Bolthole Index

Pulaski County, Virginia

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

73Index Score / 100
#23 of 133 in Virginia

Unincorporated Pulaski County, Virginia requires a building permit for a home, and the county's Building Office administers the adopted Virginia building codes12. County zoning covers unincorporated land and the Town of Draper, while the towns of Pulaski and Dublin administer their own land-use ordinances34. A Virginia Department of Health septic permit is required when a home will use septic5.

At a glance

Building permit
Required in unincorporated Pulaski County1
Zoning
Yes, by district in unincorporated Pulaski County34
Septic permits
VDH New River Health District, Pulaski County Environmental Health office67
Owner-builder exemption
Yes, from contractor licensing for one owner-occupied primary residence in 24 months; permits still apply8
RV or tiny home living
Ask Planning & Zoning about the parcel's district and proposed use910
Floodplain permit
Required in mapped flood hazard areas, via the Engineering Department1112
Driveway onto a state road
Needs a VDOT land use (entrance) permit13

Who to call

Building permits

Pulaski County Building Office (Community Development Department)

Building permits and inspections under the Virginia Uniform Statewide Building Code for construction in Pulaski County

540-980-7710

143 Third Street, NW, Suite 1, Pulaski, VA 24301

Zoning

Pulaski County Planning & Zoning Office (Community Development Department)

Zoning administration, the Unified Development Ordinance, subdivision, and zoning permits for unincorporated Pulaski County

540-980-7710

143 3rd St NW, Suite 1, Pulaski, VA 24301

Septic permits

Pulaski County Environmental Health Office (VDH New River Health District)

Onsite sewage (septic) system and private well permits for Pulaski County

(540) 440-2166

143 3rd Street NW-Suite 4, Pulaski, VA 24301

Floodplain permits

Pulaski County Engineering Department (Community Development Department)

Floodplain development permits, FEMA elevation certificates, and erosion & sediment control permits for Pulaski County

540-980-7710

143 Third Street, NW, Suite 1, Pulaski, VA 24301

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

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

Pulaski County requires a building permit for most residential construction in the unincorporated county1. Pulaski County adopted the 2021 Virginia Construction Code and Virginia Residential Code effective January 18, 20242. The county publishes a building-permit fee schedule; it lists residential new construction at $0.16 per square foot plus tradesman fees, so confirm the current total with the Building Office before applying14. Farm buildings that are not used for residential purposes and sit on land where farming operations take place are exempt from the Building Code, with an exception for a farm building operated as a licensed restaurant15. Virginia exempts an owner who performs or supervises work on no more than one primary residence owned and used by that person during a 24-month period from contractor licensing, but the owner must still follow the statewide building code and Pulaski County's permit process8. A new-home application needs the residential permit application, building plans, a site plan, the well and septic construction permit where the lot has no public sewer or water, a flood-elevation certificate in a flood zone, and an erosion-and-sediment-control agreement; the county says new-home reviews may take up to 3 days, with zoning review in the same period16. The county strongly recommends that a licensed contractor pull the permit, though homeowners may obtain it16.

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

Pulaski County's Building Office is part of the Community Development Department at 143 Third Street NW, Suite 1 in Pulaski, and can be reached at 540-980-771017. The Building Office administers the Virginia Uniform Statewide Building Code and handles permitting and inspections for construction in the county17. The Planning & Zoning Office and the Engineering Department, which issues floodplain permits, work at the same address and use the same phone number1011. Virginia's building-permit process allows applications by mail and says an applicant may not be required to appear in person18.

Does Pulaski County have zoning, and what does it mean for your land?

Pulaski County's Unified Development Ordinance applies to unincorporated land and the Town of Draper; the incorporated towns of Pulaski and Dublin administer their own land-use ordinances34. Residential dimensions depend on the district. Principal-building setbacks are 25 feet front, 15 feet side, and 25 feet rear in Low Density Residential; 20, 10, and 20 feet in Medium Density Residential; and 15, 10, and 20 feet in High Density Residential192021. Minimum lots with private well and septic are 0.75 acre in all three districts; with both public water and sewer, the minimum is 0.25 acre in Low Density Residential and 0.2 acre in Medium or High Density Residential222324. In the Agricultural district, principal buildings need setbacks of 35 feet front, 20 feet side and 35 feet rear25. Ask Planning & Zoning to confirm the parcel's district, use, corner-lot rules, and any accessory-building setback before relying on those figures10.

