Bolthole Index

Morgan County, West Virginia

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

66Index Score / 100
#26 of 55 in West Virginia

Morgan County, West Virginia requires an Improvement Location Permit for residential and commercial construction, issued by the Morgan County Planning Commission, except inside Bath and Paw Paw, which have their own permitting regulations12. The county has no zoning ordinance, but subdivision, stormwater and floodplain rules still apply345. Septic and well permits for every address come from the health department67.

At a glance

Building permit
Improvement Location Permit required1
Zoning
No traditional county zoning districts; other development ordinances apply3
Septic
Local health department permit required before the county permit when applicable86
Private well
Local health department permit required before drilling, modifying or abandoning7
RV living
Not confirmed; ask the Planning Commission before relying on occupancy3
Tiny home
Not confirmed; the county's ordinance and fire-code rules for occupancy were not located, so ask the Planning Commission3
Owner-builder
Owner signs the Planning Commission's Legislative Rules Form; state exemption covers contractor licensing only910
Conventional septic soils
Only 1.4% rate free of severe limitations11

Who to call

Building permits

Morgan County Planning Commission

Residential and commercial Improvement Location Permits, county development ordinances and floodplain administration

304-867-3133

77 Fairfax Street, Berkeley Springs, WV 25411

Septic permits

Berkeley-Morgan County Health Department — Morgan County office

Morgan County individual onsite sewage and private-water applications and environmental-health questions

304-258-1513

137 War Memorial Drive, Berkeley Springs, WV 25411

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

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

Yes. The Morgan County Planning Commission issues residential and commercial building permits, and the county's application process uses an Improvement Location Permit1122. Before issuance, submit the application plus applicable septic and well permits, utility hookup letters, plans and a site sketch showing the driveway, septic system, well and existing structures12. The residential, recreational, modular, prefab and mobile-home fee is $0.20 per square foot plus a $100 base fee; the minimum is $25, and starting covered work before approval doubles the fee13. Inside the towns of Bath and Paw Paw, the town's own permitting regulations apply instead1. West Virginia's State Building Code applies only in counties and towns that adopt it, and we could not confirm that Morgan County has adopted it, so ask the Planning Commission which code and inspections apply to the project142. The state fire-code certificate-of-occupancy rule does not cover buildings used wholly as dwellings for no more than two families, and the county's own certificate-of-occupancy process could not be confirmed152.

Who issues Morgan County building permits, and how do you reach the office?

The Morgan County Planning Commission issues residential and commercial permits and administers county development ordinances2. The office is at 77 Fairfax Street, Berkeley Springs, WV 25411, and its phone number is 304-867-31332. The Planning Commission also handles floodplain administration, making it the first call for an Improvement Location Permit and parcel-specific flood review2. Submit the county application with the listed supporting approvals and plans; an owner doing the work signs the Legislative Rules Form provided by the Planning Commission, while a hired builder supplies a West Virginia contractor license9. The published schedule sets a $25 minimum permit fee and a $10 expired-permit renewal fee13. Routine inspection stages and any certificate-of-occupancy process could not be confirmed, so request those instructions from the Planning Commission2.

Does Morgan County, West Virginia have zoning?

Unincorporated Morgan County does not have a zoning ordinance, but a parcel is not automatically unrestricted or ready to build3. The Planning Commission reviews subdivision activity under exempt, preliminary, final and low-impact processes4. Morgan County's preliminary subdivision checklist shows single-family setbacks of 20 feet in front, 10 feet at the side and 20 feet at the rear, but those measurements should not be treated as universal countywide zoning setbacks16. No countywide minimum lot size, lot-coverage cap or building-height limit could be confirmed. The county's lack of zoning does not tell you the status of town zoning: Bath and Paw Paw apply their own permitting regulations, and we could not confirm whether either town has a current zoning ordinance1. Ask the Planning Commission which subdivision process and dimensional standards govern the parcel before relying on a listing or survey2.

