Building permits, zoning and land rules in Mercer County, West Virginia
68Index Score / 100 #10 of 55 in West Virginia
Mercer County, West Virginia requires a permit from the county Floodplain Administrator before any development, new construction or placement of a structure, with a $20 determination fee on all proposed development1. We could not confirm a separate county building code for ordinary homes. Mercer County has no countywide zoning, though towns such as Princeton set their own rules2. Septic systems and water wells are permitted by the Mercer County Health Department34.
At a glance
Building permit
County floodplain permit required for any development or new structure; general building code not confirmed15
Zoning
No countywide zoning; municipal rules may still apply inside a town2
Septic
Permitted through the Mercer County Health Department36
Owner-builder
Personal work by an owner or occupant is exempt from contractor licensure7
Floodplain building
Same county permit; in flood hazard areas expect inspections and a certificate of compliance before occupancy89
Water well
A county health department permit and site approval are required4
RV living
Floodplain placement and occupancy are restricted; rules elsewhere remain unconfirmed10
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Do you need a building permit in Mercer County, West Virginia?
Yes, a county permit is required, and it comes from the Floodplain Administrator. Mercer County's floodplain ordinance makes it unlawful to undertake development, new construction, a substantial improvement, or the placement or relocation of any structure, including a manufactured home, within Mercer County without a completed application, a site plan and a permit from the Floodplain Administrator1. A $20 floodplain determination fee applies to all proposed development, and in a regulated flood hazard area the permit fee is $10 per thousand dollars of estimated construction value for a one- or two-family dwelling1. Fees double if work starts before the permit is issued11. In flood hazard areas, county officials may inspect construction, and a certificate of compliance is required before occupancy or a permanent utility connection89. We could not confirm that the county has adopted a general building code or runs a building department for ordinary homes, so ask the County Commission about anything beyond the floodplain permit5. The City of Princeton has adopted the West Virginia State Building Code itself, so a Princeton parcel follows city rules12. Structures used primarily for agriculture are exempt from the State Building Code and any adopted county or municipal building code13.
Who issues building and land permits in Mercer County?
For the county's building and development permit, contact the Mercer County Office of Floodplain Management in Princeton, which handles the determination, permit, inspections and certificate of compliance141. The floodplain determination fee is $20, while development-permit fees vary with the estimated construction value11. Septic permits and water-well permits are not issued by that office or by any town: contact the Mercer County Health Department in Bluefield for both, wherever the parcel sits in the county634. Zoning is a third, separate matter; the county has none, so ask the city or town if the parcel is inside one2. A new driveway connecting to a state highway needs a free permit from the West Virginia Division of Highways, not a county permit15.
Does Mercer County have zoning?
Mercer County does not have countywide zoning, and the County Commission has stated that Mercer County has no zoning laws2. That answer covers county-administered zoning; it does not establish the rules inside incorporated municipalities, which may regulate land through their own ordinances1617. No county rule was confirmed for tiny-home occupancy, minimum dwelling size, setbacks, building height or short-term rentals in unincorporated areas, so ask the County Commission about the parcel rather than treating silence as permission. Floodplain regulation still applies without zoning: development, placement or relocation of a structure in a regulated flood-hazard area can require a permit, site plan and certificate of compliance18. Mercer County's agricultural exclusion under its dilapidated-building ordinance is limited to that ordinance and is not a blanket exemption from health, floodplain or state requirements19.
How do septic and well permits work in Mercer County?
The Mercer County Health Department issues onsite sewage and septic permits, conducts site evaluations and performs inspections in Mercer County36. Contact that office before choosing a house site because only about 3.4 percent of county soils are rated without severe limitations for a conventional septic drain field20. That soil rating does not make a parcel unbuildable, but it makes early evaluation and room in the budget for an alternative or engineered design especially important. The same Health Department is the local permitting authority for constructing, modifying or abandoning a water well; site approval comes before permit issuance, and a certified well driller must perform the work4. We could not confirm a complete Mercer County rule for privies, holding tanks, composting toilets or other off-grid sanitation, so take a proposed alternative system directly to the Health Department before buying equipment or relying on it in a site plan.
