Bolthole Index

Mason County, West Virginia

Building permits, zoning and land rules in Mason County, West Virginia

67Index Score / 100
#19 of 55 in West Virginia

Mason County, West Virginia has no confirmed general residential building permit requirement for unincorporated homes1, but development in a designated floodplain requires a local floodplain permit2. Countywide zoning has not been confirmed3. Septic permits for new installations come from the Mason County Health Department, whatever a city does with its own building permits or zoning4.

At a glance

Building permit
No general residential requirement confirmed for unincorporated land; ask about the county Development Permit15
Floodplain development
Local permit required in designated floodplain areas2
Zoning
No countywide zoning ordinance confirmed; municipalities may have separate rules36
Septic permits
Required for new installations; issued through Mason County Health Department, with the state on-site sewage program permitting surface-discharge systems478
Septic registration fee
$30 per tank, paid to the county health department9
RV or tiny-home living
No countywide rule confirmed; Point Pleasant limits RV placement in special flood hazard areas310
Owner-builder
Owner-performed work is exempt from contractor licensing, not from applicable permits11
Agricultural buildings
Agricultural structures and property have state building- and property-code exemptions1213

Who to call

Floodplain permits

Mason County Floodplain & Permits (Mason County Commission)

General Mason County Commission contact; the official county site lists Floodplain & Permits and its Development Permit Application

304-675-1110

200 Sixth Street, Point Pleasant, WV 25550

Online permits →

Building permits

Mason County Development Permit Application (Division of Homeland Security and Emergency Management)

Development Permit Application for residential and non-residential work, including new construction, repairs, alterations and flood-hazard review

Septic permits

Mason County Health Department

Septic tank registration and local administration for onsite sewage systems installed in Mason County

(304) 675-3050

216 Fifth Street, Point Pleasant, WV 25550

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in Mason 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 Mason County, West Virginia?

Mason County has no confirmed general residential building-code permit requirement for a home on unincorporated land1. The county nevertheless publishes a Development Permit Application that includes residential new construction, houses and mobile homes, and asks whether the site lies in an identified flood-hazard area5. Development inside a designated floodplain requires a county or community permit, and the local permit officer decides which mapped-zone standards apply214. West Virginia's State Building Code has force only in counties and municipalities that adopt it, with enforcement left to the local jurisdiction, and we could not confirm that Mason County has adopted it1516. Buildings used primarily for agricultural purposes are exempt from the State Building Code, the State Fire Code and any county or municipal building code that is or may be adopted, so a barn or farm structure would stay outside a Mason County code even if the county adopts one13. Floodplain, septic and other permits can still apply to those buildings17. Inside Point Pleasant, the city has adopted the State Building Code, so the city rather than the county is the place to ask about a building permit there18. Before designing a house outside a floodplain, ask Mason County Floodplain & Permits whether the Development Permit applies to the parcel19.

Who issues building permits in Mason County, and how do you reach them?

Mason County does not identify a separate residential building-inspection department, so the practical first contact is Floodplain & Permits through the Mason County Commission119. The commission is at 200 Sixth Street, Point Pleasant, WV 25550, and its main phone is 304-675-111019. The county's Division of Homeland Security and Emergency Management publishes the Development Permit Application for residential and non-residential projects5. The form covers new construction, repairs, alterations, fill and waterway work, and asks about mapped flood hazards5. For onsite sewage, contact the Mason County Health Department at 216 Fifth Street, Point Pleasant, WV 25550, phone (304) 675-305020.

Does Mason County have zoning?

We could not confirm a countywide zoning ordinance for unincorporated Mason County3. That is not the same as proof that every parcel is unrestricted: West Virginia counties may enact zoning for their entire jurisdiction or only part of it, while municipalities regulate land inside their own boundaries6. We also could not confirm countywide standards for setbacks, minimum dwelling size, building height, lot coverage or accessory dwellings on unincorporated land3. West Virginia's framework says that a locally adopted subdivision ordinance must contain lot-size and setback standards, but it supplies no single statewide numeric minimum21. Ask Floodplain & Permits about the parcel and ask the relevant municipality separately if the land is inside city limits196.

How do septic permits work in Mason County, West Virginia?

A written permit is required before installing a septic or other sewage-disposal system in Mason County, and the Mason County Health Department designs and evaluates new septic installations and issues the septic permit74. State law requires that written permit from the state commissioner or an authorized representative, which is the role the county health department fills locally22. The state On-Site Sewage program backs the county with rule interpretation and technical help on conventional and alternative systems8. Anyone who installs a septic tank must also register it and pay a $30 fee to the county health department where the tank is installed9. Only about 1.4% of Mason County soils are rated without severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency23. Alternative systems may be considered for new construction only on lots of at least 2 acres24. A residential surface-discharge system of 600 gallons per day or less is permitted by the state on-site sewage program rather than the county, and must qualify for a WVDEP discharge permit258. Ask the health department about the site design and inspection stages before finalizing a plan20.