How do septic permits work in Morgan County?

The local health department issues the septic approval used in Morgan County's building-permit process86. Its Morgan County office is at 137 War Memorial Drive, Berkeley Springs, WV 25411, and the phone number is 304-258-151317. When an onsite system applies, obtain the approved septic permit before the Improvement Location Permit; moving the approved septic location requires a new permit, and the septic permit must be renewed annually until installation6. Septic feasibility deserves an early contingency because only 1.4% of mapped county soils rate free of severe limitations for a conventional drain field11. That countywide soil figure does not decide an individual site, so arrange the health department's evaluation before fixing the house location1117. Morgan County's septic inspection timing and off-grid sanitation alternatives could not be confirmed; ask Environmental Health before choosing a system17.

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

Morgan County's private-land rules for long-term RV occupancy, temporary camping and tiny-home occupancy could not be confirmed. The absence of a zoning ordinance does not establish permission to occupy an RV or tiny home because the Improvement Location Permit, septic and floodplain processes may still apply3165. Ask the Planning Commission how the proposed unit is classified and whether the intended occupancy is allowed on the parcel2. Ask the Berkeley-Morgan County Health Department what sewage approval is required before occupancy817. Manufactured and other HUD-compliant factory-built homes are accepted statewide, subject to applicable local land-use procedures and flood-zone requirements18. No Morgan County minimum dwelling size or accessory-dwelling rule could be confirmed, so obtain a parcel-specific answer before purchase2.

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

  1. Ask the Morgan County Planning Commission to confirm jurisdiction, subdivision status, floodplain conditions and the Improvement Location Permit path; Bath and Paw Paw use their own permitting regulations122.
  1. Obtain the local health department's septic and private-well permits when those systems apply6717.
  1. Secure any applicable public-water or sewer hookup letter and highway-entrance approval; a driveway onto a state highway needs a West Virginia Division of Highways permit, which is free from any Division office192021.
  1. Prepare the application, plans and site sketch showing the driveway, septic system, well and existing structures; provide a contractor license or sign the owner-work form12.
  1. Submit the package and pay the published fee before work starts, because beginning covered work early doubles the fee13.
  1. If the property is within or near the 100-year floodplain, complete the additional county requirements before development5.
  1. If disturbance reaches one acre or belongs to a larger common plan, obtain state construction-stormwater coverage electronically22.

What should you check before buying land in Morgan County?

Start with a Planning Commission parcel review for the permit path, subdivision status, preliminary-plat setbacks and floodplain conditions1231624. Make septic feasibility a contract contingency because only 1.4% of mapped Morgan County soils rate free of severe limitations for a conventional drain field11. Confirm the water plan: a private well needs health-department approval when applicable, while public service may require a hookup letter725. Confirm legal access and road jurisdiction because access onto a public highway needs highway approval26. Morgan County is 86% wooded, while 35.3% of its land has a slope of 15% or less, so inspect the actual building pad2728. The median property-tax bill is about $1,145 per year and the effective rate is about 0.5%, though the parcel's assessment controls2930.

Watch-outs

  • Morgan County's lack of a zoning ordinance does not mean a parcel is unrestricted; building-permit, subdivision and floodplain review may still apply3145.
  • Only 1.4% of mapped Morgan County soils rate free of severe limitations for a conventional septic drain field, so verify the actual site before committing to a house location11.
  • The state owner-builder exemption concerns contractor licensing only and does not waive an applicable building permit, code, inspection or occupancy requirement10.
  • Starting work that requires an Improvement Location Permit before approval doubles the listed county fee13.
  • Private-land RV occupancy, tiny-home occupancy, minimum dwelling size and county inspection requirements could not be confirmed; ask the Planning Commission before buying for one of those uses2.

