Bolthole Index

Southampton County, Virginia

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

70Index Score / 100
#36 of 133 in Virginia

Southampton County, Virginia requires building permits for covered construction and applies the Virginia Uniform Statewide Building Code12. Unincorporated land is subject to county zoning, with allowed uses and lot standards varying by district34. Septic and private-well approvals go through the Virginia Department of Health's Southampton County office567.

At a glance

Building permit
Required before covered construction, demolition or regulated installation work begins1
Zoning
Yes on unincorporated land; uses and lot standards vary by district84
Septic permit
A written state permit is required; start with the Southampton County Health Department96
Private well
A state construction permit and approval inspection are required7
RV living
Flood-hazard sites have duration and highway-readiness limits; general private-land occupancy remains unconfirmed1011
Tiny home
Detached tiny-home occupancy remains unconfirmed; confirmed floor-area minimums apply to garden apartments and manufactured homes in parks121311
Owner-builder
A limited contractor-licensing exemption applies, but building permits and inspections still apply14115
Farm structures
Qualifying nonresidential farm buildings are exempt from the state Building Code, subject to stated exceptions16

Who to call

Building permits

Southampton County Department of Community Development

Building permits, plan review, inspections, certificates of occupancy or completion, and zoning inquiries

757.653.3015

shcwebmaster@southamptoncounty.org

26022 Administration Center Dr., Courtland, VA 23837

Septic permits

Virginia Department of Health — Southampton County Health Department

Local contact for state-administered onsite sewage and private-well applications

757-653-3040

26022 Administration Center Drive P.O. Box 09 Courtland, VA 23837

Floodplain permits

Southampton County Department of Community Development — Floodplain Management

Flood maps, floodplain regulations and floodplain-development questions

757-742-6756

rprince@southamptoncounty.org

24283 Cheroenhaka Road, Courtland, Virginia 23837

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

Off-grid gear

Going off-grid in Southampton 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 Southampton County, Virginia?

Southampton County, Virginia requires a building permit before covered construction, demolition or regulated installations begin, subject to the state code’s exemptions1. Community Development reviews construction documents, conducts inspections and issues certificates of occupancy or completion11. Southampton County’s permit package applies the Virginia Uniform Statewide Building Code; the 2021 edition became effective in January 2024217. An owner may qualify for a contractor-licensing exemption for work on no more than 1 primary residence owned for personal use during a 24-month period, or a qualifying house given to an immediate-family member who lives there; building-code compliance still applies14. The county requires the exemption statement and affidavit18. Applicable footing, foundation, structural, trade, energy and final inspections still apply, and the permit holder must notify the building official when work is ready1519. Qualifying nonresidential farm buildings have a state Building Code exemption, subject to use and floodplain exceptions16.

Who handles Southampton County building permits, and how do you reach the office?

Southampton County's Department of Community Development handles building permits, plan review, inspections, certificates of occupancy or completion, and county zoning clearance for unincorporated property113. The office is at 26022 Administration Center Dr., Courtland, VA 23837; call 757.653.3015 or email shcwebmaster@southamptoncounty.org11. A residential application needs the zoning application, site plan, construction documents, a Health Department report for well-and-septic property and, in a Special Flood Hazard Area, a flood-elevation certificate20. Commercial plans need zoning clearance from the appropriate county or town and may also need stormwater, floodplain, structural, fire and trade documentation21. Electronic documents are preferred; incomplete residential packages are not reviewed20. Ask Community Development for the adopted building-permit fee schedule and any re-inspection charges222311.

Does Southampton County have zoning?

County zoning governs unincorporated Southampton County, with uses and dimensional standards varying by district84. A-1 generally requires 40,000 square feet per lot, subject to other Chapter 18 provisions24. R-1 requires 20,000 square feet with either public water or sewer, or 30,000 with neither; lot averaging and cluster subdivisions are allowed under the ordinance25. R-2 single-family lots require 30,000 square feet without public water or sewer, 20,000 with public water but no public sewer, or 10,000 with both; onsite sewage remains subject to health-department requirements26.

