Pleasants County, WV: No Zoning, Limited Building Permits

In unincorporated Pleasants County, West Virginia, county permitting is limited to floodplain development, and we could not confirm a general residential building-permit program.¹ Inside St. Marys, the city issues building permits and enforces its own zoning code.²³ Septic permits and well permits for every address in Pleasants County, city or not, come from the Mid-Ohio Valley Health Department.⁴⁵

At a glance

Building permit: Unincorporated land: limited to floodplain development, general scope unconfirmed. St. Marys issues its own building permits¹²
Zoning: St. Marys has a city zoning code; no countywide zoning confirmed for unincorporated land³⁶
Septic: Permit and inspection handled by the Mid-Ohio Valley Health Department⁷⁸
RV living: Countywide occupancy rule unconfirmed; ask the County Clerk and Floodplain Management⁶⁹
Tiny home: Countywide occupancy and minimum-size rules remain unconfirmed⁶
Owner-builder: Personal work is exempt from contractor licensure, not applicable permits or codes¹⁰
Private well: Local health-department permit required before drilling, modifying or abandoning⁵

Who to call

Floodplain permits

Pleasants County Floodplain Management

Floodplain-development questions and the county floodplain building-permit application

(304) 684-2400

301 Court Lane St. Marys, WV 26170

Septic permits

Mid-Ohio Valley Health Department — Pleasants County Office

Onsite sewage and septic permitting, site evaluation and inspections in Pleasants County

304-684-2461

605 Cherry Street, St. Marys, WV 26170

Building permits

Pleasants County Clerk's Office

Starting contact for county records and unresolved building or land-use questions

304-684-7637

jdavis@pleasantscountywv.gov

301 Court Lane St. Marys, WV 26170

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

Off-grid gear

Going off-grid in Pleasants County means bringing your own water and power. The kit we’d start with:

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

Unincorporated Pleasants County describes its building-permit activity as limited to floodplain development rather than a general residential building-permit program.¹ West Virginia does not impose a building code on every project statewide; the State Building Code applies where a county or municipality has adopted it.¹¹ The State Building Code binds a county only after it adopts the code and notifies the State Fire Commission in writing, and the adopting jurisdiction does its own enforcement.¹² We could not confirm that Pleasants County has adopted it, or that the county runs a general inspection program or a general fee schedule for unincorporated land. Ask the County Clerk whether a project needs county approval, and contact Floodplain Management before work in a mapped flood area.¹³¹⁴ Inside St. Marys, building permits are a city requirement (²): do not begin work before approval, and flood-zone work may require more information and permits.¹⁵ St. Marys charges $20 for projects up to $10,000 and $20 plus $1 per additional $1,000 above that amount; these are city fees, not countywide fees.¹⁶

Who handles building permits in Pleasants County?

Pleasants County lists Floodplain Management, not a general building department, as the county office tied to building-permit materials.¹ The Floodplain Management office is at the Pleasants County Courthouse and publishes the county's floodplain building-permit application.¹³ For unincorporated land outside a mapped flood area, start with the County Clerk and ask whether a county permit, adopted code, inspection, or occupancy approval applies.¹⁴ West Virginia law lets a county commission adopt building and housing codes for all or part of its unincorporated territory, but that authority does not show that Pleasants County adopted one.¹⁷ Inside St. Marys, the city issues building permits through its own application; the permit expires one year after issuance, and fees are refundable if the application is denied.¹⁵¹⁶ The application has the applicant consent to reasonable inspections by the City Manager/Floodplain Manager to verify compliance, so inspection there is tied mainly to flood-zone review.¹⁸ The city handles none of this for the rest of the county: unincorporated land is outside the city application. Septic permits and well permits are not part of the city's building permit; those stay with the Mid-Ohio Valley Health Department.⁴⁵

Does Pleasants County have zoning?

The City of St. Marys has a Planning and Zoning Code with zoning districts and a Board of Zoning Appeals, so zoning rules apply to property inside St. Marys city limits.³¹⁹ City Council's powers cover building height, area, bulk, use, yards, open spaces and land-use intensity, and the code covers amendments, nonconforming uses and enforcement.²⁰ For unincorporated Pleasants County, available information indicates no countywide zoning, although we could not confirm that from a countywide zoning ordinance or official statement.⁶ Before relying on that indication, ask the County Clerk whether the parcel is unincorporated and whether any county land-use ordinance, subdivision rule, or recorded restriction affects it.¹⁴ West Virginia allows a county zoning ordinance to cover the entire county or only parts of it, so the state's grant of authority does not answer a parcel-level question.²¹ Local subdivision ordinances, when adopted, can set lot-size and setback standards; state law does not supply one uniform numeric minimum.²² Floodplain requirements are separate from zoning and can regulate development in mapped areas.⁹ We could not confirm zoning rules for other incorporated places in the county, such as Belmont; ask the town recorder or the Clerk.

How do septic permits work in Pleasants County?