Sources

  1. Planning Commission – Morgan County West Virginia, quoted and re-checked
  2. Morgan County Planning Commission (morgancountywv.gov)
  3. Morgan County WV - Planning Commission (2026 county census)
  4. Low Impact Subdivision Plat Checklist, quoted and re-checked
  5. Morgan County Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  6. Morgan County Planning Commission Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  7. Individual Water Supplies, quoted and re-checked
  8. Morgan County Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  9. Morgan County Planning Commission Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  10. West Virginia Code §30-42-6. Necessity for license; exemptions (West Virginia statewide rule), quoted and re-checked
  11. 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
  12. Morgan County Planning Commission Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  13. Morgan County Planning Commission Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  14. West Virginia Code §15A-11-5, Promulgation of rules and statewide building code (West Virginia statewide rule), quoted and re-checked
  15. Title 87 Series 1 State Fire Code (West Virginia statewide rule), quoted and re-checked
  16. Preliminary Plat Checklist, quoted and re-checked
  17. Berkeley-Morgan County Health Department — Morgan County office (bchealthdept.org)
  18. West Virginia Code §8A-11-1. Standards for factory-built homes (West Virginia statewide rule), quoted and re-checked
  19. Morgan County Planning Commission Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  20. morgancountywv.gov, quoted and re-checked
  21. Encroachment Permits (West Virginia statewide rule), quoted and re-checked
  22. Construction Stormwater General Permit (West Virginia statewide rule), quoted and re-checked
  23. Preliminary Plat Checklist, quoted and re-checked
  24. Morgan County Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  25. Morgan County Improvement Location Permit Requirements and Fee Schedule, quoted and re-checked
  26. Exempt Plat Checklist, quoted and re-checked
  27. Wooded share of land: Bolthole Index county data
  28. Share of land at 15% slope or less: Bolthole Index county data
  29. Median property tax bill: Bolthole Index county data
  30. Effective property tax rate: Bolthole Index county data

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

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Compared with neighboring counties

Like 5 of its 6 neighbors, Morgan County requires a building permit for a home.

RuleMorgan CountyBerkeley CountyHampshire CountyJefferson CountyMineral CountyHardy CountyGrant County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredLimited
County zoningNoNoNoYesNoYesNo
Septic permitsBerkeley-Morgan County Health Dept.Berkeley-Morgan County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.

County locator

Morgan County in West Virginia

66
County map
Morgan County highlighted among the West Virginia counties · colored by Index score

How Morgan County scores

Seclusion60100% ev.
Self-Sufficiency62100% ev.
Admin Boringness63100% ev.
Durability70100% ev.
Property Autonomy26100% ev.
Carry Cost77100% 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 →

$313kTypical home
0.5%Property tax
$5,715Land / acre
39.8"Annual rain
2.7% of yrsSevere drought
4.5 / yr (+4.3)Mid-century 100°F days
13.5 daysMid-century dry spell
1.86" (+9.6%)Mid-century 1-day rain
1.55×Wildfire change factor
100%Forward climate coverage
$1,257Home insurance / yr
-0.2% / yrInsurance growth
0.71%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
5,675People within 30 min
4,490,300People within 2 hr
56,355Radius comparison (15 mi)
77People / sq mi
0.6%Federal land
35.3%Land at 15% slope or less
1.4%Soils rated "not limited" for septic (strict USDA rating)
1,984 acWorkable land screen
86%Wooded land
56 tonsBiomass / forest ac
53.2°FAvg temp

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Cities and towns in Morgan 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 Bath (Berkeley Springs) · Town of Paw Paw

Answers from the rulebook for Morgan County

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

Morgan County rules

  • Building permitRequired

    Residential and commercial construction subject to Morgan County Improvement Location Permits.

    • Commercial permits require a pre-application process to determine whether Planning Commission review is needed.
    • Town of Bath and Town of Paw Paw permitting regulations apply within those towns.
    • Additional requirements apply in or near the 100-year floodplain.
    “The Planning Commission and staff administers six ordinances along with the issuance of residential building permits and commercial building permits.”
    One more reviewed finding on this topic
    • Required — Residential and commercial building permits administered by the Morgan County Planning Commission.
      “The Planning Commission and staff administers six ordinances along with the issuance of residential building permits and commercial building permits.”
  • Owner-builder exemptionConditional

    Property-owner-performed work submitted for a Morgan County Improvement Location Permit.