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

We could not confirm a Mason County rule that allows, limits or prohibits long-term RV living, private-land camping or tiny-home occupancy on unincorporated land3. Private or off-grid sewage disposal is not automatically exempt from regulation: it needs written approval and must follow approved plans26. Inside Point Pleasant, an RV placed in a special flood hazard area must be on site for fewer than 180 consecutive days, remain licensed and highway-ready, or be installed under the city's manufactured-home placement and flood-reduction requirements10. That Point Pleasant rule does not establish permission elsewhere in Mason County10. The county's Development Permit Application includes a mobile home as a residential project type, but it does not settle RV or tiny-home occupancy5. Before buying, give Floodplain & Permits the parcel location and proposed use, then ask the Health Department whether the proposed sanitation system can be permitted1920.

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

  1. Ask Floodplain & Permits whether the parcel needs a Development Permit and whether it is in a mapped floodplain192.
  2. If directed, submit the county application with the project type, construction details and flood-hazard information it requests5.
  3. Contact the Mason County Health Department for the septic site evaluation and installation permit420.
  4. Apply for a well permit at least 15 calendar days before drilling, altering or abandoning a private well; the driller and owner obtain it jointly, and the permit is valid for one year27. The well must be drilled by a licensed well driller28.
  5. Contact the utility-locate service before excavation; the county form says to do so 48 hours to ten days before digging starts5.
  6. If the driveway joins a state highway, obtain the free Division of Highways encroachment permit before construction29.
  7. Obtain state construction-stormwater coverage before disturbing one acre or more, including a smaller site within a larger common plan30.
  8. An owner may personally perform work without a contractor license, but that exemption does not cancel applicable permits or inspections11.

What should you check before buying land in Mason County?

Check septic feasibility and slope before closing: about 1.4% of county soils lack severe limitations for a conventional drain field, and about 27.8% of the land has a slope of 15% or less2331. About 71.8% of Mason County is wooded, so clearing and access can materially affect the buildable site32. Verify flood status with Floodplain & Permits because development in a designated floodplain needs local review and permit costs vary233. A driveway connecting to a state highway needs a free Division of Highways permit, and its location, design and construction must meet highway specifications29. The typical effective property-tax rate is about 0.5%, and the median annual property-tax bill is $6823435. The nearest city of 100,000 or more is about 100 miles from the county center, so price travel and contractor availability into the project36.

Watch-outs

  • Mason County's application covers houses and asks about flood-hazard status, but we could not confirm whether the Development Permit is required for every new home outside a mapped floodplain; ask Floodplain & Permits before design work51.
  • Structures on parcels used primarily for agriculture are exempt from the State Building Code and any county or municipal building code, and agricultural property is exempt from any county property-maintenance code, but those exemptions do not waive separately applicable septic, floodplain or highway-access permits121317.
  • In Point Pleasant special flood hazard areas, RV placement is limited to fewer than 180 consecutive days unless the RV remains highway-ready or meets the city's manufactured-home placement and flood-reduction requirements10.

Sources

  1. Mason County, WV official site (2026 county census)
  2. Mason County – West Virginia, quoted and re-checked
  3. Mason County, WV official site (2026 county census)
  4. Environmental, quoted and re-checked
  5. Mason County Development Permit Application (Division of Homeland Security and Emergency Management) (masoncountywv.gov)
  6. West Virginia Code §8A-7-1. Authority for zoning ordinance (West Virginia statewide rule), quoted and re-checked
  7. West Virginia Code §16-1-9, quoted and re-checked
  8. On-Site Wastewater Management, quoted and re-checked
  9. Groundwater/UIC Program, quoted and re-checked
  10. Point Pleasant, West Virginia Code § 1721.06 Specific Requirements, quoted and re-checked
  11. West Virginia Code §30-42-6. Necessity for license; exemptions (West Virginia statewide rule), quoted and re-checked
  12. West Virginia Code §7-1-3n, quoted and re-checked
  13. West Virginia Code §15A-11-5, quoted and re-checked
  14. Mason County – West Virginia, quoted and re-checked
  15. West Virginia Code §15A-11-5, quoted and re-checked
  16. West Virginia Code §7-1-3n. Authority of certain counties as to building and housing codes; state building code (West Virginia statewide rule), quoted and re-checked
  17. West Virginia Code §15A-11-5. Promulgation of rules and statewide building code., quoted and re-checked
  18. Point Pleasant: Section 1707.01 Adoption (Mason County), quoted and re-checked
  19. Mason County Floodplain & Permits (Mason County Commission) (masoncountywv.gov)
  20. Mason County Health Department (masoncountyhealthdepartment.org)
  21. West Virginia Code §8A-4-2. Contents of subdivision and land development ordinance. (West Virginia statewide rule), quoted and re-checked
  22. West Virginia Code §16-1-9, quoted and re-checked
  23. 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
  24. On-Site Wastewater Management, quoted and re-checked
  25. On-Site Wastewater Management, quoted and re-checked
  26. West Virginia Code §16-1-9, quoted and re-checked
  27. 64 CSR 19 Water Well Regulations, quoted and re-checked
  28. Individual Water Supplies, quoted and re-checked
  29. Encroachment Permits, quoted and re-checked
  30. Construction Stormwater General Permit (West Virginia statewide rule), quoted and re-checked
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Wooded share of land: Bolthole Index county data
  33. Floodplain Permits, quoted and re-checked
  34. Effective property tax rate: Bolthole Index county data
  35. Median property tax bill: Bolthole Index county data
  36. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 16, 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

Unlike 4 of its 6 neighbors, Mason County requires no county building permit for a home.