A-1 and R-1 generally require structures to stand 50 feet from street rights-of-way, or 100 feet along U.S. highways; the 75-foot rule applies along state highways in A-1 and primary highways in R-1, with exceptions for signs and qualifying additions2728. Ask Community Development for the parcel’s district, side and rear yards, and applicable exceptions11. County zoning clearance applies outside incorporated municipalities; town property may need separate zoning approval, while septic and private-well applications remain with VDH’s Southampton County Health Department32957.

How do septic permits work in Southampton County?

A written Virginia construction permit is required before constructing, expanding or modifying an onsite sewage system in Southampton County30. An off-grid home with an onsite sewage system still needs the state sewage construction permit30. Contact the Southampton County Health Department at 26022 Administration Center Drive P.O. Box 09 Courtland, VA 23837, or call 757-653-30406. The Western Tidewater Environmental Health program reviews onsite systems and issues private-well permits57. Septic feasibility deserves early attention because 0% of mapped county soils rate as free of severe limitations for a conventional drain field; that does not mean septic is impossible, but a site evaluation should precede a fixed house plan31. Unless expressly authorized otherwise, an installation must not be covered or used before approval; professionally certified designs have a stated exception32.

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

In Southampton County’s regulated flood hazard areas, an RV must stay fewer than 180 consecutive days and be fully licensed and ready for highway use, or meet the ordinance’s manufactured-home requirements10. Highway readiness means wheels or a jacking system, quick-disconnect utilities and security devices, and no permanently attached additions10. That floodplain provision does not establish a general right to residential RV occupancy; ask Community Development about the parcel’s zoning and proposed duration, and Floodplain Management about the site’s flood designation101133.

Southampton County requires at least 500 square feet of permanent enclosed living area for a manufactured home in a park13. R-2 garden apartments require 600 square feet of livable floor area, excluding garages, carports, cellars, basements, attics, open porches, patios and breezeways, with up to 10% of units allowed below that minimum12. Neither rule supplies a detached tiny-home minimum; we could not confirm a specific tiny-home occupancy rule, so ask Community Development before choosing a design121311. A permanent small home still faces building-permit and district-specific zoning review14.

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

  1. Ask Community Development to confirm the jurisdiction, zoning district and allowed residential use113.
  2. Contact the Southampton County Health Department for septic review and a private-well permit before fixing the house location6307.
  3. Ask Floodplain Management whether the site is in a Special Flood Hazard Area; residential applications require a licensed surveyor's flood-elevation certificate there3334.
  4. Assemble the zoning application, site plan, construction documents and applicable Health Department report; incomplete residential applications are not reviewed20.
  5. Include a copy of the VDOT driveway permit when applicable35.
  6. Submit the building-permit application before covered work begins1.
  7. Request required building and trade inspections and pass the residential final inspection before occupancy23.
  8. Obtain the certificate of occupancy before moving in36.

What should you check before buying land in Southampton County?

Before buying a tract to split, contact the Southampton County Health Department: Western Tidewater Environmental Health reviews new subdivision plans, and county planning, zoning, access and utility requirements may also apply376. Test septic feasibility early because 0% of mapped Southampton County soils rate as free of severe limitations for a conventional drain field31. Ask Floodplain Management about mapped flood risk; residential development in a Special Flood Hazard Area requires an elevation certificate, while commercial encroachment into a regulatory flood area can require a sealed flood study and additional elevation details333438. Confirm legal road access and whether a VDOT driveway permit applies35. For private water, plan for a health-department permit and inspection7. The effective property-tax rate is about 0.7%, and the median annual bill is about $1,3803940.

Watch-outs

  • County zoning governs unincorporated territory, but allowed uses and lot standards vary by district and incorporated towns may issue their own zoning approvals8429.
  • Mapped soils rate poorly for conventional drain fields countywide, so complete septic-site review before choosing a house site or assuming a standard system will work3130.
  • An RV in Southampton County’s regulated flood hazard areas must meet the duration and highway-readiness conditions or manufactured-home requirements; that rule alone does not authorize residential occupancy10.

