Bolthole Index

Montgomery County, Virginia

Building permits, zoning and septic rules in Montgomery County, Virginia

65Index Score / 100
#64 of 133 in Virginia

Unincorporated Montgomery County, Virginia requires building permits, issued and inspected by the county Building Inspections Office12. County Planning & GIS Services handles zoning outside the towns of Blacksburg and Christiansburg, whose own governments answer zoning questions inside town limits34. Septic permits come from the Montgomery County Health Department, and a private-septic home needs that permit before zoning and building approval56.

At a glance

Building permit
Required in unincorporated Montgomery County, issued by the Building Inspections Office7
Zoning
County zoning applies outside the two towns; town governments handle zoning within their boundaries84
Septic
A Health Department construction permit comes before county zoning approval for a private-septic home69
Owner-builder
Available for one personally owned primary residence in 24 months, but building-code compliance still applies10
Private well
A written VDH construction permit is required before constructing, altering, deepening or abandoning a private well11
Driveway onto a state highway
Needs a VDOT land use permit before you build the entrance12
Building-permit fee
Published residential rate is $0.22 per square foot, with a $45 minimum plus applicable levies13
Septic soils
Only about 9% of soils rate free of severe limits for a conventional drain field14

Who to call

Building permits

Montgomery County Building Inspections Office

Building permit plan review, permit issuance, and inspections for unincorporated Montgomery County

540-382-5750

mcbuildingsinspections@montgomerycountyva.gov

755 Roanoke St., Suite 1D, Christiansburg, VA 24073

Online permits →

Zoning

Montgomery County Planning & GIS Services

Zoning verification letters and zoning permits for dwellings, manufactured homes, and additions in unincorporated Montgomery County

540-394-2148

mcplan@montgomerycountyva.gov

755 Roanoke St., Suite 2A, Christiansburg, VA 24073

Septic permits

Montgomery County Health Department (VDH New River Health District)

Septic (onsite sewage) construction permits and inspections for Montgomery County

540-585-3300

210 South Pepper Street, Suite A, Christiansburg, VA 24073

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

Off-grid gear

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

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

Yes. Unincorporated Montgomery County requires building permits for new construction and building alterations, and the Building Inspections Office enforces the Virginia Uniform Statewide Building Code locally12. The published residential rate is $0.22 per square foot with a $45 minimum, plus a 2% state levy and a 2% technology fee with a $10 minimum13. An eligible owner-builder may personally perform or supervise work on one owned primary residence for personal use during a 24-month period, but that contractor-licensing exemption does not waive building-code compliance10. Building Inspections must issue the certificate within 5 working days after final-inspection approval and a determination of compliance15. A certificate of occupancy is required before a building is occupied or its occupancy changes, with stated exceptions for an IRC accessory structure and certain additions15. Owner-developers using the separate licensing exemption must make a third-party purchaser a beneficiary of their contract with a licensed contractor16.

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

The Montgomery County Building Inspections Office, at 755 Roanoke St., Suite 1D in Christiansburg, handles building permits and inspections in the unincorporated county17. Call 540-382-5750 or email mcbuildingsinspections@montgomerycountyva.gov, and use the office's online inspection-request portal once work is underway17. The office recommends requesting inspections about 36 hours ahead because of workload1817. Septic permits stay with the Health Department rather than Building Inspections19. Building Inspections is not the first stop for a new private-septic home: county procedure calls for zoning verification, a septic construction permit, zoning application and checklist approval, and then the building permit5. Construction subject to the statewide code may be inspected before completion and is not compliant until the inspecting authority approves it20.

Does Montgomery County have zoning?

