Sources

  1. Application Process, quoted and re-checked
  2. Highland County Department of Building and Zoning (highlandcova.org)
  3. Zoning - Highland County Virginia, quoted and re-checked
  4. Application Process, quoted and re-checked
  5. Application Process, quoted and re-checked
  6. Zoning - Highland County Virginia, quoted and re-checked
  7. Application Process, quoted and re-checked
  8. Highland County Zoning and Subdivision Ordinance, quoted and re-checked
  9. Zoning - Highland County Virginia (2026 county census)
  10. Highland County Department of Building and Zoning - Building (2026 county census)
  11. Virginia Code § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  12. Farm Structure Exemption Application, quoted and re-checked
  13. Building - Highland County Virginia, quoted and re-checked
  14. Application Process, quoted and re-checked
  15. Required Inspections, quoted and re-checked
  16. Building - Highland County Virginia, quoted and re-checked
  17. Zoning - Highland County Virginia, quoted and re-checked
  18. Zoning - Highland County Virginia, quoted and re-checked
  19. Highland County Health Department (vdh.virginia.gov)
  20. 12VAC5-610-240. Permits; general., quoted and re-checked
  21. Virginia Sewage Handling and Disposal Regulations, quoted and re-checked
  22. 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
  23. Application Process, quoted and re-checked
  24. § 15.2-2290. Uniform regulations for manufactured housing, quoted and re-checked
  25. § 15.2-2290. Uniform regulations for manufactured housing, quoted and re-checked
  26. storage.googleapis.com, quoted and re-checked
  27. Application Process, quoted and re-checked
  28. Standard Permit Fee Schedule, quoted and re-checked
  29. Share of land at 15% slope or less: Bolthole Index county data
  30. Wooded share of land: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data

Written October 5, 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, Highland County requires a building permit for a home.

RuleHighland CountyAugusta CountyBath CountyStaunton CityRockingham CountyHarrisonburg CityWaynesboro City
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of HealthVA Dept. of Health

County locator

Highland County in Virginia

68
County map
Highland County highlighted among the Virginia counties · colored by Index score

How Highland County scores

Seclusion80100% ev.
Self-Sufficiency49100% ev.
Admin Boringness3990% ev.
Durability55100% ev.
Property Autonomy66100% ev.
Carry Cost85100% 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 →

$294kTypical home
0.6%Property tax
$3,382Land / acre
47.1"Annual rain
2.4% of yrsSevere drought
0.2 / yr (+0.2)Mid-century 100°F days
11.3 daysMid-century dry spell
1.71" (+9.6%)Mid-century 1-day rain
1.65×Wildfire change factor
100%Forward climate coverage
$1,053Home insurance / yr
0.8% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
706People within 30 min
715,289People within 2 hr
4,589Radius comparison (15 mi)
5.6People / sq mi
22.3%Federal land
22.8%Land at 15% slope or less
4.6%Soils rated "not limited" for septic (strict USDA rating)
12,234 acWorkable land screen
81.5%Wooded land
72.7 tonsBiomass / forest ac
49.6°FAvg temp

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Cities and towns in Highland 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 Monterey

Answers from the rulebook for Highland County

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

Highland County rules

  • Building permitLimited

    Demolition or renovation of buildings built before 1985 in Highland County

    • The building must be inspected and certified by a licensed contractor before obtaining the building permit.
    • The source does not establish a countywide building-permit requirement for every type of construction or structure.

    building age threshold: < 1985 year

    “Buildings built before 1985 must be inspected and certified by a licensed contractor in order to obtain a building permit for demolition or renovation.”
    2 more reviewed findings on this topic
    • Required — New construction and listed construction activities in Highland County and the Town of Monterey.
      “A building and/or zoning permit is required for any new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs”
    • Required — New construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and other construction improving or upgrading property in Highland County or the Town of Monterey.
      “A building and/or zoning permit is required for any new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs, and any other type of construction, which will improve or upgrade any property in the County of Highland or Town of Monterey.”
  • Building code adoptedAdopted (with conditions)

    Building-code enforcement and design parameters identified by Highland County Building and Zoning.

    • The page lists 2015 code editions; current applicability should be confirmed with the Building Official because the page may not reflect later code editions.
    • Virginia Uniform Statewide Building Code is listed with the International codes.
    “Active Building Codes >Virginia Uniform Statewide Building Code / 2015 >International Building Code / 2015”
  • InspectionsRequired

    Building, plumbing, electrical, and mechanical inspections during permitted construction.