Can you live in an RV or tiny home in Mercer County?
Mercer County's countywide rules for living in an RV or tiny home outside mapped flood-hazard areas could not be confirmed, so absence of countywide zoning should not be read as automatic approval2. Within an identified floodplain, RV placement and occupancy require a completed permit application and certificate of compliance, and the RV must satisfy the ordinance's construction provision, remain for fewer than 180 consecutive days, or be fully licensed and ready for highway use10. Ready for highway use means the RV stays on its wheels or jacking system, has only quick-disconnect utilities and security devices, and has no permanently attached additions10. A manufactured home in a flood-hazard area requires a licensed West Virginia manufactured-home installer, a permanent anchored foundation and an engineered design with the lowest floor and utilities at least 2 feet above Base Flood Elevation21. Ask the County Commission about occupancy and parcel-specific restrictions, the Health Department about wastewater, and the relevant municipality if the property lies inside town limits316.
What steps should you follow to build in Mercer County?
Apply to the Mercer County Office of Floodplain Management for the development permit with a site plan, and ask whether the house site is in a regulated flood-hazard area; the determination fee is $20141.
Ask the County Commission whether any other county building requirement applies, because the county's general building-code adoption could not be confirmed5.
Apply early to the Mercer County Health Department for septic approval and any needed water-well permit634.
If you will personally perform the work, document the owner-builder exemption from contractor licensure; that exemption does not waive applicable permits or inspections7.
Obtain a free Division of Highways permit before building a driveway onto a state highway15.
If land disturbance reaches 1 acre, or is part of a larger common plan, apply through the state environmental agency's electronic system for stormwater coverage22.
What should you check before buying land in Mercer County?
Start with septic suitability and terrain: only about 3.4 percent of Mercer County soils avoid severe conventional-drain-field limitations, only 24.3 percent of land has a slope of 15 percent or less, and about 87.4 percent is wooded202324. Check the flood map before pricing a house site, driveway or utility run because regulated flood-hazard development can require county permits, inspections and a certificate of compliance89. The nearest city of 100,000 or more people is about 101 miles from the county center, while Mercer County has roughly 58,057 residents and a density near 138.6 people per square mile252627. For carrying costs, the effective property-tax rate is about 0.5 percent and the median annual property-tax bill is about $5892829. Verify legal access and obtain the state permit if the driveway enters a state highway15.
Watch-outs
Mercer County's floodplain ordinance requires a permit before any development or new structure, and starting before approval doubles the fees without excusing compliance111.
The county's general building-code adoption could not be confirmed; ask the County Commission before treating the floodplain permit as the only county requirement5.
No countywide rule was confirmed for tiny homes, minimum dwelling size, setbacks, building height or short-term rentals in unincorporated Mercer County; ask the County Commission about the parcel2.
Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Mercer County highlighted among the West Virginia counties · colored by Index score
How Mercer County scores
Seclusion55100% ev.
Self-Sufficiency54100% ev.
Admin Boringness88100% ev.
Durability80100% 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 →
$154kTypical home
0.5%Property tax
$2,733Land / acre
42.1"Annual rain
0.9% of yrsSevere drought
0.2 / yr (+0.2)Mid-century 100°F days
11.3 daysMid-century dry spell
1.47" (+8.1%)Mid-century 1-day rain
1.71×Wildfire change factor
100%Forward climate coverage
$1,242Home insurance / yr
0% / yrInsurance growth
0.43%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
49,759People within 30 min
1,374,888People within 2 hr
60,673Radius comparison (15 mi)
138.6People / sq mi
0.1%Federal land
24.3%Land at 15% slope or less
3.4%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Mercer County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
Not yet researched: Town of Athens · Bluefield · Town of Bramwell · Town of Oakvale
Answers from the rulebook for Mercer County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Mercer County rules
Building permitRequired
Any development, new construction, substantial improvement, repair of substantial damage, or placement or relocation of any structure, including manufactured homes, within Mercer County.