Sources

  1. 13VAC5-63-80. Section 108 Application for permit, quoted and re-checked
  2. Commercial Building Permit Application Package, quoted and re-checked
  3. Residential Building Permit Application, quoted and re-checked
  4. Chapter 18, Article II, A-1 Agricultural District, Sec. 18-38, quoted and re-checked
  5. VDH - Division of Onsite Water and Wastewater Services (2026 county census)
  6. Virginia Department of Health — Southampton County Health Department (vdh.virginia.gov)
  7. Onsite Program (Well and Septic), quoted and re-checked
  8. Chapter 18, Article XV, Supplementary Regulations, Southampton County Code, quoted and re-checked
  9. Onsite Program (Well and Septic), quoted and re-checked
  10. Southampton County Code, Section 18-400, Floodplain Districts, quoted and re-checked
  11. Southampton County Department of Community Development (southamptoncounty.org)
  12. Southampton County Code, Section 18-167, Special Regulations for Multiple-Family Dwellings, quoted and re-checked
  13. Southampton County Code, Section 18-105, Manufactured Home Parks, quoted and re-checked
  14. Code of Virginia, § 54.1-1101. Exemptions; failure to obtain certificate of occupancy; penalties, quoted and re-checked
  15. 13VAC5-63-130. Section 113 Inspections, quoted and re-checked
  16. Code of Virginia § 36-99. Provisions of Code; modifications (Virginia statewide rule), quoted and re-checked
  17. 13VAC5-63-10. Chapter 1 Administration; Section 101 General, quoted and re-checked
  18. Commercial Building Permit Application Package, quoted and re-checked
  19. 13VAC5-63-130. Section 113 Inspections, quoted and re-checked
  20. Residential Building Permit Application, quoted and re-checked
  21. Commercial Building Permit Application Package, quoted and re-checked
  22. Permit Application Submittal Checklist - 2023, quoted and re-checked
  23. Residential Building Permit Application, quoted and re-checked
  24. Southampton County Code, Chapter 18, Article II, Agricultural District A-1, quoted and re-checked
  25. Southampton County Code, Chapter 18, Article V, Residential District R-1, quoted and re-checked
  26. Southampton County Code, Section 18-158, R-2 Minimum Lot Area, quoted and re-checked
  27. Southampton County Code, Chapter 18, Article II, Agricultural District A-1, quoted and re-checked
  28. Southampton County Code, Chapter 18, Article V, Residential District R-1, quoted and re-checked
  29. cms7files1.revize.com, quoted and re-checked
  30. 12VAC5-610-240. Permits; general (Virginia statewide rule), quoted and re-checked
  31. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  32. 12VAC5-610-320. Inspection and correction, quoted and re-checked
  33. Southampton County Department of Community Development — Floodplain Management (southamptoncounty.org)
  34. Residential Building Permit Application, quoted and re-checked
  35. Residential Building Permit Application, quoted and re-checked
  36. 13VAC5-63-160. Section 116 Certificates of occupancy, quoted and re-checked
  37. Environmental Health, quoted and re-checked
  38. Commercial Building Permit Application Package, quoted and re-checked
  39. Effective property tax rate: Bolthole Index county data
  40. Median property tax bill: Bolthole Index county data

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

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Compared with neighboring counties

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

RuleSouthampton CountyFranklin CitySussex CountyIsle of Wight CountySurry CountySuffolk CityPrince George County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVA Dept. of HealthVDHVA Dept. of HealthVA Dept. of Health

County locator

Southampton County in Virginia

70
County map
Southampton County highlighted among the Virginia counties · colored by Index score

How Southampton County scores

Seclusion61100% ev.
Self-Sufficiency61100% ev.
Admin Boringness3990% ev.
Durability66100% ev.
Property Autonomy66100% ev.
Carry Cost81100% 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 →