Yes. Montgomery County administers zoning in unincorporated areas, where a proposed use may be allowed by right, require a Special Use Permit, or be prohibited3. Blacksburg has its own zoning ordinance; the county directs Christiansburg zoning questions to that town's government214. Septic and private-well permitting remain with VDH's New River Health District22. Planning & GIS Services provides county zoning verification and zoning permits for dwellings, manufactured homes and additions23. Minimum lot size and setbacks depend on the parcel's zoning district; the published fee schedule's district categories are not a complete use table242526. For short-term tourist rentals where the operator does not live on the parcel or an adjacent parcel, A-1 allows the use by right, while RR, R1, R2, R3 and RM-1 require a Special Use Permit; VDH approval determines occupancy, and parking must stay in driveways or approved parking areas27. We could not confirm a countywide minimum dwelling size; ask Planning & GIS Services at 540-394-2148 about the parcel before designing a home23.

How do septic permits work in Montgomery County?

The Virginia Department of Health and New River Health District provide septic site evaluation, design and permitting for Montgomery County22. For a dwelling, manufactured home or addition using private septic, obtain a septic construction permit before submitting the county zoning application9. The local office is the Montgomery County Health Department at 210 South Pepper Street, Suite A in Christiansburg, reachable at 540-585-330019. The septic permit's bedroom or employee-occupancy limit must match the building plans, or a conditional septic permit is required28. The New River Health District also provides sewage-system construction inspections; ask the Health Department which inspections your project needs2919. Only about 9% of Montgomery County soils rate free of severe limitations for a conventional drain field, so establish septic feasibility before fixing the house footprint and bedroom count14. If public water and sewer serve the parcel, obtain service verification from the Montgomery County PSA, Town of Blacksburg or Town of Christiansburg30.

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

We could not confirm the long-term RV or tiny-home occupancy rules for unincorporated Montgomery County23. County zoning controls whether a proposed use is allowed by right, needs a Special Use Permit, or is prohibited, so ask Planning & GIS Services to check the parcel before buying or placing a unit323. Virginia's campground rules do not establish a general right to live permanently in an RV on private land31. Manufactured homes follow separate statewide placement rules and still need the county zoning and building reviews applicable to the parcel3233. A tiny home intended as a residence likewise needs the approvals applicable to its use, utilities and construction3334. Virginia will require localities to treat accessory dwelling units as a permitted accessory use in single-family residential zoning districts starting July 1, 2027, with an ADU permit costing no more than $50035.

How do you build a home in Montgomery County, step by step?

  1. Ask Planning & GIS Services to verify whether the proposed dwelling use is allowed on the parcel323.
  2. For private septic, obtain the Health Department's septic construction permit and match its bedroom limit to the house plans9.
  3. If public water and sewer serve the parcel, obtain service verification from the applicable county or town provider30.
  4. Submit the zoning review, site plan and building drawings; county zoning approvals generally take 1 to 2 business days after submittal5.
  5. After zoning approval, apply to Building Inspections and pay the applicable permit fees and levies3336.
  6. Request required inspections as work reaches each stage, allowing about 36 hours when possible1817.
  7. Pass final inspection and obtain the certificate of occupancy before moving into the home15.

What should you check before buying land in Montgomery County?

Confirm the parcel's zoning authority and whether the proposed use is allowed before buying land in Montgomery County84. A private well requires a written VDH construction permit before construction, alteration, deepening or abandonment; apply through the district or local health department11. A driveway onto a VDOT-maintained highway needs a VDOT land-use permit, and the county's family-subdivision checklist separately calls for VDOT entrance approval1237. Land divisions need a licensed-surveyor plat: 10 or fewer lots receive administrative review, while 11 or more require Planning Commission and Board of Supervisors review38. Major subdivision review costs $300 per plat and minor review $150 per plat, each plus $20 per lot over 5; family subdivisions and boundary-line adjustments cost $5039. Subdivision plats must show applicable flood zones and base flood elevations; base flood elevations must be calculated for 5 or more lots or 50 or more acres40. Ask Planning & GIS Services about floodplain requirements for an individual building site, which we could not confirm23. Montgomery County's median property-tax bill is about $2,174 annually, with an effective rate near 0.8%4142.