A permit application and standard site plan must be completed before work begins.
A permit must be obtained from the Mercer County Floodplain Administrator.
For land partially or fully in the regulatory floodplain that is subdivided, used for a manufactured-home park or subdivision, or otherwise developed, a detailed site plan must be submitted to and approved by the Floodplain Administrator before development.
In areas of flood hazard, occupancy or use requires a certificate of compliance from the Local Floodplain Administrator.
A $20 floodplain determination fee applies to all proposed development.
A $50 fee applies for a special flood hazard determination form for real-estate, loan, or insurance purposes.
For proposed development in a regulated flood-hazard area, fees are $10 per thousand dollars of estimated construction value for one- and two-family dwellings, $8 per thousand for accessory structures, and $20 per thousand for other structures.
Additional fees are $25 per acre or part thereof for site plans, grading, and filling, and $100 per thousand for floodway development reviews.
Applicants must reimburse additional review or inspection costs, including professional engineering and surveying, and the Floodplain Administrator may require a deposit.
Fees are doubled when work requiring a permit starts before the permit is obtained; paying the doubled fee does not excuse compliance or other penalties.
The ordinance provides a written appeal to the Mercer County Flood Board within 30 days after notification of the Floodplain Administrator's decision.
floodplain determination fee: 20 USD (assessed on all proposed development) · special flood hazard determination form fee: 50 USD (for real-estate, loan, or insurance purposes) · one- and two-family dwelling permit fee: per 10 USD per thousand dollars of estimated construction value (proposed development in a regulated flood-hazard area) · accessory structure permit fee: per 8 USD per thousand dollars of estimated construction value (proposed development in a regulated flood-hazard area) · other structure permit fee: per 20 USD per thousand dollars of estimated construction value (proposed development in a regulated flood-hazard area) · site plan, grading, and filling fee: per 25 USD per acre or part thereof (additional fee) · floodway development review fee: per 100 USD per thousand dollars of estimated construction value (additional fee) · pre-permit work fee multiplier: 2 times stated fees (when work requiring a permit starts or proceeds before obtaining a permit)
“It shall be unlawful for any person, partnership, business, or corporation to undertake or cause to be undertaken, any development or the new construction, substantial improvement, repair of substantial damage, the placement or relocation of any structure (including manufactured homes) within Mercer County, unless a permit application and standard site plan has been completed, and a permit has been obtained from the Floodplain Administrator.”
An owner or lessee personally performing construction work on owned or leased real property in a Mercer County floodplain-regulated project.
The ordinance defines contractor to exclude a person who personally performs construction work on real property that the person owns or leases, for commercial or residential purposes.
The owner-builder must still comply with the floodplain permit, site-plan, inspection, certificate-of-compliance, fee, and construction requirements.
The permit application requires contractor license information or an affidavit that the work is performed by individuals exempt from contractor licensing under Title 28, Series 2, section 3.9(b) of the West Virginia Code of State Regulations.
If no licensed contractor is involved, or the work has aggregate value below $10,000 including materials and labor, a brief written description and estimated value suffices.
aggregate work value threshold: < 10000 USD (including materials and labor; a brief written description and estimated value suffices)
“Contractor does not include: [...] (2) A person who personally performs construction work on the site of real property which the person owns or leases whether for commercial or residential purposes;”
InspectionsLimited
Development subject to the Mercer County Floodplain Ordinance.
During construction, the Floodplain Administrator or another authorized official may inspect the premises for compliance with the permit application and applicable laws and ordinances.
The Floodplain Administrator or authorized official may inspect covered development to determine whether it has been altered into non-compliance.