    • Inspections must be scheduled at least 48 hours before the inspector is needed onsite.
    • Listed inspections include building footers, slab, foundation, framing, insulation, drywall, chimney, firewall, fire separation wall, final, and others as necessary; plumbing, electrical, and mechanical inspections are also listed.

    advance notice: >= 48 hours (before inspector is needed onsite)

    “All listed inspections shall be scheduled by the contractor, owner, or owner’s authorized agent by calling 540-468-2323 at least 48 hours before inspector is needed onsite. The following is a list of required inspections:”
    One more reviewed finding on this topic
    • Required — Building, plumbing, electrical, and mechanical inspections for covered construction.
      “The following is a list of required inspections:”
  • Certificate of occupancyRequired

    Building occupancy after required inspections in Highland County.

    • An operational permit from the Health Department must be on file before a Certificate of Occupancy is issued.
    • The source states that occupying a building without a Certificate of Occupancy is illegal.
    “It is illegal to occupy a building without a Certificate of Occupancy.”
    One more reviewed finding on this topic
    • Required — Occupancy of buildings subject to Highland County building inspection requirements.
      “Operational Permit must be on file from the Health Dept. for a Certificate of Occupancy to be issued. ____ It is illegal to occupy a building without a Certificate of Occupancy.”
  • County-wide zoningPresent (with conditions)

    County zoning and subdivision regulation, including zoning districts and permitted or conditional uses.

    • Conditional uses require a Conditional Use Permit application and a public hearing.
    • The cited county page does not provide the full current ordinance text or establish whether incorporated Town of Monterey has separate municipal rules.
    “Highland County Zoning and Subdivision Ordinance”
    One more reviewed finding on this topic
  • Local zoningPresent (with conditions)

    County-administered zoning for Highland County; the cited source identifies zoning districts and county zoning administration.

    • The source does not establish that the county administers any separate municipal zoning ordinance for the Town of Monterey.
    • Conditional uses require a Conditional Use Permit application and a public hearing.
    “Contact Zoning Administrator to confirm zoning.”
    One more reviewed finding on this topic
    • Present (with conditions) — County-level local zoning in Highland County and the Town of Monterey as referenced by the county application process.
      “This matrix details what uses are permitted in each Zoning District. Items marked B are permitted By-Right. Items marked C require a Conditional Use permit.”
  • Zoning districtsPublished

    Highland County zoning districts and their use matrix.

    • The published matrix identifies C-1 Conservation, A Agricultural, R-1 Residential Limited, R-2 Residential General, R-3 Residential Estates, R-4 Planned Development, B Business, and I Industrial districts.
    • The matrix marks uses as B by-right or C conditional.
    “Zoning District C-1, Conservation A, Agricultural R-1, Residential Limited R-2, Residential General R-3, Residential Estates R-4, Planned Development B, Business I, Industrial”
    One more reviewed finding on this topic
    • Published (with conditions) — Highland County zoning districts and use classifications.
      “C-1, Conservation A, Agricultural R-1, Residential Limited R-2, Residential General”
  • Living in an RVLimited

    Occupancy of recreational vehicles in campgrounds regulated by Highland County's Recreational Vehicle Ordinance.

    • Recreational vehicles in a campground may not be occupied for more than fourteen consecutive days.
    • Recreational vehicles may be stored unoccupied for more than fourteen consecutive days.
    • An approved water and sewage system is a prerequisite to obtaining a permit for a private campground.
    • Campgrounds are subject to periodic Virginia Health Department inspections for water and sewage system compliance.
    • The ordinance also requires refuse handling and campground screening under §§ 710.03 and 710.04.

    maximum campground occupancy period: <= 14 consecutive days (Vehicles may be stored unoccupied for more than fourteen consecutive days.)

    “710.06 Storage of Recreational Vehicles in Campground: 710.06-1 Recreational vehicles may not be occupied for more than fourteen (14) consecutive days. However, they may be stored, unoccupied, for more than fourteen (14) consecutive days.”
  • Who permits septicState (with conditions)

    Onsite sewage and private-well permitting serving Highland County.

    • The Virginia Department of Health administers the program through the local health department; Highland County's application process identifies the Highland County Health Department as the relevant contact.
    • The Highland County Health Department is located in Monterey, Virginia.
    “Water & Sewer: A well permit and an approved Sewage Disposal System Construction Permit from the Virginia Department of Health or a letter of acceptance from the Town of Monterey for utility hook up to public water and sewer is required.”
  • Septic permitRequired

    Properties in Highland County using onsite sewage systems or private wells instead of Town of Monterey public water and sewer.