Watch-outs

  • For a private-septic home, Montgomery County's published order is zoning verification, septic construction permit, zoning approval, then building permit5.
  • Montgomery County's published materials do not establish a complete county rule for long-term RV or tiny-home occupancy; ask Planning & GIS Services about the parcel and proposed use23.

Sources

  1. Permit & Inspection Fees, quoted and re-checked
  2. Building Permits & Inspections | Montgomery County, VA, quoted and re-checked
  3. Planning & GIS Services, quoted and re-checked
  4. Zoning Layer, quoted and re-checked
  5. Zoning Permits, quoted and re-checked
  6. Environmental Health - New River Health District, quoted and re-checked
  7. Permit & Inspection Fees (2026 county census)
  8. Zoning Layer, quoted and re-checked
  9. Zoning Permits | Montgomery County, VA, quoted and re-checked
  10. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  11. 12VAC5-630-230. Procedures for obtaining a construction permit for a private well., quoted and re-checked
  12. Land use permits (Virginia statewide rule), quoted and re-checked
  13. Building Inspections Department Fee Schedule, quoted and re-checked
  14. 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
  15. 13VAC5-63-160. Section 116 Certificates of occupancy, quoted and re-checked
  16. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  17. Montgomery County Building Inspections Office (montva.com)
  18. Building Permits & Inspections | Montgomery County, VA, quoted and re-checked
  19. Montgomery County Health Department (VDH New River Health District) (vdh.virginia.gov)
  20. § 36-105. Enforcement of Code; inspections; issuance of permits, quoted and re-checked
  21. Town of Blacksburg: Blacksburg Zoning Ordinance, § 3023—Rural Residential 1 development standards (Montgomery County), quoted and re-checked
  22. Environmental Health - New River Health District, quoted and re-checked
  23. Montgomery County Planning & GIS Services (montva.com)
  24. Minor Subdivision Checklist, quoted and re-checked
  25. Montgomery County, VA Site Plan Checklist, quoted and re-checked
  26. Planning and Zoning Fee Schedule, quoted and re-checked
  27. Montgomery County Short-Term Tourist Rentals, quoted and re-checked
  28. Planning & GIS Services, quoted and re-checked
  29. Environmental Health - New River Health District, quoted and re-checked
  30. Zoning Permits | Montgomery County, VA, quoted and re-checked
  31. Code of Virginia, Title 35.1 — Hotels, Restaurants, Summer Camps, and Campgrounds (Virginia statewide rule), quoted and re-checked
  32. § 15.2-2290. Uniform regulations for manufactured housing (Virginia statewide rule), quoted and re-checked
  33. Permit & Inspection Fees, quoted and re-checked
  34. Planning & GIS Services, quoted and re-checked
  35. Code of Virginia § 15.2-2292.4 — Development and use of accessory dwelling units (Virginia statewide rule), quoted and re-checked
  36. Planning and Zoning Fee Schedule, quoted and re-checked
  37. Family Subdivision Checklist, quoted and re-checked
  38. Subdivisions & Plats | Montgomery County, VA, quoted and re-checked
  39. Planning and Zoning Fee Schedule, quoted and re-checked
  40. Family Subdivision Checklist, quoted and re-checked
  41. Median property tax bill: Bolthole Index county data
  42. Effective property tax rate: Bolthole Index county data

Written October 12, 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, Montgomery County requires a building permit for a home.