$279kTypical home
0.7%Property tax
$3,618Land / acre
49"Annual rain
1% of yrsSevere drought
7.1 / yr (+6.5)Mid-century 100°F days
12.6 daysMid-century dry spell
2.28" (+4.3%)Mid-century 1-day rain
1.38×Wildfire change factor
100%Forward climate coverage
$1,348Home insurance / yr
3.3% / yrInsurance growth
1.72%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
3,798,699People within 2 hr
29,632Radius comparison (15 mi)
30People / sq mi
0.1%Federal land
99%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
63.8%Wooded land
62.7 tonsBiomass / forest ac
59.4°FAvg temp

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Cities and towns in Southampton 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 Boykins · Town of Branchville · Town of Capron · Town of Courtland · Town of Ivor · Town of Newsoms

Answers from the rulebook for Southampton County

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

Southampton County rules

  • Owner-builder exemptionAvailable (with conditions)

    Owner-builder or owner-contractor licensing exemptions used in Southampton County permit applications.

    • Primary-residence work qualifies if the applicant has not owned more than one primary residence in Virginia during the preceding 24 months.
    • An owner may qualify when the structure is a gift to an immediate-family member who will live in it upon completion.
    • Other listed exemptions include certain owner-use commercial, retail, industrial, or manufacturing improvements and residential dwelling units subject to the Virginia Residential Landlord Tenant Act.
    • The applicant must file the required written statement and affidavit and affirm familiarity with the statutory prerequisites.
    “The work consists of the construction, removal, repair or improvement of my primary residence and I have not owned more than one primary residence in Virginia during the past 24 months.”
  • InspectionsRequired

    Residential building construction subject to Southampton County inspection.

    • The final inspection must pass before occupancy.
    • Additional trade inspections apply where electrical, plumbing, or mechanical work is included.
    • Re-inspection charges may apply under the county fee schedule.
    “The structure / addition listed herein may not be occupied until such time as the Final Inspection has been passed and/or the Certificate of Occupancy has been issued by this office.”
  • County-wide zoningPresent (with conditions)

    Southampton County's unincorporated territory is governed by county zoning regulations in Chapter 18 of the County Code, including site-plan, district, use, and dimensional requirements.

    • The cited supplementary-regulations provision applies to real property in unincorporated Southampton County for which site-plan approval is required under Article XX.
    • The provision expressly lists exceptions, including renovation or repairs or additions expanding less than fifty percent of the existing square footage, certain same-or-lower land-use-classification changes, utility-scale solar developments regulated by Section 18-630.A, property developed under Article XA, and one- and two-family dwellings.
    • The county code is published on Municode, the official publisher identified in the research instructions.
    “The requirements of this article shall apply to all real property, public and private, located within unincorporated Southampton County for which site plan approval is required pursuant to Article XX of this chapter except the following:”
  • Local zoningVaries (with conditions)

    Countywide aggregate of district-specific zoning rules in unincorporated Southampton County; allowed uses, lot areas, and other controls vary by zoning district, including A-1, R-1, and RCR.

    • The A-1 agricultural district sets a forty-thousand-square-foot minimum lot area except where the chapter provides otherwise.
    • The R-1 residential district has its own permitted-use schedule and conditional-use requirements.
    • The RCR recreational residential district has a separate permitted-use schedule, including conditional-use requirements for certain camps, campgrounds, restaurants, and other uses.
    • This aggregate claim does not state that every rule applies identically throughout the county.

    A-1 minimum lot area: 40000 square feet (Except as provided elsewhere in Chapter 18) · RCR minimum lot area: 6250 square feet (Except as provided elsewhere in Chapter 18)

    “In the recreational residential district, RCR, structures to be erected or land to be used shall be for one (1) or more of the following uses:”
    2 more reviewed findings on this topic
    • Present (with conditions) — County zoning clearance for property in Southampton County outside incorporated municipalities.
      “Special Zoning Approval Letter from: Boykins__ Branchville__ Capron__ Courtland__ Ivor__ Newsoms__”
    • Varies (with conditions) — Aggregate local zoning status for Southampton County, including county and town jurisdictions.
      “Copy of the Approved Site Plan and Zoning Clearance from appropriate jurisdiction ( County or Towns)”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Garden apartment dwelling units in the R-2 residential district.