RuleMason CountyJackson CountyPutnam CountyCabell CountyRoane CountyLincoln CountyWirt County
Building permitNot requiredNot requiredRequiredRequiredNot requiredRequiredRequired
County zoningNoNot publishedYesNoNoNoNo
Septic permitsCounty Health Dept.County Health Dept.County Health Dept.Cabell-Huntington Health Dept.County Health Dept.County Health Dept.County Health Dept.

County locator

Mason County in West Virginia

67
County map
Mason County highlighted among the West Virginia counties · colored by Index score

How Mason County scores

Seclusion56100% ev.
Self-Sufficiency59100% ev.
Admin Boringness86100% ev.
Durability64100% ev.
Property Autonomy26100% ev.
Carry Cost89100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$164kTypical home
0.5%Property tax
$2,972Land / acre
44.2"Annual rain
2% of yrsSevere drought
5.4 / yr (+5.2)Mid-century 100°F days
11 daysMid-century dry spell
1.67" (+9.4%)Mid-century 1-day rain
1.96×Wildfire change factor
100%Forward climate coverage
$1,241Home insurance / yr
-0.2% / yrInsurance growth
0.18%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
22,040People within 30 min
1,889,522People within 2 hr
48,924Radius comparison (15 mi)
57.5People / sq mi
0.4%Federal land
27.8%Land at 15% slope or less
1.4%Soils rated "not limited" for septic (strict USDA rating)
3,597 acWorkable land screen
71.8%Wooded land
62 tonsBiomass / forest ac
54.7°FAvg temp

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Cities and towns in Mason 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 Hartford City · Town of Henderson · Town of Leon · Town of Mason · Town of New Haven · Point Pleasant

Answers from the rulebook for Mason County

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

Mason County rules

  • Who permits septicCounty

    Septic tank registration and associated local administration for systems installed in Mason County.

    • The source describes county health department administration where the tank is installed.
    • The state DEP also administers registration-fee collection and the statewide septic-tank seal program.

    registration fee: 30 USD (per septic system tank)

    “Septic Tank Registration is required by any person who installs a septic tank. The owner of the septic system is required to pay a $30.00 registration fee which is paid to and collected by the County Health Department where the tank is installed.”
  • Septic permitRequired

    New septic installations and sewage-disposal-system installations or modifications in Mason County, West Virginia, where approval under the West Virginia on-site sewage rules is required.

    • The Mason County Health Department provides design and evaluation of new septic installations and issues permits.
    • West Virginia’s design-standard rule applies to persons involved in construction or operation of sewage treatment or collection systems requiring approval by the Bureau for Public Health.
    • The state design standards cover individual sewage treatment systems, including septic-tank soil-absorption systems and other systems serving individual dwellings and commercial establishments.
    • Residential wastewater systems with surface-water discharge of 600 gallons per day or less may also require a West Virginia Department of Environmental Protection NPDES permit before the state construction permit is issued.

    surface-discharge design flow threshold: <= 600 gallons/day (Residential wastewater systems with surface water discharge at or below this threshold are addressed through the state on-site sewage/NPDES permitting process.)

    “The Mason County Health Department provides many services for the county to protect the community. There is a cost for these services and permits which include: Design and evaluation of new septic installation with permits issued”
  • Building in a floodplainRequired

    Development in designated floodplain areas of Mason County.

    • Mason County is identified by the official county website as having a Floodplain & Permits function.
    • Floodplain ordinances include dredging, filling, grading, excavation, and construction or alteration of bridges, culverts, or other stream crossings as development activities that may require a county or community permit.
    • The applicable county or community permit officer determines the mapped floodplain area and standards.
    • All other permits required by federal or state law must be provided before issuance.
    “Every county and flood prone municipality in West Virginia participates in the National Floodplain Insurance Program (NFIP), and has an ordinance to regulate development in the floodplain. The ordinance includes a flood map that designates floodplain areas, and establishes a permitting system to regulate new development in the floodplain.”
  • Permit feesVariable (with conditions)

    County floodplain-development permitting in unincorporated Mason County.

    • The official state guidance states that the amount of the local fee varies; no Mason County-specific fee amount or fee schedule was located.
    • The applicable fee depends on the local county or community permit process.

    permit cost: varies

    “Before altering or relocating a watercourse in the floodplain, consult with the local county, town or city floodplain permit officer about whether a permit is required, and the amount of fee. In reviewing permit applications, the county or community will determine if the proposed project is within the designated floodplain, as well as the specific regulatory standards that pertain to the particular floodplain area.”
  • Permit processPublished (with conditions)

    Development and stream-related work in floodplain areas of Mason County.

    • The local county or community permit officer determines whether the project is within the designated floodplain and which standards apply.
    • Approximate A zones generally require a pre- and post-development engineering study for projects other than extremely small projects, demonstrating no unacceptable rise of 1 foot or greater.
    • AE zones without a designated floodway may not create more than a 1-foot cumulative rise, and the permit officer may require an engineering study.
    • AE zones with designated floodways require hydrologic and hydraulic analysis demonstrating no increase to the base flood elevation.
    • Before issuing a permit, the permit officer requires copies of all other permits required by federal or state law.