How do septic permits work in Pulaski County?

The Virginia Department of Health's New River Health District handles onsite sewage permitting for Pulaski County through the Pulaski County Environmental Health office267. Pulaski County's residential building application requires a Virginia Department of Health permit when septic service is selected5. A written state construction permit is required before a septic system can be built, expanded, or modified27. The statutory onsite sewage permit application fee is $75, with waiver and refund provisions for specified applicants and situations27. Only about 9.1% of Pulaski County's land has soils without severe limitations for a conventional septic drain field, so arrange the district's site evaluation early and allow for the possibility of an engineered or alternative system2826.

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

For an RV or tiny home in unincorporated Pulaski County, ask the Planning & Zoning Office to check the parcel's zone district and the exact proposed use before you buy or move a unit onto the land910. The Unified Development Ordinance identifies permitted uses by district, so a parcel-specific answer matters10. Virginia's temporary-campground rule concerns permitted campgrounds and does not answer whether someone may occupy an RV as a residence on private land29. A manufactured home is also legally different from an RV or a tiny home on wheels. Virginia requires manufactured homes in qualifying agricultural districts to be permitted where site-built housing is allowed and imposes conversion, individual-lot, and certificate-of-occupancy conditions in other qualifying residential districts30. We could not confirm a single answer for RV residence, tiny-home residence, or minimum home size; ask Planning & Zoning about each proposed structure and use10.

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

  • Confirm the parcel's jurisdiction, zone district, allowed use, setbacks, and minimum lot size with the Planning & Zoning Office3410.
  • Apply for the Virginia Department of Health septic permit through the Pulaski County Environmental Health office if the home will use septic5267.
  • Apply to the Building Office under the county's adopted Virginia construction and residential codes, and confirm the current fee under the published schedule17214.
  • If the driveway will connect to a state-maintained road, get a VDOT land use entrance permit before building it13.
  • If the parcel sits in a mapped special flood hazard area, get a floodplain development permit from the Engineering Department1112.
  • Schedule the required inspections as work proceeds, followed by the final inspection31.
  • Obtain the certificate of occupancy before moving in32.

What should you check before buying land in Pulaski County?

Soils: only about 9.1% of Pulaski County has soil without severe limitations for a conventional septic drain field, so get a site and soil evaluation before you count on a standard system28. Slope: about 39.4% of the county's land sits at 15% slope or less, but a specific parcel can still be steep enough to complicate a septic field, driveway, or foundation33. Cover: the county is about 62.4% wooded, which can affect clearing and utility siting34. Federal land accounts for about 10.2% of the county35. Flood risk: check with the Engineering Department, which administers the floodplain ordinance and issues floodplain permits11. Access: a new or modified entrance connecting to a state-maintained highway requires a VDOT land-use permit13. Pulaski County's effective property-tax rate is about 0.6%, with a median annual bill near $1,1763637. The nearest city of 100,000 or more is about 71 miles from the county center38.

Watch-outs

  • Virginia's owner-builder exemption is from contractor licensing, not from Pulaski County building permits, and applies only to no more than one primary residence owned and used by the builder during a 24-month period8.
  • The towns of Pulaski and Dublin run their own zoning and building rules inside town limits; the rules described here apply only to unincorporated Pulaski County10.
  • Whether an RV or tiny home can be a full-time residence on a specific parcel depends on that parcel's zone district, which only the Planning & Zoning Office can confirm109.