    • The 600-square-foot minimum excludes garages, carports, cellars, basements, attics, open porches, patios, and breezeways.
    • Up to ten percent of units may be below the minimum.

    minimum livable floor area: >= 600 square feet (Up to ten percent of units may be constructed with less floor area.)

    “Each garden apartment dwelling unit shall contain at least six hundred (600) square feet of livable floor area, exclusive of garages, carports, cellars, basements, attics, open porches, patios or breezeways, except that up to ten (10) percent of the units may be constructed with less floor area than this minimum.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Manufactured homes located in Southampton County manufactured home parks.
      “No manufactured home shall be permitted in a park with less than five hundred (500) square feet of permanent enclosed living area.”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential dwellings in the R-2 district.

    • Minimum lot area for individual or on-site sewage disposal systems is subject to health department requirements.
    • The ordinance separately provides lot-width requirements and different standards for single-family, two-family, three-family, four-family, five-family-or-more, and townhouse dwellings.

    R-2 single-family without public water or sewer: >= 30000 square feet · R-2 single-family with public water but not public sewer: >= 20000 square feet · R-2 single-family with public water and sewer: >= 10000 square feet

    “Single-family dwellings: a. Without public sewer service or public water service 30,000 sq. ft. 100 b. With public water service but not public sewer service 20,000 sq. ft. 100 c. With both public water service and public sewer service 10,000 sq. ft. 75”
    2 more reviewed findings on this topic
    • District specific (with conditions) — Permitted uses in the A-1 agricultural district.
      “Except as provided elsewhere in this chapter, the minimum lot area for permitted uses shall be forty thousand (40,000) square feet.”
    • District specific (with conditions) — Lots in the R-1 residential district.
      “The minimum lot area shall be twenty thousand (20,000) square feet for lots having either public water or sewer facilities; thirty thousand (30,000) square feet for lots having neither public water nor sewer facilities. Averaging lot area and cluster subdivisions are permitted in article XV.”
  • SetbacksDistrict specific (with conditions)

    Structures in the R-1 residential district.

    • The general rule is subject to other Chapter 18 provisions.
    • Additions to existing nonconforming structures may project into the required front yard only if they do not extend closer to the right-of-way than the original structure and do not exceed fifty percent of the existing gross floor area.
    • Permitted signs may be erected up to ten feet from the street right-of-way.
    • On a U.S. highway, structures other than signs must be at least 100 feet from the right-of-way; on a primary highway, at least 75 feet.

    general street-right-of-way setback: >= 50 feet (U.S. highway: 100 feet; primary highway: 75 feet; permitted signs: 10 feet.)

    “Except as provided elsewhere in this chapter, structures shall be at least fifty (50) feet from any street right-of-way, except that where an addition is planned to an existing nonconforming structure, such an addition may extend or project into the required front yard provided such addition does not extend or project any closer to the street right-of-way than the original structure and provided that such addition does not exceed fifty (50) percent of the gross floor area of the existing structure, except that permitted signs may be erected up to ten (10) feet from the street right-of-way. On a U.S. highway structures other than signs shall be set back at least one hundred (100) feet from the street right-of-way and on a primary highway at least seventy-five (75) feet.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Structures in the A-1 agricultural district.
      “Except as provided elsewhere in this chapter, structures shall be at least fifty (50) feet from any street right-of-way, except that where an addition is planned to an existing nonconforming structure, such addition may extend or project into the required front yard provided such addition does not extend or project any closer to the street right-of-way than the original structure and provided that such addition does not exceed fifty (50) percent of the gross floor area of the existing structure and except that permitted signs may be erected up to ten (10) feet from the street right-of-way. On a U.S. highway structures other than signs shall be set back at least one hundred (100) feet from the right-of-way and on a state highway at least seventy-five (75) feet.”
  • Living in an RVLimited

    Recreational vehicles placed on sites in Southampton County flood hazard areas governed by Section 18-400.

    • The RV must either be on the site for fewer than 180 consecutive days and be fully licensed and ready for highway use, or meet all requirements for manufactured homes under Section 18-400(d)(1).
    • The provision applies in the identified flood hazard areas covered by the floodplain article.

    maximum temporary site duration: < 180 consecutive days (Unless the RV meets all requirements for manufactured homes under Section 18-400(d)(1).)