    Approximate A zone unacceptable rise threshold: < 1 ft (Except extremely small projects may be handled through written assurance that flood-carrying capacity is maintained.) · AE zone without floodway cumulative rise: <= 1 ft · AE zone with floodway base flood elevation increase: 0 ft

    “In Approximate A zones, the permit officer must be given written assurance that the flood carrying capacity of the stream will be maintained. On all but extremely small projects this will generally be accomplished by providing a pre- and post-development engineering study demonstrating the project will not cause an unacceptable rise (1-ft. or greater). [...] In AE zones with base flood elevations and floodways, hydrologic and hydraulic analysis is required to demonstrate that development will result in no increase to the base flood elevation (zero rise).”
  • County-wide zoningAbsent

    No county zoning ordinance appears on Mason County's official site; WV zoning is optional for county commissions and most rural counties remain unzoned.

    Mason County, WV official site ↗Scouted from the county site, not yet independently re-checked

West Virginia rules that apply here

  • Building permitLimited

    Building permits for construction, repair, or alteration in West Virginia; permit requirements depend on the applicable local jurisdiction and whether that jurisdiction has adopted and enforces a building code or otherwise regulates the work by state law or municipal ordinance.

    • West Virginia does not have statewide building code requirements.
    • A community that adopts and enforces a building code must use the State Building Code.
    • Municipal governing bodies have authority to require a permit as a condition precedent to erection, construction, repair, or alteration of structures or equipment regulated by state law or municipal ordinance.
    • A municipality may not require such permits of the state, a county, or another governmental entity, or their contractors, agents, or employees, for structures or equipment designated for governmental use.
    • The cited statewide sources do not establish that every construction project in every jurisdiction requires a building permit.
    “While West Virginia does not have statewide building code requirements, the adoption and implementation of building codes is strongly encouraged.”
  • Owner-builder exemptionAvailable

    A property owner or occupant personally performing construction work on a structure, for purposes of exemption from West Virginia contractor licensure.

    • The exemption concerns contractor licensure and does not itself waive any applicable building permit, State Building Code, State Fire Code, inspection, or certificate-of-occupancy requirement.
    • The statute separately exempts work personally performed by an owner or lessee on property whose primary use is agricultural or farming enterprise.
    • If the owner hires another person to perform the work for compensation, the hired person may be subject to contractor licensure requirements and building-permit prerequisites.
    “Except as otherwise provided in this code, the following are exempt from licensure: [...] Work personally performed on a structure by the owner or occupant thereof;”
  • Building code adoptedPartial

    West Virginia's State Building Code framework and its application in counties and municipalities that adopt the code.

    • The State Building Code has force and effect in counties and municipalities adopting it; it is not automatically applicable statewide solely by state promulgation.
    • A county or municipality may adopt the code only prospectively, not retroactively.
    • Buildings or structures utilized primarily for agricultural purposes are exempt from the State Building Code, the State Fire Code, and any adopted county or municipal building code or ordinance such as the ICC International Property Maintenance Code.
    • If another state law, county or municipal ordinance, or agency regulation imposes a more stringent or higher standard and is not inconsistent with West Virginia law or contrary to recognized standards and good engineering practices, that provision governs.
    • Enforcement is the responsibility of the respective local jurisdiction.
    • The active State Building Code rule is West Virginia Code of State Rules 87-04, effective August 1, 2022.

    effective date: 2022-08-01

    “The rules shall be in accordance with standard safe practices so embodied in widely recognized standards of good practice for building construction and all aspects related thereto and have force and effect in those counties and municipalities adopting the State Building Code: Provided, That each county or municipality may adopt the code to the extent that it is only prospective and not retroactive in its application; Provided, however, That buildings or structures utilized primarily for agricultural purposes shall be exempt from the provisions of the State Building Code, the State Fire Code, and any county or municipal building code or ordinance that is or may be adopted, such as the ICC International Property Maintenance Code.”
    One more reviewed finding on this topic
    • Partial — West Virginia State Building Code applicability in counties and municipalities that adopt it.
      “have force and effect in those counties and municipalities adopting the State Building Code”
  • InspectionsLimited

    Fire and life-safety inspections by the West Virginia State Fire Marshal for occupancies subject to the State Fire Code.

    • The State Fire Marshal inspection mandate excludes one- and two-family dwellings.
    • The State Fire Marshal may enter dwelling houses during construction and before occupancy to determine compliance with conditions of permits or licenses issued by the State Fire Marshal.
    • State Fire Code exemptions include buildings used wholly as dwelling houses for no more than two families and buildings used primarily for agricultural purposes, subject to the stated farm-structure exceptions for group sleeping, health care, or detention/correctional occupancy.
    “The State Fire Marshal shall inspect all structures and facilities, other than one- and two-family dwelling houses, subject to the State Fire Code and this article, including, but not limited to, state, county, and municipally owned institutions, all public and private schools, health care facilities, theaters, churches, and other places of public assembly to determine whether the structures or facilities are in compliance with the State Fire Code.”
  • Certificate of occupancyRequired

    A new building, an existing Industrial or Storage occupancy, or an existing building in which 50% or more of the space has been renovated or reconstructed, when covered by the West Virginia State Fire Code.