    • A well permit and an approved Sewage Disposal System Construction Permit from VDH are required before the county building-permit process can proceed.
    • A letter of acceptance from the Town of Monterey may be used for public water and sewer utility hookup instead.
    “Water & Sewer: A well permit and an approved Sewage Disposal System Construction Permit from the Virginia Department of Health or a letter of acceptance from the Town of Monterey for utility hook up to public water and sewer is required.”
  • Mandatory utility hookupConditional

    Water and sewer service for development in Highland County and the Town of Monterey.

    • For public water and sewer, a letter of acceptance from the Town of Monterey is required.
    • Otherwise, a well permit and approved VDH Sewage Disposal System Construction Permit are required.
    “Virginia Department of Health or a letter of acceptance from the Town of Monterey for utility hook up to public water and sewer is required.”
    One more reviewed finding on this topic
    • Conditional — Water and wastewater prerequisites for building permits in Highland County.
      “or a letter of acceptance from the Town of Monterey for utility hook up to public water and sewer is required.”
  • Agricultural exemptionConditional

    Qualifying nonresidential farm buildings and structures on operating farms in Highland County

    • The structure must not be used for residential purposes.
    • It must be located on property where farming operations take place.
    • It must be used primarily for qualifying agricultural purposes listed in the application, including storage, handling, production, or sale of farm products; sheltering, raising, handling, processing, or sale of agricultural animals or products; farm-related business or office uses; farm machinery or equipment; or farm supplies and materials.
    • The Highland County zoning definition states that agriculture is permitted by-right in residentially zoned districts only on a tract of at least five acres.
    • In a residential district, a structure containing poultry or livestock may not be within 200 feet of a property line.
    • The Zoning Administrator must approve the application section identifying acreage, zoning, tax map, setbacks, and flood-zone information.
    • The exemption does not establish exemption from septic, floodplain, or other independently applicable requirements.

    minimum tract area for agriculture in residential districts: >= 5 acres · minimum setback for poultry or livestock structure in residential district: >= 200 feet from property line

    “Certain farm buildings and structures are exempt from the Virginia Uniform Statewide Building Code.”
    One more reviewed finding on this topic
    • Conditional — Qualifying farm buildings and structures directly related to an operating farm and agriculture in residentially zoned districts.
      “Certain farm buildings and structures are exempt from the Virginia Uniform Statewide Building Code.”
  • Subdividing landRegulated (with conditions)

    Subdivision and plat approval in Highland County.

    • The official zoning page identifies a combined Zoning and Subdivision Ordinance.
    • The county home page identifies Plat Approval as a Building and Zoning service.
    • Specific subdivision thresholds and standards were not extracted.
    “Highland County Zoning and Subdivision Ordinance”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and land-division review in Highland County.
      “Highland County Zoning and Subdivision Ordinance”
  • Driveway accessRequired

    New residential and commercial roadway entrances serving development in Highland County.

    • All commercial roadway entrances and any new residential roadway entrance must be approved by VDOT.
    • The cited process page provides VDOT Lexington Region contact information.
    “VDOT: All commercial roadway entrances and any new residential roadway entrance must be approved.”
    One more reviewed finding on this topic
    • Required — Commercial roadway entrances and new residential roadway entrances associated with construction in Highland County.
      “any new residential roadway entrance must be approved.”
  • Permit feesPublished (with conditions)

    Published Highland County building, zoning, plumbing, electrical, mechanical, manufactured-home, and tank permit fees.

    • The standard fee schedule is dated June 18, 2020.
    • The ICC fee schedule is dated June 18, 2020.
    • Credit-card transactions incur additional fees according to the application process.

    Highland zoning permit fee: 15 USD · Highland permit fee: 0.002 USD per square foot · enterprise fund fee: 0.002 USD per square foot · combined local fee: 0.004 USD per square foot

    “For permits issued for amounts in excess of $5,001.00 there will be a charge of $2.00 per thousand of any amount in excess of that amount.”
    One more reviewed finding on this topic
    • Published (with conditions) — Highland County building, plumbing, electrical, mechanical, tank, and manufactured-home permit fees.
      “Standard Permit Fee Schedule Plumbing, Electrical, Mechanical Permit Fees: Alterations, renovations and repairs: $2.55 per thousand (This rate is modified by 0.001 per increasing cost, but not less than $1.10 per thousand).”
  • Permit processPublished (with conditions)

    Highland County building and zoning permit application process.