Sources

  1. Building a New Home (2026 county census)
  2. Building Department, quoted and re-checked
  3. Pulaski County Unified Development Ordinance, quoted and re-checked
  4. Planning & Zoning | Pulaski County, Virginia, quoted and re-checked
  5. Residential Building Application, quoted and re-checked
  6. VDH New River Health District - Environmental Health (2026 county census)
  7. Pulaski County Environmental Health Office (VDH New River Health District) (vdh.virginia.gov)
  8. § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  9. Pulaski County Unified Development Ordinance (2026 county census)
  10. Pulaski County Planning & Zoning Office (Community Development Department) (pulaskicounty.org)
  11. Pulaski County Engineering Department (Community Development Department) (pulaskicounty.org)
  12. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  13. Land use permits (Virginia statewide rule), quoted and re-checked
  14. Building Permit Fee Schedule, quoted and re-checked
  15. Code of Virginia § 36-99. Provisions of Code; modifications (Virginia statewide rule), quoted and re-checked
  16. Building a New Home, quoted and re-checked
  17. Pulaski County Building Office (Community Development Department) (pulaskicounty.org)
  18. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  19. Pulaski County Unified Development Ordinance, quoted and re-checked
  20. Pulaski County Unified Development Ordinance, quoted and re-checked
  21. Pulaski County Unified Development Ordinance, quoted and re-checked
  22. Pulaski County Unified Development Ordinance, quoted and re-checked
  23. Pulaski County Unified Development Ordinance, quoted and re-checked
  24. Pulaski County Unified Development Ordinance, quoted and re-checked
  25. Pulaski County Unified Development Ordinance, quoted and re-checked
  26. Environmental Health - New River Health District, quoted and re-checked
  27. 12VAC5-610-240. Permits; general (Virginia statewide rule), quoted and re-checked
  28. 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
  29. 12VAC5-450 Rules and Regulations Governing Campgrounds (Virginia statewide rule), quoted and re-checked
  30. § 15.2-2290. Uniform regulations for manufactured housing (Virginia statewide rule), quoted and re-checked
  31. 13VAC5-63-130. Section 113 Inspections (Virginia statewide rule), quoted and re-checked
  32. 13VAC5-63-160. Section 116 Certificates of occupancy (Virginia statewide rule), quoted and re-checked
  33. Share of land at 15% slope or less: Bolthole Index county data
  34. Wooded share of land: Bolthole Index county data
  35. Federal land share: Bolthole Index county data
  36. Effective property tax rate: Bolthole Index county data
  37. Median property tax bill: Bolthole Index county data
  38. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

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

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Compared with neighboring counties

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

RulePulaski CountyRadford CityGiles CountyWythe CountyFloyd CountyCarroll CountyBland County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesNoNoNoYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDHVDH

County locator

Pulaski County in Virginia

73
County map
Pulaski County highlighted among the Virginia counties · colored by Index score

How Pulaski County scores

Seclusion63100% ev.
Self-Sufficiency60100% ev.
Admin Boringness3990% ev.
Durability80100% ev.
Property Autonomy66100% ev.
Carry Cost84100% 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 →

$230kTypical home
0.6%Property tax
$3,976Land / acre
41.9"Annual rain
0.6% of yrsSevere drought
0.7 / yr (+0.7)Mid-century 100°F days
13.9 daysMid-century dry spell
1.7" (+9.4%)Mid-century 1-day rain
1.59×Wildfire change factor
100%Forward climate coverage
$1,009Home insurance / yr
2.5% / yrInsurance growth
1.2%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,143People within 30 min
2,443,036People within 2 hr
62,183Radius comparison (15 mi)
105.2People / sq mi
10.2%Federal land
39.4%Land at 15% slope or less
9.1%Soils rated "not limited" for septic (strict USDA rating)
17,574 acWorkable land screen
62.4%Wooded land
63 tonsBiomass / forest ac
53.4°FAvg temp

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Cities and towns in Pulaski 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 Dublin · Town of Pulaski

Answers from the rulebook for Pulaski County

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

Pulaski County rules

  • Building permitRequired

    Construction of a new home in Pulaski County, Virginia, including building permits for architectural and structural elements.

    • Homeowners may obtain permits; the county strongly recommends that a properly licensed contractor pull the permit as the responsible party.
    • A temporary power-pole permit is required if needed.
    • Electrical, mechanical, plumbing, gas, zoning, and new-construction-debris permits are also listed as required for the applicable work.
    • A Virginia Department of Transportation entrance permit is required when the property is located on a state road and an entrance does not already exist.
    • A Health Department permit is required for sites with wells and/or septic systems.
    • When applying for a permit, the applicant must submit the residential permit application, building plans, site plan, and applicable well/septic construction permit, utility documentation, flood-elevation certificate if in a flood zone, AEP work-order number, and erosion-and-sediment-control agreement.
    • New-home reviews may take up to 3 days; zoning review occurs during the same 3-day review period.
    • Trade permits, including mechanical, electrical, and plumbing permits, are issued at the same time as the construction permit; electrical and plumbing permits do not require plan submission because compliance is verified during inspections.
    “You must obtain permits for the construction of a new home. Listed below are the types of permits required. Building permit for architectural and structural elements.”
    One more reviewed finding on this topic
    • Required — Building construction and related permitting administered by the Pulaski County Building Office.
      “You must obtain permits for the construction of a new home. Listed below are the types of permits required. □ Building permit for architectural and structural elements.”
  • Building code adoptedAdopted

    Pulaski County building-code administration for construction subject to the county Building Office.