The Mid-Ohio Valley Health Department oversees sewage and septic systems in Pleasants County, including inside St. Marys and other cities, which do not issue septic permits.⁴ State law requires a written permit before installing an onsite sewage, drainage, or water-supply system, including an off-grid sanitation setup, and the system must follow approved plans and instructions.⁸²³²⁴ In most cases a percolation test is required, and a homeowner who performs the percolation test or installs their own system must pass the department's Homeowner's Exam, which costs $50 per attempt.²⁵ If someone else installs the system, that person must be a Certified Sewage System Installer licensed by West Virginia.²⁵ During installation, the tank, trenches, piping, and crossovers must stay uncovered until inspection, and the department requires 24-hour notice.²⁶ Call the Pleasants County health office before fixing the house, well, and drain-field locations.²⁷ Only about 2.9% of county soils are rated without severe limitations for a conventional septic drain field, so plan on early site evaluation.²⁸ A private well also needs a local health-department permit before drilling, modification, or abandonment.⁵

Can you live in an RV or tiny home in Pleasants County?

We could not confirm a countywide Pleasants County rule for full-time RV living, temporary camping, tiny-home occupancy, or minimum dwelling size. Available county information indicates no countywide zoning, but that does not make every parcel or use unrestricted.⁶ Ask the County Clerk whether the land is inside a municipality, subdivision, or regulated floodplain and describe the intended occupancy.¹⁴ Floodplain review can still apply to an RV pad, utilities, grading, fill, or a tiny-home site in a mapped flood area.⁹ Any off-grid sewage, excreta-disposal, drainage, or water-supply system needs written approval before installation and must follow approved plans.²⁴ An owner or occupant may personally perform construction work without a contractor license, but the exemption does not waive applicable building-code, floodplain, septic, electrical, or other approvals.¹⁰

Building a home in Pleasants County: what are the steps?

Confirm whether the parcel is unincorporated and ask the County Clerk which county or municipal rules apply.¹⁴ If the property is in St. Marys, submit the city's application and wait for permit approval before starting work.²⁹

Check the flood map and contact Pleasants County Floodplain Management before grading or building in a mapped flood area.¹³⁹

Tell the Clerk if the structure will be used primarily for agriculture: qualifying agricultural structures are exempt from state, county, and municipal building codes, though other health, safety, and permitting rules may still apply.³⁰

Arrange the septic evaluation and obtain written approval for sewage, drainage, and water-supply systems before installation.⁸²⁴

Obtain the local health-department permit before drilling, modifying, or abandoning a private well.⁵

Obtain a Division of Highways permit if the new driveway connects to a state highway.³¹

Obtain state construction-stormwater authorization if land disturbance reaches 1 acre or is part of a larger common plan.³²

Keep the septic installation uncovered and arrange inspection before backfilling.²⁶

What should you check before buying land in Pleasants County?

Start with the usable homesite: only about 14.9% of Pleasants County land has a slope of 15% or less, while only about 2.9% of soils avoid severe conventional septic limitations.³³²⁸ Evaluate the house, septic field, replacement area, well, driveway, and flood exposure together before closing. Confirm whether access enters a state highway, because a new state-highway driveway requires a Division of Highways permit.³¹ Ask Floodplain Management whether mapped floodplain development controls affect grading, fill, stream crossings, utilities, or structures.⁹¹³ For carrying costs, the effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $752.³⁴³⁵

Watch-outs

Pleasants County's general residential building-permit scope and code-adoption status remain unconfirmed; ask the County Clerk before construction.¹¹⁴
Available county information indicates no countywide zoning, but we could not confirm that status from an official countywide statement; verify the parcel and intended use with the County Clerk.⁶¹⁴
St. Marys building-permit fees, approval steps and zoning code are city requirements, not countywide rules for unincorporated Pleasants County.³⁶²⁹³⁷
Conventional septic suitability is severely limited across most of Pleasants County, with only about 2.9% of soils rated without severe limitations.²⁸

Sources

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Compared with neighboring counties

Like all 6 of its neighbors, Pleasants County has no countywide zoning.

Rule	Pleasants County	Ritchie County	Tyler County	Wood County	Wirt County	Doddridge County	Wetzel County
Building permit	Limited	Not required	Limited	Required	Required	Limited	Limited
County zoning	No	No	No	No	No	No	No
Septic permits	Mid-Ohio Valley Health Dept.	Mid-Ohio Valley Health Dept.	Wetzel-Tyler Health Dept.	Mid-Ohio Valley Health Dept.	County Health Dept.	County Health Dept.	Wetzel-Tyler Health Dept.

How Pleasants County scores

Seclusion68100% ev.

Self-Sufficiency51100% ev.

Admin Boringness75100% ev.

Durability67100% ev.

Property Autonomy26100% ev.