    • If work is performed by the property owner, the owner must sign the Legislative Rules Form provided by the Planning Commission.
    • A West Virginia contractor license is otherwise listed as required.
    “A copy of the Contractors West Virigina Contractor’s License is required. If the work is being done by the property owner, the owner must sign the Legislative Rules Form provided from the Planning Commission.”
  • SetbacksSpecified

    Setbacks identified in Morgan County preliminary subdivision-plat review.

    • These measurements appear in the preliminary subdivision-plat checklist and should not be treated as a universal countywide zoning setback.
    • The checklist distinguishes single-family, duplex/townhouse, quadruplex, and non-residential categories.

    single-family front setback: 20 feet · single-family side setback: 10 feet · single-family rear setback: 20 feet · duplex/townhouse front setback: 40-45 feet · duplex/townhouse rear setback: 20 feet · quadruplex front setback: 20 feet · quadruplex side setback: 10 feet · non-residential front, side, and rear setback: 15 feet (The checklist separately states a 15 feet plus half-height requirement in a non-residential column.)

    “Minimum Setbacks Single Family Duplex & Townhouse Quadruplex Front yard 20’ 40’-45’ 20’ Side yard 10’ N/A 10’ Rear yard 20’ 20’ N/A”
  • Who permits septicCounty

    County health-department administration of septic permits associated with Morgan County Improvement Location Permits.

    • The permit schedule identifies the Morgan County Health Department as the source of the approved septic permit.
    • State rules and technical assistance also apply statewide.
    “An approved Septic Permit from the Morgan County Health Department.”
    2 more reviewed findings on this topic
  • Septic permitRequired

    Construction requiring an Improvement Location Permit and using an on-site septic system.

    • The county permit schedule qualifies the septic-permit requirement with 'if applicable'.
    • Alternative and surface-discharge systems have additional state requirements.
    “PRIOR TO THE ISSUANCE OF AN IMPROVEMENT LOCATION PERMIT THE FOLLOWING INFORMATION IS NEEDED, IF APPLICABLE: [...] An approved Septic Permit from the Morgan County Health Department.”
    One more reviewed finding on this topic
    • Required — Residential development requiring a Morgan County Improvement Location Permit, when an on-site septic system is applicable.
      “PRIOR TO THE ISSUANCE OF AN IMPROVEMENT LOCATION PERMIT THE FOLLOWING INFORMATION IS NEEDED, IF APPLICABLE: • An approved Septic Permit from the Morgan County Health Department.”
  • Well permitRequired

    Projects requiring an Improvement Location Permit or subdivision approval when a private well is applicable.

    • An approved well permit from the Morgan County Health Department is required before issuance of an Improvement Location Permit when applicable.
    • Subdivision checklists require well documentation for applicable building lots.
    “PRIOR TO THE ISSUANCE OF AN IMPROVEMENT LOCATION PERMIT THE FOLLOWING INFORMATION IS NEEDED, IF APPLICABLE: • An approved Well Permit from the Morgan County Health Department.”
  • Mandatory utility hookupConditional

    Projects requiring utility documentation for Morgan County improvement-location or subdivision approval.

    • Approved hookup letters may be required from Warm Springs Public Service District or Berkeley Springs Water Works.
    • Subdivision checklists separately identify water and sewer approvals from the Morgan County Public Service District and water utilities.
    • Requirements vary by project and whether public utilities are applicable.
    “• An approved hookup letter from Warm Springs Public Service District. • An approved hookup letter from Berkeley Springs Water Works.”
    One more reviewed finding on this topic
    • Conditional — Improvement Location Permit applications where public water or sewer service is applicable.
      “PRIOR TO THE ISSUANCE OF AN IMPROVEMENT LOCATION PERMIT THE FOLLOWING INFORMATION IS NEEDED, IF APPLICABLE: [...] An approved hookup letter from Warm Springs Public Service District. [...] An approved hookup letter from Berkeley Springs Water Works.”
  • Subdividing landRegulated (with conditions)

    All subdivision and land development in Morgan County, including preliminary, final, exempt, and low-impact plat processes.