For manufactured homes in identified flood hazard areas, a valid WV Manufactured Home Installer must perform a site inspection and certify in writing that installation meets the ordinance standards.
Certificate issuance is based on inspections required by the ordinance or local administrative procedures and, where required, elevation, hydraulic, flood-proofing, or encroachment documentation.
“During the construction period, the Floodplain Administrator or other authorized official may inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all applicable laws and ordinances.”
One more reviewed finding on this topic
Limited — Development covered by the Mercer County Floodplain Ordinance.
“During the construction period, the Floodplain Administrator or other authorized official may inspect the premises to determine that the work is progressing in compliance with the information provided on the permit application and with all applicable laws and ordinances.”
Certificate of occupancyLimited
Occupation, use, and permanent utility connections for buildings or premises in areas of flood hazard regulated by the Mercer County Floodplain Ordinance.
Occupancy or use is unlawful until the Local Floodplain Administrator issues a certificate of compliance stating that the building or land conforms to the local law.
Permanent utility inspection, approval, and installation also require the certificate of compliance.
The certificate is issued after satisfactory completion of all development in areas of special flood hazard.
The certificate is based on prescribed inspections and any required elevation, hydraulic, flood-proofing, or encroachment documentation.
“In areas of flood hazard it shall be unlawful to occupy, or to permit the use or occupancy, of any building or premises, or both, or part thereof hereafter created, erected, installed, changed, converted or wholly or partly altered or enlarged in its use or structure until a certificate of compliance has been issued by the Local Floodplain Administrator stating that the building or land conforms to the requirements of this local law.”
One more reviewed finding on this topic
Limited — Occupancy or use of buildings and premises in areas of flood hazard regulated by the Mercer County Floodplain Ordinance.
“In areas of flood hazard it shall be unlawful to occupy, or to permit the use or occupancy, of any building or premises, or both, or part thereof hereafter created, erected, installed, changed, converted or wholly or partly altered or enlarged in its use or structure until a certificate of compliance has been issued by the Local Floodplain Administrator stating that the building or land conforms to the requirements of this local law.”
County-wide zoningAbsent
Countywide zoning laws administered by Mercer County.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Local zoningAbsent
County-administered zoning in unincorporated Mercer County.
The source states that Mercer County does not have zoning laws.
This claim does not determine whether incorporated municipalities within Mercer County have their own zoning ordinances.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Zoning districts · by state lawNot published
Unincorporated Mercer County: no county rule sets this, because Mercer County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Minimum dwelling sizeNone
County zoning-based minimum dwelling size in unincorporated Mercer County.
No county zoning-based minimum dwelling size was identified because the official county minutes state that Mercer County does not have zoning laws.
Building, septic, floodplain, subdivision, health, fire, and municipal requirements may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it.”
Minimum lot sizeNone
County zoning-based minimum lot size in unincorporated Mercer County.
No county zoning-based minimum lot size was identified because the official county minutes state that Mercer County does not have zoning laws.
Subdivision, septic, floodplain, access, health, and municipal requirements may still affect developability or lot creation.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it.”
SetbacksSpecified
Development in Mercer County floodplain areas along watercourses.
A Flood Protection Setback equal to twice the width of the watercourse channel measured from the top of one bank to the top of the opposite bank, or 50 feet, whichever is less, must be maintained from the top of the banks of all watercourses.
Natural vegetation must be maintained in the setback area.
Necessary public works and temporary construction may be exempted.
The Floodplain Administrator may consider an appeal only if the applicant demonstrates that development is impossible without encroachment; appeal conditions must be the minimum necessary and must consider varying other siting standards such as side, front, and back lot-line setbacks.
flood protection setback: twice the width of the watercourse channel or 50 feet, whichever is less (Necessary public works and temporary construction may be exempted; appeal may be considered under stated conditions.)
“A Flood Protection Setback equal to, twice the width of the watercourse channel measuring from the top of one bank to the top of the opposite bank or 50 feet, whichever is less, shall be maintained from the top of the banks of all watercourses. To reduce erosion, natural vegetation shall be maintained in this area.”