    • The county page states the adoption date as January 18, 2024.
    • The Building Office administers the Virginia Uniform Statewide Building Code in Pulaski County.
    “As of, January 18, 2024 Pulaski County will adopt the 2021 Virginia Construction Code and Virginia Residential Code.”
  • County-wide zoningPresent

    Zoning districts and permitted land uses regulated by Pulaski County's Unified Development Ordinance.

    • The UDO applies through district-based regulations and the Official Zoning Map.
    • Parcel-specific district permissions must be checked against the Official Zoning Map and applicable UDO provisions.
    “the County is hereby divided into multiple zoning districts, which shall be governed by all of the uniform use and areas requirements of this Ordinance and which are depicted on the Official Zoning Map.”
    3 more reviewed findings on this topic
    • Present (with conditions) — Pulaski County zoning under the UDO, covering the Town of Draper and unincorporated portions of the county; the UDO states that the county adopted zoning for the entire county in November 1990.
      “The provisions of this Ordinance shall apply to all property within the Town of Draper, VA and unincorporated portions of Pulaski County, Virginia. [...] Pulaski County adopted zoning for the entire County in November 1990.”
    • Present — County-administered zoning and land-use development in Pulaski County, particularly areas subject to the county UDO.
      “The Office of Planning & Zoning reviews and permits land use development though the administration of the Pulaski County Unified Development Ordinance. This Ordinance establishes zoning requirements, identifies permitted uses by zone district and it defines the requirements to subdivide or amend parcel boundaries.”
    • Present (with conditions) — Land-use development in unincorporated Pulaski County under the Pulaski County Unified Development Ordinance.
      “This Ordinance establishes zoning requirements, identifies permitted uses by zone district and it defines the requirements to subdivide or amend parcel boundaries.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across Pulaski County, including county-administered areas and incorporated Towns of Pulaski and Dublin.

    • Pulaski County administers the county UDO for county-regulated areas.
    • The incorporated Towns of Pulaski and Dublin administer their own land-use ordinances; the applicable town ordinance must be consulted inside town limits.
    • This is an aggregate conclusion and does not claim that Pulaski County administers the incorporated towns' ordinances.
    “The incorporated towns of Pulaski and Dublin administer their own land use ordinances. The Town offices should be consulted for development within the town limits.”
    2 more reviewed findings on this topic
    • Varies (with conditions) — Aggregate local zoning across Pulaski County: the county administers zoning under its UDO for the Town of Draper and unincorporated portions, while the incorporated Towns of Pulaski and Dublin administer their own land-use ordinances.
      “The incorporated towns of Pulaski and Dublin administer their own land use ordinances. The Town offices should be consulted for development within the town limits.”
    • Varies (with conditions) — Aggregate local zoning across Pulaski County: the county administers its UDO in unincorporated areas, while the Towns of Pulaski and Dublin administer their own land-use ordinances within town limits.
      “The incorporated towns of Pulaski and Dublin administer their own land use ordinances. The Town offices should be consulted for development within the town limits.”
  • Minimum lot sizeSpecified

    Low Density Residential (LR) district in county-administered areas of unincorporated Pulaski County.