    • All plans must comply with the Morgan County Subdivision Ordinance (2018) before approval.
    • Applicable outside approvals can include highway, water, sewer, well, septic, Army Corps, and NPDES approvals.
    • Family-transfer plat restrictions include a four-year period during which the lot may not be re-conveyed to a non-family member.

    family-transfer re-conveyance restriction: 4 years (Applies to a lot created via Family Transfer exemption.)

    “The Morgan County Subdivision Ordinance (2018) is the official governing regulation for all subdivision and land development in Morgan County, WV.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and land development in Morgan County.
      “The Morgan County Subdivision Ordinance (2018) is the official governing regulation for all subdivision and land development in Morgan County, WV. [...] All plans must be in compliance with all provisions of the Morgan County Subdivision Ordinance (2018) prior to approval.”
  • Driveway accessLimited

    Driveway access associated with Improvement Location Permit applications.

    • A highway entrance permit is required when applicable, including for low-impact subdivision plats creating building lots.
    • The site sketch must show driveway locations.
    “The following documentation is needed for Improvement Location Permits: approved well, septic and highway entrance permits (if applicable), blue prints, floor plans and pictures.”
    2 more reviewed findings on this topic
    • Required — Improvement Location Permit applications involving a driveway or highway entrance.
      “The following documentation is needed for Improvement Location Permits:  approved well, septic and highway entrance permits (if applicable), blue prints, floor plans and pictures.”
    • Required — Subdivision and plat projects creating building lots or proposing access points onto public highways.
      “Any access points onto a public highway must have DOH approval”
  • Building in a floodplainLimited

    Development in or near the 100-year floodplain and subdivision plats containing floodplain areas.

    • Additional requirements apply when property is within or near the 100-year floodplain.
    • A preliminary or final plat with property in the 100-year floodplain must delineate the floodplain and include the FEMA floodplain map panel number and date.

    floodplain threshold: 100-year floodplain (Additional requirements apply within or near the area.)

    “ADDITIONAL REQUIREMENTS will be required if the property is located within or near the One Hundred (100) Year Flood Plain Areas.”
    2 more reviewed findings on this topic
  • Permit feesPublished (with conditions)

    Morgan County Improvement Location Permit fees under the schedule effective October 1, 2025.

    • Fees are rounded to the nearest dollar.
    • There is a minimum fee of $25 for any permit.
    • Renewal of an expired permit costs $10.
    • Fees are doubled when work requiring submission begins before approval.
    • Stormwater management is required for buildings over 5,000 square feet.

    residential, recreational, modular, prefab, or mobile-home permit: .20 cents per square foot plus $100 base fee USD · commercial building under 2,000 square feet: .24 cents per square foot plus $125 base fee USD · commercial building over 2,000 square feet: .24 cents per square foot plus $300 base fee USD · minimum permit fee: 25 USD · expired permit renewal fee: 10 USD

    “There is a minimum fee of $25 for any permit. There is a fee of $10 to renew an expired permit.”
    One more reviewed finding on this topic
    • Published (with conditions) — Morgan County Improvement Location Permit fees effective October 1, 2025.
      “There is a minimum fee of $25 for any permit. There is a fee of $10 to renew an expired permit. When any work for which a submission is required by this ordinance is started or proceeded with prior to obtaining approval, the fees specified above shall be doubled.”
  • Permit processPublished (with conditions)

    Morgan County Improvement Location Permits and commercial development review.