RuleMontgomery CountyRadford CityRoanoke CountySalem CityFloyd CountyGiles CountyPulaski County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesNoYesYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of Health

County locator

Montgomery County in Virginia

65
County map
Montgomery County highlighted among the Virginia counties · colored by Index score

How Montgomery County scores

Seclusion40100% ev.
Self-Sufficiency59100% ev.
Admin Boringness3990% ev.
Durability84100% ev.
Property Autonomy66100% ev.
Carry Cost75100% 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 →

$350kTypical home
0.8%Property tax
$5,743Land / acre
42.6"Annual rain
0.7% of yrsSevere drought
1.2 / yr (+1.1)Mid-century 100°F days
13.3 daysMid-century dry spell
1.7" (+9.8%)Mid-century 1-day rain
1.56×Wildfire change factor
100%Forward climate coverage
$1,094Home insurance / yr
2.5% / yrInsurance growth
1%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
103,532People within 30 min
1,685,945People within 2 hr
129,988Radius comparison (15 mi)
255.1People / sq mi
8.9%Federal land
34.9%Land at 15% slope or less
8.5%Soils rated "not limited" for septic (strict USDA rating)
20,827 acWorkable land screen
72.6%Wooded land
53.3 tonsBiomass / forest ac
53.7°FAvg temp

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Cities and towns in Montgomery 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.

Not yet researched: Town of Christiansburg

Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • Building permitRequired

    New construction, amendments to existing permits, and building alterations administered by Montgomery County Building Official.

    • Fees must be paid and requested permits approved before issuance.
    • The fee schedule states that the Building Official may assess additional fees during review or construction.
    • Specific statutory exemptions were not fully resolved by the cited county page.
    “No permit to begin work on new construction or any amendments to an existing permit or other building alterations shall be issued until the fees presented in this schedule have been paid and requested permits have been approved by the Building Official.”
    One more reviewed finding on this topic
    • Required — Dwellings, manufactured homes, and additions on private septic systems in Montgomery County
      “After submittal to Planning & GIS Services, apply for a Building Permit at the Montgomery County Department of Inspections”
  • Building code adoptedAdopted (with conditions)

    Buildings and structures within Montgomery County.

    • The county describes plan review, permit issuance, and construction-phase inspection as part of enforcement.
    “Montgomery County, along with all other localities in the state, use the Virginia Uniform Statewide Building Code (USBC)”
  • InspectionsRequired

    All construction in the unincorporated areas of Montgomery County

    • Inspections may be requested through the online form or by telephone.
    • The county recommends calling 36 hours in advance because of work volume.
    • The page states that inspections occur during the construction phase.
    “Building inspectors inspect all construction in the unincorporated areas of Montgomery County.”
    One more reviewed finding on this topic
  • Certificate of occupancyRequired

    Commercial construction and modular-unit setup in unincorporated Montgomery County.

    • A final inspection must be passed before the Department of Inspections issues the CO.
    • Commercial kitchens require Virginia Department of Health authorization before a final CO can be issued.
    • The structure may be occupied after the CO is issued.
    “After passing the Final Inspection, the Department of Inspections will then issue a CO. The structure may now be occupied.”
  • County-wide zoningPresent

    Applied county zoning ordinance coverage in Montgomery County, excluding separate municipal administration where applicable.

    • For zoning information in either of the two towns, the county GIS layer directs users to the respective town governments and councils.
    “current coverage of applied Zoning ordinance throughout the County.”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning regulation administered by Montgomery County Planning & GIS Services in unincorporated Montgomery County.
      “The Planning Department administers the comprehensive land use plan, zoning and subdivision ordinances, provides geographical information and mapping services and maintains official street names and addresses in the unincorporated areas.”
  • Local zoningVaries (with conditions)

    Aggregate county record for local zoning; county zoning applies in county areas while the two towns are directed to their respective governments and councils.

    • This is an aggregate conclusion and does not mean the county administers each municipal ordinance.
    • Municipal zoning information must be obtained from the respective town governments and councils.
    “For Zoning information in either of the two Towns, see guidance from respective Town Governments and Councils.”
  • Zoning districtsPartial

    Zoning-district categories appearing in the county's published planning and zoning fee schedule.