    • Lot-size requirement varies with utility service.
    • The cited district table is subject to the county UDO and applicable health/septic requirements.

    minimum lot size with public water and public sewer: 0.25 acre (LR district) · minimum lot size with public water or public sewer: 0.5 acre (LR district) · minimum lot size with private well and private septic: 0.75 acre (LR district)

    “Minimum Lot Size .25 acre (public water & public sewer) .5 acre (public water or public sewer) .75 acre (private well & private septic)”
    3 more reviewed findings on this topic
    • District specific (with conditions) — Low Density Residential (LR) district under the Pulaski County UDO.
      “Minimum Lot Size .25 acre (public water & public sewer) .5 acre (public water or public sewer) .75 acre (private well & private septic)”
    • District specific (with conditions) — Medium Density Residential (MR) district under the Pulaski County UDO.
      “Minimum Lot Size .2 acre (public water & public sewer) .5 acre (public water or public sewer) .75 acre (private well & private septic)”
    • District specific (with conditions) — High Density Residential (HR) district under the Pulaski County UDO.
      “Minimum Lot Size .2 acre (public water & public sewer) .5 acre (public water or public sewer) .75 acre (private well & private septic)”
  • SetbacksDistrict specific (with conditions)

    Low Density Residential (LR) district under the Pulaski County UDO.

    • Maximum building height may be increased by up to ten feet if each setback is increased by one foot for every foot increase in height.
    • Corner lot setback is defined in Article 11.
    • Accessory-building setbacks differ by whether the structure is more than or less than 256 square feet.

    principal front setback: 25 feet (LR district) · principal side setback: 15 feet (LR district) · principal rear setback: 25 feet (LR district) · accessory building front setback over 256 square feet: 25 feet (LR district) · accessory building side setback over 256 square feet: 10 feet (LR district) · accessory building rear setback over 256 square feet: 10 feet (LR district) · accessory building side and rear setback under 256 square feet: 3 feet (LR district)

    “4.7 Low Density Residential (LR) (formerly R-1) [...] Building Setbacks (2) Front: 25 feet Side: 15 Feet Rear: 25 Feet”
    4 more reviewed findings on this topic
    • District specific (with conditions) — Medium Density Residential (MR) district under the Pulaski County UDO.
      “4.8 Medium Density Residential (MR) (formerly R-2) [...] Building Setbacks (2) Front: 20 feet Side: 10 Feet Rear: 20 Feet”
    • District specific (with conditions) — High Density Residential (HR) district under the Pulaski County UDO.
      “4.9 High Density Residential (HR) (formerly R-3) [...] Building Setbacks (2) Front:15 feet Side: 10 Feet Rear: 20 Feet”
    • Specified — Low Density Residential (LR) district in county-administered areas of unincorporated Pulaski County.
      “4.7 Low Density Residential (LR) (formerly R-1) [...] Building Setbacks (2) Front: 25 feet Side: 15 Feet Rear: 25 Feet”
    • District specific (with conditions) — Primary and accessory structures in the Agricultural (A) zoning district.
      “Building Setbacks (3)(4) Front: 35 feet Side: 20 Feet Rear: 35 Feet Accessory Building Setbacks (more than 256 square feet) Front: 35 Feet Side: 10 Feet Rear: 10 Feet Accessory Building Setbacks (less than 256 square feet) Front: 35 Feet Side: 3 Feet Rear: 3 Feet”
  • Who permits septicMixed (with conditions)

    Onsite sewage permitting and environmental-health services for Pulaski County.

    • The Virginia Department of Health Onsite Sewage and Water Supply Program and the New River Health District jointly provide the identified onsite sewage services.
    • The Pulaski County Health Department is a New River Health District location.
    “The Environmental Health Department provides site evaluation for design and permitting of septic systems and wells.”
    2 more reviewed findings on this topic
    • State (with conditions) — Onsite sewage permitting for Pulaski County through the Virginia Department of Health and New River Health District.
      “The Environmental Health Department provides site evaluation for design and permitting of septic systems and wells.”
    • State — Onsite sewage permitting and environmental-health review for Pulaski County through the Virginia Department of Health's New River Health District.
      “The Environmental Health Department provides site evaluation for design and permitting of septic systems and wells.”
  • Septic permitRequired

    Onsite sewage disposal systems for property in Pulaski County that is not served by public sewer or public water.

    • A permit to construct a sewage disposal system and private well must be obtained before the county issues a building permit when the property is not served by public sewer or public water.
    • If an existing sewage system is used, the health department must certify that it is adequate or issue a construction permit for necessary upgrades.
    • The construction permit is valid for 18 months and may be extended once for an additional 18 months if unavoidable delays are encountered and the request is made before expiration.
    • After installation, inspection, and receipt of the installer completion statement, the health department issues an Operations Permit.

    construction permit validity: 18 months (May be extended one time for an additional 18 months if unavoidable delays are encountered and requested before original expiration.)