    • Confirm zoning before applying.
    • Obtain prior water/sewer approvals.
    • Submit application and required documents, including site plan and building plans.
    • Pay and post the permit at the work site for the duration of the project.
    • Schedule required inspections at least 48 hours before the inspector is needed onsite.
    • Some uses require architect or engineer seals.
    “Submit the fully completed application with required documents.”
    One more reviewed finding on this topic
    • Published (with conditions) — Building and zoning permit application process in Highland County and the Town of Monterey.
      “Once your permit application is approved, submit payment by cash, check made out to Highland County, or by credit card (fees will apply to credit card transactions). Post the permit at the work site for the duration of the project and ensure that it is visible from the street.”

Virginia rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Owner-builder work in Highland County that falls within Virginia's contractor-licensure exemptions.

    • The exemption applies to contractor-licensure requirements under Virginia Code Title 54.1, Chapter 11; it does not eliminate Highland County building or zoning permits.
    • One primary residence must be owned by the person performing or supervising the work and used by that person, with no more than one such primary residence during any 24-month period.
    • A person may also perform or supervise construction of a house on the person's own real property as a bona fide gift to an immediate-family member, provided the family member lives in the house; immediate family includes the person's mother, father, son, daughter, brother, sister, grandchild, grandparent, mother-in-law, and father-in-law.
    • For an owner-developer exemption, any third-party purchaser must be made a third-party beneficiary of the contract with a licensed contractor, and the contractor's obligations must extend to the owner-developer and third party.
    • Persons exempt under subdivisions A 7, 10, 11, or 12 must obtain a certificate of occupancy before conveying the property to a third-party purchaser, unless the purchaser acknowledges in writing that no certificate of occupancy was issued and consents to acquire the property without one.
    • Persons exempt under subdivisions A 7, 8, 9, 10, 11, 12, or 14 must comply with the Uniform Statewide Building Code.
    • Any individually licensed or certified construction service must still be performed by a person licensed or certified under Chapter 11.
    • Highland County separately states that a building and/or zoning permit is required for new construction and other listed construction activities.

    primary residences owned and used by owner: <= 1 residence (during any 24-month period)

    “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;”
    2 more reviewed findings on this topic
  • Manufactured homesAllowed (with conditions)

    Placement of manufactured homes in non-agricultural zoning districts in Highland County where site-built housing is allowed

    • The locality must be adopting and enforcing a zoning ordinance under the cited article.
    • The manufactured home must be converted to real property in accordance with Virginia Code § 46.2-653.1.
    • The certificate of occupancy must be issued within five years following the date of manufacture on the home's data plate.
    • The home must be placed on an individual lot.
    • Localities may adopt uniform standards applying to all residential structures in the district, but may not exclude compliant manufactured housing.
    • Restrictive-covenant obligations remain applicable.

    certificate of occupancy deadline: <= 5 years after date of manufacture

    “the certificate of occupancy is issued within five years following the date of manufacture”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — Placement of manufactured homes in agricultural, horticultural, or forest zoning districts in Highland County where site-built housing is allowed
      “where site-built housing is allowed, the placement of manufactured homes shall be permitted.”
    • Limited — Placement and occupancy of manufactured homes in Virginia localities that adopt and enforce zoning ordinances.
      “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

    Inspection of onsite sewage system installations in Highland County under Virginia Department of Health regulation

    • No part of an installation may be covered with earth or used until inspected, corrections are made if necessary, and it is approved by the district or local health department, unless expressly authorized otherwise.
    • The inspection rule does not apply to a sewage disposal system installation pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.
    • The cited section states that the exception 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.”
    One more reviewed finding on this topic
    • Limited — Installation of sewage disposal systems statewide.
      “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
  • Well permitRequired

    Private-well construction on property not served by public water.

    • The permit is obtained through VDH.
    • The county requires the well permit before issuing a building permit.
    • The permit expires 18 months after issuance when issued as the described construction permit.

    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 — Private wells serving property in Highland County.
      “you will be issued a private well Construction Permit.”
  • 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 Highland County zoning districts.
  • Minimum lot size — Minimum lot size in Highland County zoning districts.
  • Setbacks — Building setbacks in Highland County zoning districts.
  • Lot coverage — Lot coverage in Highland County zoning districts.
  • Building height — Building height in Highland County zoning districts.
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 Highland County, Virginia

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

Highland County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 706 people within a 30-minute drive. Watch-outs: more administrative friction around building and land use.

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

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

Land in Highland County runs about $3,382 per acre, based on the latest county data.

What is the water situation in Highland County?

Highland County gets about 47.1" of rain a year, with severe drought in roughly 2.4% of years.

How remote is Highland County?

A representative private-land location has about 706 people within a 30-minute drive and 715,289 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 Highland compares in Virginia

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