    • The fee schedule publishes district abbreviations for rezoning fees but is not a complete zoning map or ordinance text.
    • Published categories include Agricultural & Conservation, Residential, Commercial & Industrial, and Planned Unit Development groupings.
    “Agricultural & Conservation (A1, C1) | $250 | Residential (RR, R1, R2, R3, RM1, TND-I) | $600 | Commercial & Industrial (GB, CB, ML, M1) | $700 | Planned Unit Development (PudCom, PudRes, PMR, PUDTND) | $1000”
    One more reviewed finding on this topic
    • Published (with conditions) — County planning and zoning fee schedule classifications.
      “Agricultural & Conservation (A1, C1) $250 Residential (RR, R1, R2, R3, RM1, TND-I) $600 Commercial & Industrial (GB, CB, ML, M1) $700”
  • Minimum lot sizeDistrict specific (with conditions)

    Minimum lot size for subdivision lots in unincorporated Montgomery County; the applicable minimum depends on the parcel's zoning district.

    • The zoning district must be identified on the subdivision plat.
    • Each lot must meet the minimum lot size for its zoning district.
    • The checklist separately requires compliance with minimum lot frontage, access, and zoning-district dimensional rules.
    • The checklist states it is only a guide and directs applicants to the Montgomery County Code for the specific regulations.

    minimum lot size: varies by zoning district

    “___ Acreage and dimensions of each lot shown ___ Meet minimum lot size for zoning district ___ Meet minimum lot frontage on a public street for zoning district”
  • SetbacksDistrict specific (with conditions)

    Setbacks and minimum yards for development subject to Montgomery County zoning in unincorporated areas.

    • The applicable setback and minimum-yard measurements depend on the property's zoning district.
    • Site plans must address front, rear, and side setback/minimum-yard requirements.
    • Additional requirements may arise from proffers, special-use permits, variances, floodplain rules, and other applicable regulations.
    • The county's zoning map states that zoning information for the Towns of Blacksburg and Christiansburg should be obtained from the respective town governments and councils.
    “Requirements Specific to Zoning District: □ Setback/minimum yards Front _____ Rear_____ Sides_____”
  • Who permits septicMixed

    Onsite sewage disposal permitting for Montgomery County within the New River Health District

    • The source identifies both the Virginia Department of Health Onsite Sewage and Water Supply Program and the New River Health District as providing services.
    • The environmental-health page states that the department provides site evaluation for design and permitting of septic systems and wells.
    “provides site evaluation for design and permitting of septic systems and wells.”
    One more reviewed finding on this topic
    • State (with conditions) — Septic-system permitting served by the New River Health District, including Montgomery County.
      “The Environmental Health Department provides site evaluation for design and permitting of septic systems and wells.”
  • Septic permitRequired

    Dwellings, manufactured homes, and additions on private septic systems in Montgomery County.

    • The septic permit must be obtained before the zoning-application submission; bedroom or employee-occupancy limitations on the permit must match building plans, or a conditional septic permit is required.
    “Apply for and obtain a septic construction permit from the Montgomery County Health Dept.”
    One more reviewed finding on this topic
    • Required — Construction permits for onsite sewage disposal systems in Montgomery County.
      “No person or owner shall cause or allow the construction, expansion or modification of a sewage disposal system without the written construction permit from the commissioner which authorizes the construction or modifications.”
  • Septic inspectionLimited

    Construction inspections of sewage systems provided by the Virginia Department of Health and New River Health District

    • The official page identifies construction inspections as a service but does not state that every covered construction project must undergo an inspection.
    • The page also identifies free services and separate fees for various construction permits.
    “construction inspections of wells and sewage systems”
  • Well permitLimited

    Construction permits for private water supplies, including private wells, in the New River Health District

    • The page states that the Virginia Department of Health and New River Health District charge fees for customers applying for construction permits of various types for private water supplies, including repairs.
    • The source does not establish that every private well universally requires a permit.
    “Private Water Supplies, including repairs”
  • Mandatory utility hookupConditional

    Dwellings, manufactured homes, and additions on public sewer in Montgomery County.