One more reviewed finding on this topic
None — County zoning-based setbacks in unincorporated Mercer County.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it.”
Lot coverage · by state lawNone
Unincorporated Mercer County: no county rule sets this, because Mercer County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Building height · by state lawNone
Unincorporated Mercer County: no county rule sets this, because Mercer County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Living in an RVLimited
Placement and occupancy of recreational vehicles within identified Mercer County floodplain areas.
The RV must meet the provision of Section 6.1 of the ordinance, or be on site for fewer than 180 consecutive days, or be fully licensed and ready for highway use.
A ready-for-highway-use RV must be on its wheels or jacking system, attached only by quick-disconnect utilities and security devices, and have no permanently attached additions.
Development or placement within the floodplain requires a completed permit application and certificate of compliance from the Floodplain Administrator.
The ordinance defines the applicable floodplain using FEMA flood maps, the Flood Insurance Study, and county local flood-hazard data.
maximum site duration under one alternative: < 180 consecutive days (The other alternatives are compliance with Section 6.1 or being fully licensed and ready for highway use.)
“It shall be unlawful for any contractor, person, partnership, business, or corporation to undertake or cause to be undertaken, any development, new construction, substantial improvement, repair of substantial damage, or the placement or relocation of any structure (including manufactured homes) within the Mercer County unless a permit application has been completed and a certificate of compliance has been obtained from the Floodplain Administrator.”
Camping on your landLimited
Temporary camping or temporary placement of recreational vehicles within Mercer County floodplain areas.
The RV must meet Section 6.1, remain on site fewer than 180 consecutive days, or be fully licensed and ready for highway use.
Ready-for-highway-use status requires wheels or jacking system, quick-disconnect utilities and security devices, and no permanently attached additions.
Floodplain development or placement requires a permit application and certificate of compliance.
maximum site duration under the temporary-placement alternative: < 180 consecutive days (The ordinance also allows compliance with Section 6.1 or fully licensed and ready-for-highway-use status.)
“temporary living quarters for recreational, camping, travel, or seasonal use.”
Tiny homes · by state lawUnrestricted
Unincorporated Mercer County: no county rule sets this, because Mercer County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Manufactured homesLimited
Placement and residential use of manufactured homes within identified Mercer County flood-hazard areas.
Installation must be performed by a contractor possessing a valid West Virginia Manufactured Home Installer’s license.
The installation design must be engineered for flood hazards specific to the site.
The lowest floor, ductwork, and utilities, including HVAC/heat pump, must be elevated two feet above the Base Flood Elevation.
The home must be elevated on reinforced piers or equivalent engineered foundation elements attached to a permanent foundation.
The frame must be anchored to resist flotation, collapse, and lateral movement.
Dry-stacked block installation designs and ground anchors as permanent foundation systems are not allowed in flood-hazard areas.
The licensed installer must inspect the site and certify in writing that the home meets the stated standards.
Placement or relocation within the floodplain also requires a permit application and certificate of compliance.
minimum elevation above Base Flood Elevation: >= 2 feet
“elevated two feet above the Base Flood Elevation.”
Accessory dwellings · by state lawUnrestricted
Unincorporated Mercer County: no county rule sets this, because Mercer County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
The cited county meeting minutes do not address zoning administered by incorporated municipalities.
Floodplain regulation and other non-zoning ordinances may still apply.
“Since Mercer County does not have zoning laws there is nothing the Mercer County Commission can do about it. They will need to contact the EPA or DEP in the future with their environmental concerns.”
Who permits septicCounty
Submission of Mercer County septic permit applications to the Mercer County Health Department as the local county health department.
Applications require Form SS-182A, a fee, site plans, and a certified installer's design.
“Septic permits in West Virginia require submitting a completed Form SS-182A (Application to Install or Modify an Onsite Sewage Disposal System) to the local health department, accompanied by a fee, site plans, and a certified installer’s design.”