    • Commercial projects under 2,000 square feet of impervious surface require a pre-application form and checklist, applicable water/sewer/entrance permits, and county planner review.
    • Projects above 2,000 and below 5,000 square feet require a professionally prepared site plan, checklist, environmental forms, county planner and engineer review, and a public hearing after approval.
    • Projects above 5,000 square feet additionally require stormwater-management requirements to be addressed.
    • Engineer review costs are charged back to the applicant.
    • The 2025 permit schedule separately requires listed documentation before issuance when applicable.

    commercial review threshold: under 2,000 square feet impervious surface (Pre-application and county-planner review.) · commercial review threshold: above 2,000 and below 5,000 square feet impervious surface (Site plan, checklist, environmental forms, planner and engineer review, and public hearing.) · commercial review threshold: above 5,000 square feet impervious surface (Stormwater-management requirements also apply.)

    “Above 5,000 square feet of impervious surface*: • Pre-application form and checklist completed. • Professionally prepared site plan addressing all requirements of the CILP Ordinance. • Stormwater Management requirements addressed.”
    One more reviewed finding on this topic
    • Published (with conditions) — Morgan County Improvement Location Permit application process.
      “PRIOR TO THE ISSUANCE OF AN IMPROVEMENT LOCATION PERMIT THE FOLLOWING INFORMATION IS NEEDED, IF APPLICABLE: [...] A filled-out Morgan County Improvement Location Permit Application. [...] Blueprints or Floorplan of proposed construction. [...] A sketch of the site is required, including driveway, septic and well locations and existing structures.”
  • County-wide zoningAbsent

    Morgan County has no traditional zoning ordinance with zoning districts; it regulates development through Improvement Location Permit, subdivision/stormwater, and floodplain ordinances instead.

    Morgan County WV - Planning Commission ↗Scouted from the county site, not yet independently re-checked

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.”
  • 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”
  • 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:”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural operations and farm or agricultural uses subject to municipal requirements, nuisance actions, or zoning-related limitations under West Virginia law.

    • The agricultural operation must be in material compliance with all applicable state and federal laws, regulations, and permits.
    • A reasonable expansion is protected only if it does not create a substantially adverse effect upon the environment or a hazard to public health and safety.
    • The municipal-requirement protection applies to an agricultural operation situated outside municipal corporate boundaries on the effective date of the chapter; if subsequently annexed or otherwise brought within municipal boundaries, the municipality’s requirements do not apply to the agricultural operation.
    • The nuisance protections do not apply when the nuisance results from negligent operation or when the operation violates an applicable federal, state, or local statute or governmental requirement.
    • Outside municipalities or urban areas, the zoning chapter does not authorize regulations preventing or limiting the complete use of natural resources or a tract or contiguous tracts of land of any size for a farm or agricultural operation.
    • The protection described is against specified nuisance actions and municipal or zoning restrictions; it does not eliminate other applicable environmental, health, safety, permitting, or land-use requirements.
    “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.”
    One more reviewed finding on this topic
    • 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”
  • 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

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 Morgan County municipalities and unincorporated areas.
  • Minimum dwelling size — Minimum dwelling size in Morgan County.
  • Lot coverage — Lot coverage in Morgan County.
  • Living in an RV — Long-term RV occupancy on private land in Morgan County.
  • Camping on your land — Temporary camping on private land in Morgan County.
3 more unanswered
  • Tiny homes
  • Off-grid sanitation
  • 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 Morgan County, West Virginia

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

Morgan County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: a weaker property-autonomy legal backdrop.

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

Morgan County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Berkeley-Morgan County Health Department - Environmental Health (under WV DHHR / OEHS). 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 Morgan County, West Virginia?

Land in Morgan County runs about $5,715 per acre, based on the latest county data.

What is the water situation in Morgan County?

Morgan County gets about 39.8" of rain a year, with severe drought in roughly 2.7% of years.

How remote is Morgan County?

A representative private-land location has about 5,675 people within a 30-minute drive and 4,490,300 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 Morgan compares in West Virginia

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