    • Verification of water and sewer service is required if the parcel is served by public water and sewer; verification may come from Montgomery County PSA, Town of Blacksburg, or Town of Christiansburg.
    “will be required if parcel is served by public water and sewer.”
    One more reviewed finding on this topic
    • Conditional — Dwellings, manufactured homes, and additions in Montgomery County under the county zoning-permit process.
      “Verification of water and sewer service from Montgomery County PSA, Town of Blacksburg, or Town of Christiansburg will be required if parcel is served by public water and sewer.”
  • Subdividing landRegulated (with conditions)

    Subdivision review administered through Montgomery County Planning and GIS Services.

    • Major subdivisions are listed at $300 per plat plus $20 per lot over five.
    • Minor subdivisions are listed at $150 per plat plus $20 per lot over five.
    • Family subdivisions and boundary-line adjustments are listed at $50.
    • Extra plat review is required for the third and subsequent reviews at $150.
    • Application and permit fees are non-refundable.

    major subdivision fee: per 300 USD per plat (plus $20 per lot over 5) · minor subdivision fee: per 150 USD per plat (plus $20 per lot over 5) · family subdivision and boundary line adjustment fee: 50 USD

    “Subdivision Review | Major Subdivision | $300 per plat +$20 per lot over 5 | Minor Subdivision | $150 per plat +$20 per lot over 5 | Family Subdivision & Boundary Line Adjustment | $50”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Creation of new lots and boundary-line adjustments within Montgomery County.
      “10 or fewer lots are categorized as Minor Subdivisions [...] 11 or more lots are categorized as Major Subdivisions”
    • Regulated (with conditions) — Subdivision activity governed by Montgomery County subdivision regulations
      “The subdivision of property, including the creation of new lots and adjustment of boundary lines, is regulated by the Montgomery County Subdivision Ordinance.”
  • Driveway accessLimited

    Subdivision entrances and access to public streets in Montgomery County.

    • The family subdivision checklist requires VDOT subdivision approval for entrances.
    • Street and right-of-way standards apply to subdivision plats.
    • This claim does not establish a countywide requirement for every individual driveway.
    “Lots abut streets meeting VDOT right-of-way standards (Additional right-of-way dedicated if lots abut streets with less than 50’ rights-of-way) [...] VDOT Subdivision Approval for entrances (signature line)”
  • Building in a floodplainLimited

    Subdivision plat review where floodplain information is implicated.

    • The checklist requires identification of flood zones and applicable Flood Insurance Rate Maps.
    • HUD/FEMA-designated 100-year floodplain and base flood elevations must be shown.
    • For five or more lots or 50 or more acres, base flood elevations must be calculated.

    base flood elevation calculation threshold: 5+ lots or 50+ acres

    “Base flood elevations calculated (if 5+ lots or 50+ acres)”
  • Short-term rentalsLimited

    Short-term tourist rentals in unincorporated Montgomery County.

    • The use is allowed by right in the A-1 Agricultural Zoning District.
    • A Special Use Permit is required in RR, R1, R2, R3, and RM-1.
    • The operator does not live on the same parcel or an adjacent parcel.
    • Occupancy is determined by Virginia Department of Health permit approval.
    • Parking must be in driveways or approved parking areas, not rights-of-way or yards.
    • Fire-safety requirements of the Virginia State Fire Prevention Code apply.
    • A property-management plan, emergency evacuation plan, local phone service, noise-code copy, and applicable meals and lodging taxes are required.

    application fee: 30 USD (upon approval by staff, a zoning permit will be issued)

    “Short-Term Tourist Rentals are allowed by-right in the A-1 Agricultural Zoning District and by a Special Use Permit in RR, R1, R2, R3, and RM-1.”
  • Permit feesPublished (with conditions)

    Montgomery County building, zoning, site-plan, subdivision, and related permit fees.