One more reviewed finding on this topic
County — Onsite sewage permit administration in Mercer County, West Virginia
“Septic permits in West Virginia require submitting a completed Form SS-182A (Application to Install or Modify an Onsite Sewage Disposal System) to the local health department, accompanied by a fee, site plans, and a certified installer’s design.”
Septic permitRequired
Installing or modifying an onsite sewage disposal system in Mercer County, West Virginia
Submit a completed Form SS-182A.
Submit the application to the local health department.
Pay the applicable fee.
Provide site plans.
Provide a certified installer’s design.
“Septic permits in West Virginia require submitting a completed Form SS-182A (Application to Install or Modify an Onsite Sewage Disposal System) to the local health department, accompanied by a fee, site plans, and a certified installer’s design.”
Well permitRequired
Construction, modification, or abandonment of water wells in Mercer County.
A certified well driller must perform the work.
Site approval is required before the permit is issued.
New wells should be tested for bacteria by state-certified laboratories.
“In West Virginia, constructing, modifying, or abandoning a water well requires a permit from the local county health department. A certified well driller must perform the work, with site approval required before a permit is issued. New wells should be tested for bacteria by state-certified labs.”
Mandatory utility hookupConditional
Permanent utility connections to buildings or premises in Mercer County areas of flood hazard regulated by the Mercer County Floodplain Ordinance.
The inspector may not inspect and approve a permanent utility connection until possessing a certificate of compliance from the Local Floodplain Administrator.
A permanent utility connection may not be installed until the certificate of compliance has been issued.
The certificate states that the development conforms to the local floodplain law.
The rule applies to buildings or premises created, erected, installed, or rebuilt in areas of flood hazard.
“In areas of flood hazard it shall be unlawful to install a permanent utility connection to any building or premises, or both, or part thereof hereafter created, erected, installed or rebuilt until a certificate of compliance has been issued by the Local Floodplain Administrator stating that the development conforms to the requirements of this local law.”
Agricultural exemptionAvailable (with conditions)
Agricultural improvements, materials, and related accumulations on land used in whole or part for farm, ranch, other agricultural, or similar purposes, under Mercer County's Abandoned and Dilapidated Building Ordinance.
The exemption is limited to regulation under the Abandoned and Dilapidated Building Ordinance; it does not establish a general exemption from all county, state, floodplain, health, or other requirements.
The ordinance applies exclusive of incorporated towns and cities, United States and West Virginia government properties, and farm, ranch, or other agricultural properties as described in the recitals.
Covered agricultural items include buildings, barns, sheds, outbuildings, storehouses, houses, cabins, cribs, silos, bins, shelters, pens, coops, corrals, parlors, fences, gates, appurtenances, and listed agricultural materials or byproducts.
“all agricultural improvements and materials are completely and permanently excluded from regulation under this ordinance”
Subdividing landRegulated (with conditions)
Subdivision of land in identified floodplain areas in unincorporated Mercer County.
Lots must include a buildable portion outside the identified flood hazard area.
Streets within the proposed subdivision must have surfaces not lower than 1 foot below the elevation of the line defining the floodplain limits.
All new structures must be sited on the portion of the subdivided lot outside the identified flood hazard area.
For subdivision proposals and other proposed new developments in the Approximated Floodplain area that are greater than ten lots or two acres, whichever is lesser, base flood elevation data must be included.
Where a subdivision or development lies partially or completely in floodplain areas, the plan map must include specified information about roads, utilities, building sites, contours, and floodplain boundaries.
threshold for base flood elevation data: greater than 10 lots or 2 acres, whichever is lesser (Applies to proposals in the Approximated Floodplain area.) · street surface elevation: >= 1 foot below floodplain-limit elevation
“Subdivision of land in the floodplain area must result in lots that include a build able portion outside of the identified flood hazard area and be served by streets within the proposed subdivision having surfaces not lower than 1 foot below the elevation of the line defining the floodplain limits. All new structures must be sited on the portion of the subdivided lot that is located outside of the identified flood hazard area.”