    • The certificate of occupancy must be obtained before the building is occupied or used for its intended purpose.
    • The certificate may involve the State Fire Marshal’s Office and is not limited to issuance by that office alone.
    • The State Fire Code does not apply to buildings used wholly as dwelling houses for no more than two families or buildings used primarily for agricultural purposes, except farm structures used for group sleeping accommodations for farm workers or for health care or detention/correctional occupancy.
    • Where applicable, projects must be designed by a licensed architect or professional engineer and obtain review approval from the Authority Having Jurisdiction before construction or the covered renovation/reconstruction.
    • After January 1, 2025, owners or occupants applying for a final inspection or certificate of occupancy must submit plan-review documents electronically.

    renovated or reconstructed space threshold: >= 50 percent (Existing building; the rule also covers every new building and existing Industrial and Storage occupancies.) · plan review completion period: <= 45 days (The Authority Having Jurisdiction must notify deficiencies; the owner or occupant has 10 days to submit additional documentation, and the AHJ has 10 days to complete review once requirements are met.) · electronic filing requirement effective date: 2025-01-01 (Applies to documents submitted for final inspection or certificate of occupancy.)

    “The owner or occupant of a new building, existing Industrial and Storage occupancies, or an existing building that has had 50% or more of the space renovated or reconstructed, shall obtain a certificate of occupancy including but not be limited to the State Fire Marshal’s Office alone, before the building is occupied or used for its intended purpose.”
  • Zoning districtsPartial

    West Virginia zoning ordinances and zoning district maps adopted by county or municipal governing bodies.

    • West Virginia law permits counties and municipalities to enact zoning ordinances; it does not provide a single statewide district map in the cited sources.
    • A county zoning ordinance may cover the entire county or only parts of it.
    • A municipality's zoning ordinance covers its entire jurisdiction.
    • Zoning boundaries and classifications must be shown on a zoning district map.
    • Certified maps must be filed with the applicable governing body, planning commission, and county clerk.
    • The cited sources do not identify the actual district names or maps for each county or municipality.
    “The boundaries of each zone and the designated classifications must be shown on a zoning district map. The boundaries may only be changed after appropriate public hearing and zoning district map changes are adopted by the governing body.”
    One more reviewed finding on this topic
    • Partial — West Virginia's statewide zoning-enabling framework; actual zoning districts and maps are established by individual county or municipal ordinances rather than by a statewide zoning map.
      “The governing body of a municipality or a county may regulate land use within its jurisdiction by: (1) Adopting a comprehensive plan; (2) Working with the planning commission and the public to develop a zoning ordinance; and (3) Enacting a zoning ordinance.”
  • Minimum lot sizeSpecified

    Subdivision and land-development ordinances adopted by applicable West Virginia governing bodies and administered through applicable planning commissions.

    • The cited statute requires local subdivision and land-development ordinances to include lot-size standards but does not establish a single statewide numeric minimum lot size.
    • Actual requirements may vary by local ordinance, zoning district, subdivision type, or applicable exemption.
    • The statute also provides for waivers from minimum standards.

    lot-size regulation: Subdivision and land-development ordinances must include standards for lot sizes. (Local standards and waivers may apply.)

    “The standards for setback requirements, lot sizes”
  • SetbacksSpecified

    Subdivision and land-development ordinances adopted by applicable West Virginia governing bodies and administered through applicable planning commissions.

    • The cited statute requires local subdivision and land-development ordinances to include setback standards but does not establish a single statewide numeric setback.
    • Actual requirements may vary by local ordinance, zoning district, subdivision type, or applicable exemption.
    • The statute provides a process for waivers from minimum standards.

    setback regulation: Subdivision and land-development ordinances must include standards for setback requirements. (Local standards and waivers may apply.)

    “A subdivision and land development ordinance shall include the following provisions: [...] The standards for setback requirements, lot sizes, streets, sidewalks, walkways, parking, easements, rights-of-way, drainage, utilities, infrastructure, curbs, gutters, street lights, fire hydrants, storm water management and water and wastewater facilities; [...] The process for granting waivers from the minimum standards of the subdivision and land development ordinance;”
  • Building heightDistrict specific

    West Virginia authorizes county and municipal governing bodies to regulate building height through zoning ordinances; the actual height limits, if any, are established locally and may apply by zone or district.

    • A county zoning ordinance may cover the county’s entire jurisdiction or only parts of it.
    • A municipality’s zoning ordinance covers its entire jurisdiction.
    • The cited state provisions authorize height regulation but do not establish a statewide numeric height limit.
    • Overlay districts and special design districts may impose additional development standards.
    • Factory-built-home standards may not be more restrictive than standards for site-built homes.
    • Floodplain zoning may regulate the height of floor levels above base flood elevation.
    “(8) Regulating the height, area, bulk, use and architectural features of buildings, including reasonable exterior architectural features and reasonable aesthetic standards for factory-built homes;”
  • Manufactured homesAllowed (with conditions)

    HUD-compliant factory-built homes, including manufactured homes, used as housing statewide in West Virginia.