    “All recreational vehicles placed on sites must either: a. Be on the site for fewer than one hundred eighty (180) consecutive days, be fully licensed and ready for highway use (a recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices and has no permanently attached additions); or b. Meet all the requirements for manufactured homes in subsection 18-400 (d)(1).”
  • Subdividing landRegulated (with conditions)

    New subdivision plan review for properties within the Western Tidewater Health District, including Southampton County.

    • The health district's environmental-health program includes new subdivision plan review.
    • Additional county planning, zoning, access, and utility requirements may apply.
    “The program includes: Providing a copy of your septic system layout Permit application and plan review System inspections Property improvement requests (home additions, pools, decks, etc.) New subdivision plan review”
  • Driveway accessLimited

    Residential building-permit applications where a VDOT driveway permit is applicable.

    • The county application requires a copy of the VDOT driveway permit only if applicable.
    • The source does not establish the specific VDOT criteria for when a permit is required.
    “Copy of VDOT Driveway Permit, if applicable - Yes___ No___ (Check the appropriate spaces)”
  • Building in a floodplainRequired

    Building-plan submissions involving flood hazard areas, regulatory SFHAs, floodways, or structures below regulatory floodplain elevation.

    • For flood hazard areas, plans must identify the Regulatory Flood Protection Elevation.
    • Encroachments into a regulatory SFHA or floodway require a flood study sealed by the design engineer.
    • Plans must show finished-floor, electrical, and mechanical equipment elevations.
    • The county checklist requires identification of the Regulatory Base Flood Elevation plus 18 inches of freeboard.
    • Floodproofing details, emergency preparedness action plans, and elevation or floodproofing certificates may be required.

    freeboard: 18 inches (identified as county requirement in the commercial plan checklist)

    “Identify Regulatory Base Flood Elevation (BFE) plus 18” freeboard (County) on all architectural plans”
    One more reviewed finding on this topic
    • Required — Residential development in a Special Flood Hazard Area or 100-year floodplain.
      “If located in a Special Flood Hazard Area provide a licensed surveyor’s Flood Elevation Certificate.”
  • Permit feesPublished (with conditions)

    Southampton County building-permit fee information.

    • The official page links an 'Adopted Fee Schedule July 26 2022'; the fee amounts were not available in the successfully opened page text.
    • The page also links current residential and commercial permit packages.
    “Please review the applications below for the respective building construction. Permit Application Submittal Checklist (7/23) Residential Permit Application Package 2026 Commercial Building Permit Application Package Southampton County - Climate and Geographic Table 1 Swimming Pools and Spas Permit Application Package 2025 Inspection Scheduling Handout 2021 Adopted Fee Schedule July 26 2022”
  • Permit processPartial

    Southampton County commercial building permit application and plan-review process.

    • The package requires zoning clearance from the appropriate county or town jurisdiction.
    • Plans must address stormwater, floodplain, architectural, structural, fire, electrical, plumbing, and related requirements when applicable.
    • A Statement of Special Inspections is required unless exempt under Code of Virginia section 54.1-402 or authorized by the building official.
    “A Flood Study is required for any encroachment into a regulatory SFHA or floodway and must be sealed by the design engineer”
    One more reviewed finding on this topic
    • Published (with conditions) — Residential building-permit applications in Southampton County.
      “The application will not be reviewed if all items have not been included: Electronic permit documents are preferred. Will accept hard copy at office or by mail.”

Virginia rules that apply here

  • Building permitRequired

    Construction or demolition of buildings or structures, and the listed installations or alterations, throughout Virginia under the Virginia Uniform Statewide Building Code.