One more reviewed finding on this topic
Regulated (with conditions) — Subdivision proposals and related development in Mercer County identified floodplain areas, including the Floodway Fringe (F2) and Approximated Floodplain (F4).
“greater than ten (10) lots or two (2) acres, whichever is the lesser, shall include base flood elevation data.”
Permit feesVariable (with conditions)
Floodplain development permits and related determinations in Mercer County.
A $20.00 floodplain determination fee applies to all proposed development.
A $50.00 fee applies for completion of a Special Flood Hazard Determination Form for real estate, loan, or insurance purposes.
Permit fees for development in a regulated flood hazard area are based on estimated construction value as determined by the Floodplain Administrator.
Site plans, grading, and filling incur an additional $25.00 per acre or part thereof.
Floodway development reviews incur an additional $100.00 per thousand dollars.
Applicants must reimburse additional review or inspection service costs, including professional engineering and surveying; the Floodplain Administrator may require a deposit.
Fees are doubled when work requiring a permit begins before the permit is obtained; doubled payment does not excuse compliance or other penalties.
floodplain determination fee: 20 USD (all proposed development) · special flood hazard determination form fee: 50 USD (real estate, loan, or insurance purposes) · 1 & 2 family dwelling permit fee: per 10 USD per thousand dollars of estimated construction value · accessory structures permit fee: per 8 USD per thousand dollars of estimated construction value · other structures permit fee: per 20 USD per thousand dollars of estimated construction value · site plans, grading & filling additional fee: per 25 USD per acre or part thereof · floodway development review additional fee: per 100 USD per thousand dollars of estimated construction value
“A Floodplain Determination fee of $20.00, payable to the Mercer County Floodplain Development Fund shall be assessed on all proposed development.”
West Virginia rules that apply here
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.”
Septic inspectionRequired
Installation and modification of septic tank systems in Mercer County.
A final inspection is necessary to verify installation in the approved and permitted area, separation from wells, proper construction, approved materials, and absence of an expected public-health hazard.
No sewer system may be used or placed into operation until installation is approved in writing by the director.
No soil-absorption component may be covered until written approval; work covered before approval may be ordered uncovered.
The director may conduct as many inspections as necessary during construction, installation, modification, or operation.
“No sewer system shall be used or placed into operation until the system installation has been approved in writing by the director.”
One more reviewed finding on this topic
Required — Installation of new septic tank systems and modifications to existing septic tank systems statewide in West Virginia
“Proper final inspection of a septic tank system is necessary in order to assure the following:”
Driveway accessRequired
New driveways or approaches connecting private property to West Virginia state highways or located within state highway rights-of-way.
The permit is free of charge from any Division office.
Permits are granted only for legitimate access to private property and when location, design, and construction comply with Division of Highways specifications.
Driveways must not be located in sharp curves, on steep grades, within intersections, or where they interfere with signs, signals, or drainage.
Unauthorized driveway installation can result in a fine or removal.
The source directs applicants to 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.”
One more reviewed finding on this topic
Required — New driveways or approaches connecting private property in Mercer County to state highways.
“Available free of charge from any Division office, permits are required by state law”
Building in a floodplainRequired
Development in floodplains regulated by participating West Virginia counties and flood-prone municipalities, including dredging, filling, grading, excavation, and stream crossings.
Every county and flood-prone municipality participates in the NFIP and has an ordinance regulating floodplain development.
Most stream-restoration projects involving dredging, filling, grading, or excavation are considered development for which a county or community permit is required.
Before altering or relocating a watercourse, the applicant must consult the local floodplain permit officer regarding whether a permit is required and the fee.
Approximate A zones require written assurance that flood-carrying capacity will be maintained; except for extremely small projects, this generally requires pre- and post-development engineering studies showing 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 an engineering study may be required.