    “For property that is not served by public sewer or a public water system the owner must obtain a permit to construct a sewage disposal system and private well before the county will issue a building permit.”
    2 more reviewed findings on this topic
    • Required — Septic service for a residential building application in Pulaski County.
      “Well □ Septic □ (MUST PROVIDE VIRGINIA DEPARTMENT OF HEALTH PERMIT)”
    • Required — Residential construction in Pulaski County using a well and septic system.
      “Well □ Septic □ (MUST PROVIDE VIRGINIA DEPARTMENT OF HEALTH PERMIT)”
  • Permit feesPublished (with conditions)

    Pulaski County building and zoning permit fees.

    • The building-fee PDF is marked Adopted 9-22-08.
    • Residential construction is listed at $0.16 per square foot plus tradesman fees.
    • Miscellaneous permits are $30 for the first $1,000 of value plus $5 for each additional amount; demolition is $50; temporary electrical is $50; manufactured-home fees are $100/$200/$300 by width; re-inspection is $50.
    • The county building page labels the fee schedule “2% State Sales Tax.”
    • No newer replacement building-fee schedule was located in the reviewed official materials.

    residential construction fee: per 0.16 USD per square foot (plus tradesman fees) · miscellaneous permit: 30 USD (first $1,000 of value, plus $5 for each additional amount) · demolition fee: 50 USD · temporary electrical fee: 50 USD (trade only) · re-inspection fee: 50 USD

    “Residential Construction: (Plus Tradesman) $0.16 per sf”
    2 more reviewed findings on this topic
    • Published (with conditions) — Pulaski County building and zoning permit fees published by the county.
      “BUILDING PERMIT FEE SCHEDULE Adopted 9-22-08 NEW CONSTRUCTION: Residential Construction: (Plus Tradesman) $0.16 per sf”
    • Published (with conditions) — Pulaski County building, trade, miscellaneous, demolition, temporary electrical, manufactured-home, reinspection, and zoning fees shown on the county's published fee schedule.
      “BUILDING PERMIT FEE SCHEDULE Adopted 9-22-08 NEW CONSTRUCTION: Residential Construction: (Plus Tradesman) $0.16 per sf”

Virginia rules that apply here

  • Owner-builder exemptionConditional

    A person performing or supervising construction, removal, repair, or improvement of no more than one primary residence owned by that person and for that person's own use during any 24-month period, including in Pulaski County.

    • The exemption is from the Virginia contractor-licensing chapter, not an express exemption from building permits.
    • The residence must be owned by the person claiming the exemption and must be for that person's own use.
    • The limit is no more than one primary residence during any 24-month period.
    • Persons exempt under subdivision A 7 must comply with the Uniform Statewide Building Code (§ 36-97 et seq.).
    • If the person is exempt under subdivision A 7, 10, 11, or 12 and conveys the property to a third-party purchaser, a certificate of occupancy must be obtained before conveyance unless the purchaser acknowledges in writing that no certificate of occupancy has been issued and consents to acquire the property without one.
    • Violation of the certificate-of-occupancy or Uniform Statewide Building Code requirements is a Class 1 misdemeanor; the third or subsequent conviction during a 36-month period is a Class 6 felony.

    primary residences: <= 1 residence (during any 24-month period)

    “A. The provisions of this chapter shall not apply to: [...] 7. Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period; [...] C. Any person who is exempt from the provisions of this chapter as a result of subdivision 7, 8, 9, 10, 11, 12, or 14 of subsection A shall comply with the provisions of the Uniform Statewide Building Code (§ 36-97 et seq.).”
    One more reviewed finding on this topic
    • Conditional — A person performing or supervising construction, removal, repair, or improvement of one primary residence owned by that person and for that person's own use, for contractor-licensing purposes.
      “Any person who performs or supervises the construction, removal, repair, or improvement of no more than one primary residence owned by him and for his own use during any 24-month period;”
  • InspectionsRequired

    Construction or permits subject to the Virginia Uniform Statewide Building Code, with inspections administered by the applicable local building official or approved inspection agency.