    • The factory-built home standards, prototypes, subsystems, materials, and components must be certified acceptable by the federal Department of Housing and Urban Development.
    • Municipal and county land-use ordinances and regulations may apply, but must uniformly apply design standards and associated review and permitting procedures to factory-built and other single-family constructed homes.
    • Construction and installation must comply with applicable flood-zone requirements, including 44 C.F.R. §60.3(1976), and any applicable statute or rule relating to building in a flood zone.
    “(a) Notwithstanding any existing provisions of law, municipal or county ordinance or state building code, the standards for factory-built homes, housing prototypes, subsystems, materials and components certified as acceptable by the federal Department of Housing and Urban Development are considered acceptable and are approved for use in housing construction in this state. [...] (c) A governing body of a municipality or a county, when enacting any ordinance or regulation for the purposes of regulating the subdivision, development and use of land, shall uniformly apply such design standards and associated review and permitting procedures for factory-built and other single-family constructed homes. [...] (d) Factory-built homes, like other types of homes, shall be constructed and installed in conformity with the requirements of 44 C.F.R. §60.3(1976) and any applicable statute or rule relating to building in a flood zone.”
    One more reviewed finding on this topic
    • Limited — Occupancy of a factory-built home site within a West Virginia factory-built home rental community.
      “However, nothing in this article prohibits a landlord from prescribing reasonable requirements governing, as a condition of occupancy, the style, size or quality of the factory-built home, or other structures placed on the factory-built home site.”
  • Accessory dwellingsAllowed (with conditions)

    At least one accessory dwelling unit by right on a lot or parcel containing a single-family dwelling within a West Virginia municipality, subject to the statutory definition and applicable regulatory requirements.

    • The accessory dwelling unit must be self-contained and independently accessed, be on the same parcel as a larger single-family dwelling, and include cooking, sleeping, and sanitation facilities.
    • The unit may be attached, detached, or internal to the single-family dwelling.
    • An attached or detached unit may not exceed 75 percent of the single-family dwelling's gross floor area or 1,000 square feet, whichever is less.
    • The municipality may impose applicable fire, building, construction, zoning, and other federal, state, and local regulatory requirements.
    • A municipality may require a water-system and sewer-system will-serve letter, or Department of Health approval where municipal or private water or sewer service is unavailable.
    • A municipality may charge an application-review fee up to $250 per accessory dwelling unit, in addition to usual building fees.
    • The statutory restrictions apply to policies, regulations, or ordinances in effect on or after January 1, 2027, and conflicting provisions are invalid to the extent of the conflict.
    • The statute does not regulate short-term rentals and does not supersede applicable regulatory requirements.

    maximum detached or attached ADU size: <= 75 percent of primary dwelling gross floor area (The alternative cap is 1,000 square feet, and the lesser limit controls.) · maximum detached or attached ADU size: <= 1000 square feet (The alternative cap is 75 percent of the primary dwelling gross floor area, and the lesser limit controls.) · maximum application-review fee: <= 250 USD per accessory dwelling unit (Usual building fees may be charged in addition to the application fee.) · conflicting municipal policy effective date: >= 2027-01-01 (Conflicting provisions are invalid to the extent of the conflict.)

    “a municipality shall not adopt a policy, regulation, or ordinance that restricts, prohibits, or otherwise regulates the use of at least one accessory dwelling unit”
  • Septic inspectionRequired

    Installation of new septic tank systems and modifications to existing septic tank systems statewide in West Virginia

    • A septic system may not be used or placed into operation until installation has been approved in writing by the director.
    • No soil-absorption portion may be covered until approved in writing by the director; anything covered before approval may be ordered uncovered.
    • The director may conduct as many inspections as necessary during construction, installation, modification, or operation to determine compliance.
    • The procedure states that proper final inspection is necessary to verify the system is in the originally approved and permitted area, meets separation distances, is properly constructed and installed as designed, uses approved methods and materials, and is expected to function without creating a public-health hazard.
    “Proper final inspection of a septic tank system is necessary in order to assure the following:”
  • Off-grid sanitationLimited

    Private or off-grid systems or methods of drainage, water supply, sewage, or excreta disposal in Mason County.

    • The system requires a written permit before installation or establishment.
    • The system must comply with plans, specifications, and instructions issued by or approved in writing by the commissioner or authorized representative.
    • The statute does not categorically prohibit private or off-grid systems; it conditions them on state sanitation permitting.
    • Commercial or industrial wastes subject to West Virginia Department of Environmental Protection regulatory control are excluded from this section.
    “All systems or methods shall be installed or established in accordance with plans, specifications and instructions issued by the commissioner or which have been approved in writing by the commissioner or his or her authorized representative.”
    One more reviewed finding on this topic
    • Limited — Non-conventional or alternative onsite sewage systems used for residential sanitation in Mason County under West Virginia's statewide onsite sewage program.
      “Non-conventional on-site sewage systems include, but not limited to, home aeration systems, low pressure dosing systems and recirculating sand filters. These non-conventional/alternative systems are used when a conventional system has failed and cannot be repaired by conventional means, or when soil conditions are extremely poor. Alternative systems may be considered for new construction only if the lot is two acres or larger in size.”
  • Well permitRequired

    Private potable-water wells in Mason County under West Virginia's Water Well Regulations, 64 CSR 19.