    • A permit must be obtained before commencement of construction or demolition of a building or structure and specified installations or alterations.
    • For emergency construction, alterations, or equipment replacement, the application must be submitted by the end of the first working day after work commences; the building official may authorize work to commence pending receipt of the application or issuance of the permit.
    • Applications and related inspections are not required for the listed exemptions, including specified low-voltage or communications installations; one-story detached tool or storage sheds, playhouses, or similar structures not exceeding 256 square feet and not classified as Group F-1 or H; detached utility buildings not exceeding 150 square feet; tents or air-supported structures covering 900 square feet or less with occupant load of 50 or less; fences subject to stated exceptions; concrete or masonry walls not exceeding six feet; qualifying retaining walls supporting less than three feet of unbalanced fill; qualifying swimming pools not exceeding 150 square feet and less than 24 inches deep; qualifying signs; same-capacity replacement LP-gas containers; flagpoles 30 feet or less; qualifying temporary ramps; minor and ordinary construction work; listed ordinary repairs; qualifying crypts, mausoleums, and columbaria not exceeding 1,500 square feet; and billboard safety upgrades.
    • A permit may nevertheless be required for exempt replacement siding, roofing, and windows in a locality-designated historic district or for exempt items in a special flood hazard area.
    • A permit applicant must provide proof of contractor licensure or certification, or a written statement that the applicant is not subject to contractor or subcontractor licensure or certification; the applicant must also provide proof that required county, city, or town taxes or license fees have been paid.

    detached exempt structure area: <= 256 square feet (must be one story, detached, used as a tool or storage shed, playhouse, or similar use, and not Group F-1 or H) · detached utility building area: <= 150 square feet (must house publicly regulated utility equipment) · tent or air-supported structure area: <= 900 square feet (occupant load must be 50 or less) · concrete or masonry wall height: <= 6 feet (measured above finished grade) · retaining wall unbalanced fill: < 3 feet (must not impound Class I, II, or III-A liquids or support a surcharge other than ordinary unbalanced fill) · small swimming pool surface area: <= 150 square feet (must be less than 24 inches deep) · flagpole height: <= 30 feet · temporary dwelling ramp entrance height: <= 30 inches (serving Groups R-3 or R-5 dwelling units) · crypt, mausoleum, or columbarium area: <= 1500 square feet (must not be for occupancy, must be used solely for interment, and must not be subject to special inspections)

    “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.”
    One more reviewed finding on this topic
    • Required — Construction or demolition of buildings and structures and listed regulated installations in Southampton County.
      “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.”
  • Building code adoptedAdopted (with conditions)

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

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

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

    “The effective date of the 2021 Uniform Statewide Building Code, 2021 Statewide Fire Prevention Code, 2021 Industrialized Building Safety Regulations and the 2021 Amusement Device Regulations is Jan. 18, 2024.”
    2 more reviewed findings on this topic
    • Adopted — Construction governed by the Virginia Uniform Statewide Building Code in Southampton County, including construction for which the 2021 code applies.
      “Note: This code is also known as the 2021 edition of the USBC due to the use of the 2021 editions of the model codes. B. Section 101.2 Incorporation by reference. Chapters 2 - 35 of the 2021 International Building Code, published by the International Code Council, Inc., are adopted and incorporated by reference to be an enforceable part of the USBC.”
    • Adopted — Virginia Uniform Statewide Building Code as applicable to construction in Southampton County.
      “Prior to the issuance of a permit to construct, remove or improve any structure, Section 108.4 of the Virginia Uniform Statewide Building Code (USBC) requires the applicant to either:”
  • 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.”
    One more reviewed finding on this topic
    • Required — Occupancy or change of occupancy of buildings and structures in Southampton County.
      “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.”
  • Who permits septicState (with conditions)

    Onsite sewage and private-well permitting applicable to Southampton County.

    • For property without public sewer or public water, VDH permitting is required before the county issues a building permit.
    • Existing sewage systems require either health-department adequacy certification or a construction permit for necessary upgrades.
    “Property that is not served by public sewer or a public water system requires permitting by the Virginia Department of Health (VDH).”
    One more reviewed finding on this topic
  • Septic permitRequired

    Construction, operation, expansion, or modification of a sewage disposal or handling system in Virginia.