    • Building fees are generally based on gross building area and rounded to the nearest dollar.
    • A Virginia State Levy of 2% and technology fee of 2% apply; the technology fee has a $10 minimum.
    • The Building Official may assess additional fees during review or construction.
    • Planning fees include exceptions for third and subsequent reviews, conservation-easement exemptions for AFD fees, higher-fee treatment for joint rezoning/special-use applications, legal-advertising costs, and non-refundable application fees.
    • The currently opened county planning page lists zoning confirmation at $120; the linked 2025 PDF search result showed $125, so the current page and PDF require reconciliation.

    zoning permit fee: 30 USD · major site plan review fee: 400 USD · minor site plan review fee: 150 USD (no land disturbance, change in use) · major subdivision fee: per 300 USD per plat (plus $20 per lot over 5) · minor subdivision fee: per 150 USD per plat (plus $20 per lot over 5) · zoning confirmation letter: 120 USD · temporary certificate of occupancy: per 75 USD per 30-day certificate

    “Subdivision Street Sign Fee (per BOS Resolution 5-28-1991) | $160 (per intersection) Sign Permit | $50 Zoning Permit | $30 Site Plan Review | Major | $400 | Minor (no land disturbance, change in use) | $150 | Extra Plan Review ** Required for 3rd and subsequent reviews | $250 Subdivision Review | Major Subdivision | $300 per plat +$20 per lot over 5 | Minor Subdivision | $150 per plat +$20 per lot over 5 | Family Subdivision & Boundary Line Adjustment | $50”
    One more reviewed finding on this topic
    • Published (with conditions) — County building permits and related construction in unincorporated Montgomery County.
      “Residential Construction [...] $0.22 per sq. ft. Minimum $45 fee”
  • Permit processPublished (with conditions)

    Montgomery County planning, zoning, building, and onsite-sewage permit processes.

    • Building permits require payment of scheduled fees and approval by the Building Official before issuance.
    • Planning fees and application types are published, including zoning permits, site plans, subdivisions, and zoning confirmation letters.
    • VDH publishes sewage and well applications and requires the well-and-septic sketch and check-off list with the application.
    • Application and permit fees may be non-refundable.
    “After submittal to Planning & GIS Services, apply for a Building Permit at the Montgomery County Department of Inspections, Suite 1D in the County Government Center.”
    One more reviewed finding on this topic
    • Published (with conditions) — Residential construction, manufactured homes, additions, accessory structures, and related zoning/building approvals in unincorporated Montgomery County.
      “Approvals are generally done within 1 to 2 business days of submittal.”

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;”
    2 more reviewed findings on this topic
    • Available (with conditions) — A person constructing, removing, repairing, or improving no more than one primary residence owned by that person for personal use 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”
    • Conditional — Owner-developer contractor-license exemption applicable in Virginia, including Montgomery County.
      “Any owner-developer, provided that any third-party purchaser is made a third-party beneficiary to the contract between the owner-developer and a licensed contractor whereby the contractor's obligation to perform the contract extends to both the owner-developer and the third party;”
  • 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.”
  • 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.”
  • 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 total dwelling size for residential dwellings in unincorporated Montgomery County, Virginia.
  • Lot coverage — Lots in Montgomery County zoning districts.
  • Building height — Structures in Montgomery County zoning districts.
  • Living in an RV — Long-term recreational vehicle occupancy on private land in unincorporated Montgomery County, Virginia.
  • Camping on your land — Temporary camping on private land in Montgomery County.
2 more unanswered
  • 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 Montgomery County, Virginia

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

Montgomery County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: a durable current and mid-century hazard profile and manageable long-term carry cost. Watch-outs: more administrative friction around building and land use and about 103,532 people within a 30-minute drive.

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

Montgomery County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health - New River Health District (Montgomery County Health Department). 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 Montgomery County, Virginia?

Land in Montgomery County runs about $5,743 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 42.6" of rain a year, with severe drought in roughly 0.7% of years.

How remote is Montgomery County?

A representative private-land location has about 103,532 people within a 30-minute drive and 1,685,945 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 Montgomery compares in Virginia

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