    • The rule applies statewide to water wells and is enforced by the Commissioner.
    • A permit is obtained jointly by the water well contractor and property owner.
    • Application must be made at least 15 calendar days before drilling, construction, alteration, or abandonment unless emergency conditions apply.
    • Emergency permits may be issued to minimize actual or potential harm to human health, the environment, or property; the certified well driller must contact the Commissioner by the next business day and submit the application and completion report within five calendar days after initial contact.
    • Repairs, redevelopment, cleaning, or screen replacement that do not include deepening, and acidizing, may be conducted without an individual permit.
    • A permit is valid for one year unless revoked, subject to possible extension upon written request.
    • The rule is effective July 1, 2026 and terminates August 1, 2028.

    application lead time: >= 15 calendar days (unless emergency conditions prevail) · permit validity: 1 year (unless revoked; extension may be granted upon written request) · effective date: 2026-07-01 · sunset date: 2028-08-01

    “No person shall drill, construct, alter, or abandon a water well unless the Commissioner, pursuant to this rule, has issued a valid permit, except where the emergency procedures set forth in subsection 4.3 of this rule apply.”
    2 more reviewed findings on this topic
    • Required — Drilling, modifying, or abandoning an individual water well in Mason County.
      “Residents of West Virginia who want to have a well drilled, or who wish to modify or abandon an existing well, must apply and obtain a permit from their Local Health Department prior to drilling, modifying, or abandoning the well. The application for permit is available below. Individual water well must be drilled by licensed well driller.”
    • Required — Drilling, modifying, or abandoning an individual water well in West Virginia.
      “Residents of West Virginia who want to have a well drilled, or who wish to modify or abandon an existing well, must apply and obtain a permit from their local health department prior to drilling, modifying, or abandoning the well.”
  • Agricultural exemptionConditional

    Structures on parcels used primarily for agricultural purposes and agricultural property subject to a county building, housing, or property-maintenance code in West Virginia, including Mason County if such a county code applies.

    • County commissions are authorized to adopt building and housing codes for the entire county or portions of the county.
    • A county building or housing code does not apply to structures on parcels used primarily for agricultural purposes.
    • The municipal exception applies where a municipal corporation has adopted and has in effect a housing and building code, unless the municipality provides otherwise by ordinance.
    • If a county adopts a property maintenance code or ordinance, all property used for agricultural purposes is exempt.
    • Existing county building codes are void one year after promulgation of a state building code by the State Fire Commission; any subsequently adopted county building code must be the state building code.
    • The state building code does not apply within a municipal corporation that has not adopted the state building code.
    “or to structures on parcels of land used primarily for agricultural purposes. [...] shall exempt all property used for agricultural purposes.”
    4 more reviewed findings on this topic
    • Conditional — Buildings or structures utilized primarily for agricultural purposes in West Virginia, including any county building code or ordinance adopted by Mason County
      “Provided, however, That buildings or structures utilized primarily for agricultural purposes shall be exempt from the provisions of the State Building Code, the State Fire Code, and any county or municipal building code or ordinance that is or may be adopted, such as the ICC International Property Maintenance Code.”
    • Available (with conditions) — Buildings or structures utilized primarily for agricultural purposes in West Virginia, including Mason County.
      “Provided, however, That buildings or structures utilized primarily for agricultural purposes shall be exempt from the provisions of the State Building Code, the State Fire Code, and any county or municipal building code or ordinance that is or may be adopted, such as the ICC International Property Maintenance Code.”
    • Available (with conditions) — Buildings or structures utilized primarily for agricultural purposes under West Virginia’s State Building Code framework.
      “shall be exempt from the provisions of the State Building Code, the State Fire Code, and any county or municipal building code or ordinance”
    • Available (with conditions) — Agricultural operations and farm or agricultural uses subject to municipal requirements, nuisance actions, or zoning-related limitations under West Virginia law.
      “A requirement of a municipality does not apply to an agricultural operation situated outside of the municipality’s corporate boundaries on the effective date of this chapter.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land development subject to a local subdivision and land-development ordinance adopted under West Virginia law.

    • The local ordinance must include minor and major subdivision processes, planning-commission approval authority, review, approval, recording, fees, waivers, and improvement-location permits.
    • The statute allows exemptions for certain land development, including single-family residential structures and farm structures.
    • The cited statute does not itself provide one uniform statewide subdivision approval process for every parcel; local governing bodies and planning commissions administer the ordinance.

    planning-commission approval: Required before development commences when a subdivision and land-development ordinance applies. (Applicable local exemptions and ordinance provisions may apply.) · plat recording: Required before construction commences after approval. (The plat is recorded in the clerk's office of the county commission where a majority of the land lies.) · fees: A schedule of fees proportioned to the cost of checking and verifying proposed plats.

    “plans and plats must be approved by the applicable planning commission”
  • Driveway accessRequired

    New driveways or approaches connecting to state highways in Mason County.