    • The building official must conduct the listed minimum inspections when applicable to the construction or permit.
    • The minimum inspections include footings, foundations, preparatory concrete work, structural members and fasteners before concealment, electrical/mechanical/plumbing systems before concealment, energy-conservation materials before concealment, and final inspection.
    • Where construction cost is less than $2,500, an inspection may be waived at the inspecting authority's discretion.
    • The permit holder must provide ladders, scaffolding, or test equipment necessary for a requested inspection and must notify the building official when an inspection stage is reached.
    • Approved third-party inspection reports may be accepted under the building official's written policy.
    • A final inspection is required upon completion of construction for which a permit was issued.

    construction cost threshold for discretionary inspection waiver: < 2500 USD (inspection may be waived at the discretion of the inspecting authority)

    “The following minimum inspections shall be conducted by the building official when applicable to the construction or permit:”
  • Certificate of occupancyRequired

    Occupancy or change of occupancy of buildings or structures regulated by the Virginia Uniform Statewide Building Code.

    • A certificate of occupancy must be obtained before occupancy or change of occupancy.
    • The building official issues it within five working days after approval of the final inspection and determination of compliance with the code and pertinent laws or ordinances.
    • A certificate of occupancy is not required for an IRC accessory structure.
    • A new certificate of occupancy is not required for an addition to an existing Group R-5 building that already has a certificate of occupancy.
    • A temporary certificate may be issued before completion if the portion can be occupied safely without endangering life or public safety.
    • For certain contractor-license exemptions, a certificate of occupancy must still be obtained before conveying the property to a third-party purchaser unless the purchaser acknowledges in writing that none was issued and consents to acquire without one.

    certificate issuance deadline after final inspection approval: 5 working days (when the building or structure is determined to comply with the code and pertinent laws or ordinances)

    “Prior to occupancy or change of occupancy of a building or structure, a certificate of occupancy shall be obtained in accordance with this section.”
  • Manufactured homesLimited

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

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

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

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

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

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

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

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

    Installation of sewage disposal systems statewide.

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

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

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

    Subdivision of land and its development in every Virginia locality.

    • The governing body of every locality must adopt the ordinance; the resulting subdivision controls are administered through the applicable locality's ordinance.
    “The governing body of every locality shall adopt an ordinance to assure the orderly subdivision of land and its development.”
  • Driveway accessRequired

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

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

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

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

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

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

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

    “Except as provided in this section, nothing herein shall be construed to prohibit, limit, or otherwise supersede existing local authority to regulate the short-term rental of property through general land use and zoning authority.”
  • Permit processPublished (with conditions)

    Construction, demolition, regulated installations, and related permit applications under the Virginia Uniform Statewide Building Code.

    • A permit application must be made to the building official and a permit obtained before covered work begins.
    • Emergency construction, alterations, or equipment replacement applications are due by the end of the first working day after work begins.
    • The building official may authorize work to begin while an application or permit is pending.
    • Applications may be submitted by mail and processed by mail unless the jurisdiction offers online processing or the applicant voluntarily chooses otherwise; an applicant may not be required to appear in person.
    • The application form is supplied by the local building department and must include a general description and location of the proposed work and other information required by the building official.
    • An application is abandoned six months after filing unless pursued in good faith or a permit is issued; the building official may grant extensions for justifiable cause.
    “Application for a permit shall be made to the building official and a permit shall be obtained prior to the commencement of any of the following activities, except that applications for emergency construction, alterations, or equipment replacement shall be submitted by the end of the first working day that follows the day such work commences.”
  • 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 floor area in unincorporated Pulaski County and the Town of Draper under the county UDO.
  • Tiny homes — Tiny-home occupancy in unincorporated Pulaski County and the Town of Draper under the county UDO.

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 Pulaski County, Virginia

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

Pulaski County scores 73/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: more administrative friction around building and land use.

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

Pulaski 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 (Pulaski 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 Pulaski County, Virginia?

Land in Pulaski County runs about $3,976 per acre, based on the latest county data.

What is the water situation in Pulaski County?

Pulaski County gets about 41.9" of rain a year, with severe drought in roughly 0.6% of years.

How remote is Pulaski County?

A representative private-land location has about 8,143 people within a 30-minute drive and 2,443,036 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 Pulaski compares in Virginia

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