AE zones with floodways require hydrologic and hydraulic analysis showing zero rise in base flood elevation.
Before issuance, the permit officer requires copies of all other federally or state-required permits.
Permit cost varies.
unacceptable rise threshold: >= 1 ft (Except for extremely small projects in Approximate A zones.) · cumulative rise limit in AE zones without floodway: <= 1 ft · base flood elevation rise in AE zones with floodway: 0 ft · permit cost: varies
“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.”
One more reviewed finding on this topic
Required — Development in floodplains within West Virginia counties and flood-prone municipalities, administered through the applicable local county, town, or city floodplain permit officer.
“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 processPartial
WVDEP construction stormwater authorization for residential, commercial, and industrial land-disturbance operations statewide.
A permit is required for sites disturbing one acre or greater, including smaller sites that are part of a larger common plan of development.
The owner/developer is responsible for obtaining the permit when ownership and operation differ.
Applications must be submitted through WVDEP's Electronic Submittal System.
A Notice of Termination is required after completion and stabilization.
disturbance threshold: >= 1 acre (Smaller sites that are part of a larger common plan of development are included.)
“If you are going to disturb one acre or greater you are required to first obtain a stormwater construction permit. All applications for coverage under the construction stormwater general permit must be submitted through WV DEP's Electronic Submittal System (ESS).”
One more reviewed finding on this topic
Published (with conditions) — Construction sites disturbing one acre or greater, including smaller sites that are part of a larger common plan of development, seeking WV/NPDES construction stormwater coverage.
“The WV/NPDES Stormwater Program requires operators of construction sites that disturb one (1) acre or greater, including smaller sites that are part of a larger common plan of development, to obtain authorization to discharge stormwater under a WV/NPDES Construction Stormwater General Permit.”
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
Limited — County building-code, permit, inspection, and land-use-control authority in floodplain or mudslide areas, including unincorporated areas.
“To the extent and only to the extent necessary to comply with [...] such act, [...] require and issue building permits for all proposed construction”
Inside cities and towns in Mercer County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
The City of Princeton, Mercer County, West Virginia.
The cited ordinance adopts the updated West Virginia State Building Code §87CSR4.
The source states an effective date of August 1, 2022.
This claim applies to the City of Princeton and does not establish countywide adoption.
effective date: 2022-08-01
“AN ORDINANCE ADOPTING THE UPDATED WEST VIRGINIA STATE BUILDING CODE, § 87CSR4, EFFECTIVE AUGUST 1, 2022.”
Camping on your landLimited
Temporary camping or temporary living use of mobile units, motor homes, and camping trailers within the City of Princeton.
Temporary use is limited to no more than one month and requires a permit issued by the City Clerk.
Use in a mobile home park or auto trailer park is an exception to the general prohibition.
Storage is treated separately and is allowed only when the camping trailer or motor home is not used for living or sleeping purposes and is placed in the rear yard.
maximum temporary use duration: <= 1 month (requires a City Clerk permit)
“except in a mobile home park or auto trailer park, or for temporary use not to exceed one month for which a permit has been issued by the City Clerk.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Off-grid sanitation — Off-grid sanitation methods, including privies, holding tanks, composting toilets, or other non-sewer systems in Mercer County.
Short-term rentals — Short-term rentals in Mercer County, including unincorporated areas.
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 Mercer County, West Virginia
Is Mercer County a good place to live off-grid or homestead?
Mercer County scores 68/100 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 Mercer County, West Virginia?
Mercer County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Mercer County Health Department. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
How much does land cost in Mercer County, West Virginia?
Land in Mercer County runs about $2,733 per acre, based on the latest county data.
What is the water situation in Mercer County?
Mercer County gets about 42.1" of rain a year, with severe drought in roughly 0.9% of years.
How remote is Mercer County?
A representative private-land location has about 49,759 people within a 30-minute drive and 1,374,888 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.