    • The permit is available free of charge from any Division office.
    • Permits are required by state law to prevent uncontrolled access to state highways that could reduce roadway safety or interfere with efficient traffic movement.
    • Permits are granted when the driveway or approach provides legitimate access to private property and its location, design, and construction comply with Division of Highways specifications.
    • Driveways must satisfy safety requirements concerning sight distance, drainage, slopes, curves, grades, intersections, signs, signals, and drainage interference.
    • Unauthorized driveway installation can result in a fine or removal by Highways employees.
    • Applicants should check with the applicable District Office before building.
    “A reminder from the Division of Highways to property owners building new driveways — don’t forget your permit. Available free of charge from any Division office, permits are required by state law in order to assure that there is no uncontrolled access to state highways that would reduce the road’s safety or interfere with efficient movement of traffic. Unauthorized driveway installation can result in a fine or removal by Highways employees.”
    One more reviewed finding on this topic
    • Required — New driveways or approaches connecting private property to West Virginia state highways or located within state highway rights-of-way.
      “A reminder from the Division of Highways to property owners building new driveways — don’t forget your permit. Available free of charge from any Division office, permits are required by state law in order to assure that there is no uncontrolled access to state highways that would reduce the road’s safety or interfere with efficient movement of traffic.”
  • county zoning authorityGeneral

    West Virginia counties adopting zoning for all or part of their jurisdiction, including unincorporated areas.

    • The county governing body must work with the planning commission and the public to develop the zoning ordinance.
    • The ordinance may cover the county's entire jurisdiction or only parts of it.
    • The statute also authorizes municipalities to regulate land use within their own jurisdictions; municipal zoning is not county zoning.
    • No effective date or fee is stated in the cited provision.
    “(3) Enacting a zoning ordinance. (b) A zoning ordinance may cover a county's entire jurisdiction or parts of its jurisdiction.”
  • county building authorityGeneral

    West Virginia county commissions adopting and enforcing building and housing codes for residential construction in unincorporated portions of the county.

    • The county commission must act by order duly entered of record.
    • Codes may establish and regulate minimum building and housing standards for improving health, safety, and well-being.
    • Codes may apply to the entire county or any portion or portions constituting an effective area; the county need not adopt the code for other portions.
    • The code does not apply within a municipal corporation that has adopted and has in effect a housing and building code unless and until the municipality provides otherwise by ordinance.
    • Structures on parcels used primarily for agricultural purposes are excluded.
    • Any county property-maintenance code or ordinance must exempt property used for agricultural purposes and is unenforceable as to agricultural property.
    • Existing county building codes became void one year after promulgation of a state building code by the State Fire Commission; after that voidance, a county adopting a building code must adopt the state building code.
    • A county may adopt the state building code after promulgation, but it does not apply within a municipal corporation that has not adopted it.
    “county commissions are hereby authorized and empowered, by order duly entered of record, to adopt building and housing codes”
    One more reviewed finding on this topic

Inside cities and towns in Mason County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Living in an RVLimited

    Recreational vehicles placed within any special flood hazard area in the City of Point Pleasant.

    • The recreational vehicle must be on site for fewer than 180 consecutive days; or
    • It must be fully licensed and ready for highway use, meaning it is on its wheels or jacking system, attached only by quick-disconnect utilities and security devices, and has no permanently attached additions; or
    • It must be installed in accordance with the ordinance's Manufactured Home Placement requirements and all other flood-reduction requirements.
    • This rule is limited to special flood hazard areas and does not establish a countywide rule for private property outside those areas.

    maximum placement period under first alternative: < 180 consecutive days (The alternatives for highway-ready vehicles or manufactured-home-compliant installation also apply.)

    “Recreational vehicles to be placed within any special flood hazard area shall either: 1. Be on site for fewer than 180 consecutive days.”

Still unanswered

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

  • Local zoning — Aggregate local zoning across Mason County, including municipalities and unincorporated areas; the county government is not presumed to administer municipal zoning.
  • Minimum dwelling size — Minimum residential dwelling size in unincorporated Mason County.
  • Lot coverage — Lot coverage in unincorporated Mason County.
  • Camping on your land — Temporary camping on private land in Mason County, including camping in recreational vehicles, travel trailers, motor homes, tents, or similar units.
  • Tiny homes — Occupancy of tiny homes or similarly small dwelling units on private land in Mason County, including unincorporated areas.
2 more unanswered
  • Mandatory utility hookup
  • Short-term rentals

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 Mason County, West Virginia

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

Mason County scores 67/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property. Watch-outs: a weaker property-autonomy legal backdrop.

Do you need a building permit in Mason County, West Virginia?

Mason County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Mason County Health Department - Environmental Health Division. 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 Mason County, West Virginia?

Land in Mason County runs about $2,972 per acre, based on the latest county data.

What is the water situation in Mason County?

Mason County gets about 44.2" of rain a year, with severe drought in roughly 2% of years.

How remote is Mason County?

A representative private-land location has about 22,040 people within a 30-minute drive and 1,889,522 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 Mason compares in West Virginia

Compare side-by-side →See all 55 West Virginia counties ranked →