    • A written construction permit is required before construction, expansion, or modification.
    • A written operation permit is required for sewage disposal systems constructed after the effective date of the chapter.
    • Permit conditions may be imposed and must be followed.
    • The $75 statutory onsite sewage permit application fee may be waived for applicants below federal poverty guidelines or applications for a pit privy or repair of a failing onsite sewage system; the fee is refunded if the Department denies a permit for land on which the applicant seeks to construct a principal residence.

    onsite sewage permit application fee: 75 USD (Statutory fee; waiver and refund provisions apply as stated in § 32.1-164(C).)

    “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
    One more reviewed finding on this topic
    • Required — Construction of sewage disposal systems on property without public sewer or public water.
      “The property owner or agent must obtain a permit to construct a sewage disposal system or private well before the county will issue a building permit.”
  • Septic inspectionRequired

    Installation of onsite sewage disposal systems in Southampton County.

    • No installation may be covered with earth or used until inspected, corrected if necessary, and approved.
    • The district or local health department may expressly authorize otherwise.
    • The rule does not apply to installations pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.
    • The rule is inapplicable to a Type III septage disposal facility.
    “No part of any installation shall be covered with earth or used until inspected, corrections made if necessary, and approved, by the district or local health department or unless expressly authorized by the district or local health department.”
    One more reviewed finding on this topic
    • Limited — Installation of sewage disposal systems statewide.
      “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
  • Off-grid sanitationLimited

    Sanitation on property not served by public sewer.

    • Off-grid sanitation requires VDH permitting.
    • Existing systems require adequacy certification or a construction permit for necessary upgrades.
    “Property that is not served by public sewer or a public water system requires permitting by the Virginia Department of Health (VDH).”
  • Well permitRequired

    Private wells in Southampton County, excluding monitoring wells.

    • VDH permits all wells except monitoring wells.
    • The well site must meet setbacks from potential contaminant sources and minimum construction requirements.
    • The source also states that inspections occur during or after construction, before approval as a drinking-water supply, and for abandonment.
    “VDH permits all wells with the exception of monitoring wells.”
    One more reviewed finding on this topic
    • Required — Private wells in Southampton County, excluding monitoring wells.
      “Environmental Health reviews and issues permits for private wells.”
  • 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.”
  • Short-term rentalsLimited

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Still unanswered

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

  • Zoning districts — Published zoning districts and district-specific standards in Southampton County.
  • Lot coverage — Lot coverage in unincorporated Southampton County.
  • Building height — Building height in unincorporated Southampton County.
  • Camping on your land — Temporary camping in unincorporated Southampton County.
  • Tiny homes — Tiny-home occupancy in unincorporated Southampton County.
1 more unanswered
  • Mandatory utility hookup

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.

Water rights & wells in Southampton County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Virginia’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Household wells are exempt from the groundwater withdrawal permit even inside a Groundwater Management Area, but a private well in a GWMA must be registered with DEQ within 30 days (Va. Code 62.1-258); a permit is triggered only at 300,000 gal/month.

Limit: < 300,000 gal/month (no withdrawal permit)

Virginia DEQ — Ground Water Withdrawal Permitting ↗
  • Eastern Virginia Groundwater Management Areapartial of county

    DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95.

    Virginia DEQ / 9VAC25-600-20 ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Virginia state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Southampton County, Virginia

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

Southampton County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: more administrative friction around building and land use.

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

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

Land in Southampton County runs about $3,618 per acre, based on the latest county data.

What is the water situation in Southampton County?

Southampton County gets about 49" of rain a year, with severe drought in roughly 1% of years. On water rights, Southampton County lies in the Eastern Virginia Groundwater Management Area — DEQ has imposed mandatory withdrawal reductions on large Coastal Plain permittees because permitted demand exceeds sustainable aquifer yield (declining heads, land subsidence, saltwater-intrusion risk). Household wells (<300,000 gal/mo) are exempt but must be registered. The I-95-west counties (Fairfax, Chesterfield, Hanover, Henrico, Prince William, Spotsylvania, Stafford, Caroline) are included only east of I-95..

How remote is Southampton County?

A typical private-land location has about 29,632 people within 15 miles and 4,415,481 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Southampton compares in Virginia

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