Carry Cost90100% 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 →

$170kTypical home

0.6%Property tax

$3,209Land / acre

46.1"Annual rain

2% of yrsSevere drought

3.2 / yr (+3.1)Mid-century 100°F days

11 daysMid-century dry spell

1.78" (+6.5%)Mid-century 1-day rain

1.88×Wildfire change factor

100%Forward climate coverage

$958Home insurance / yr

-2.1% / yrInsurance growth

0.13%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

9,379People within 30 min

1,409,944People within 2 hr

36,826Radius comparison (15 mi)

57.1People / sq mi

0.9%Federal land

14.9%Land at 15% slope or less

2.9%Soils rated "not limited" for septic (strict USDA rating)

2,324 acWorkable land screen

87.9%Wooded land

66 tonsBiomass / forest ac

53.4°FAvg temp

Answers from the rulebook for Pleasants County

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

Pleasants County rules

Who permits septicLocal (with conditions)
On-site sewage and septic program administration for Pleasants County through the Mid-Ohio Valley Health Department, which serves Pleasants and five other counties.
- The Mid-Ohio Valley Health Department administers a sewage program for its service area under West Virginia sewage regulations.
- Requirements may vary based on lot size, the date the property was created, and the type of establishment served.
- In most cases, a percolation test is required.
- A homeowner who performs a percolation test or installs the system must pass the Homeowner’s Exam; the fee is $50 per attempt and the office asks the person to call at least one business day before.
- If another person installs the system, that installer must be a Certified Sewage System Installer licensed by the State of West Virginia.
- The source identifies the service area as Calhoun, Pleasants, Ritchie, Roane, Wirt and Wood counties.
Homeowner’s Exam fee: per 50 USD per attempt · percolation testing: required in most cases (Requirements vary based on lot size, property-creation date, and establishment type)
“WV Sewage Regulations have various requirements for lots seeking an on-site, sub-surface system.”
movhd.com ↗Re-checked Oct 6, 2026
One more reviewed finding on this topic
- Mixed (with conditions) — Sewage and septic systems in Pleasants County
  “The MOVHD’s Environmental Health (EH) Department oversee sewage and septic systems in Calhoun, Pleasants, Ritchie, Roane, Wirt and Wood.”
  Mid-Ohio Valley Health Department provides septic inspections ↗Re-checked Sep 26, 2026
Septic inspectionRequired
Individual septic-system installation in Pleasants County
- Tank, trenches, piping, and crossovers must remain uncovered until inspection.
- The MOVHD Environmental Health Department requires 24-hour notification for inspections.
“Tank, trenches, piping, crossovers must be left uncovered until the sanitarian can inspect. The MOVHD EH requires 24-hour notification for inspections.”
Mid-Ohio Valley Health Department provides septic inspections ↗Re-checked Sep 26, 2026
County-wide zoningAbsent
The county lists no planning/zoning office and there is no comprehensive countywide zoning ordinance in this rural county.
Pleasants County, WV - County Offices ↗Scouted from the county site, not yet independently re-checked

West Virginia rules that apply here

Building permitLimited
Building permits for construction, repair, or alteration in West Virginia; permit requirements depend on the applicable local jurisdiction and whether that jurisdiction has adopted and enforces a building code or otherwise regulates the work by state law or municipal ordinance.
- West Virginia does not have statewide building code requirements.
- A community that adopts and enforces a building code must use the State Building Code.
- Municipal governing bodies have authority to require a permit as a condition precedent to erection, construction, repair, or alteration of structures or equipment regulated by state law or municipal ordinance.
- A municipality may not require such permits of the state, a county, or another governmental entity, or their contractors, agents, or employees, for structures or equipment designated for governmental use.
- The cited statewide sources do not establish that every construction project in every jurisdiction requires a building permit.
“While West Virginia does not have statewide building code requirements, the adoption and implementation of building codes is strongly encouraged.”
2023 West Virginia State Hazard Mitigation Plan ↗Re-checked Oct 1, 2026
Owner-builder exemptionAvailable (with conditions)
Owner or occupant personally performing construction work on a structure in Pleasants County, subject to West Virginia contractor-licensing law.
- West Virginia law generally requires a contractor license for covered contractor activity.
- The statutory exemption applies to work personally performed on a structure by the owner or occupant.
- The definition also excludes a person who personally performs construction work on real property the person owns or leases, whether commercial or residential.
- The exemption concerns contractor licensure and does not by itself waive building-code, floodplain, septic, electrical, or other applicable approvals.
residential contractor threshold: >= 5000 USD (The contractor definition covers residential work where the cost of the undertaking is $5,000 or more.) · commercial contractor threshold: >= 25000 USD (The contractor definition covers commercial work where the cost of the undertaking is $25,000 or more.)
“(8) Work personally performed on a structure by the owner or occupant thereof; and”
West Virginia Code §30-42-3. Definitions ↗Re-checked Oct 4, 2026
One more reviewed finding on this topic
- Available — A property owner or occupant personally performing construction work on a structure, for purposes of exemption from West Virginia contractor licensure.
  “Except as otherwise provided in this code, the following are exempt from licensure: [...] Work personally performed on a structure by the owner or occupant thereof;”
  West Virginia Code §30-42-6. Necessity for license; exemptions ↗Re-checked Sep 21, 2026
Building code adoptedPartial
The West Virginia State Building Code framework applicable where a local jurisdiction has adopted it, including potential application in Pleasants County if the county has adopted it.
- Each local jurisdiction adopting the State Building Code must notify the State Fire Commission in writing.
- The adopting local jurisdiction is responsible for enforcement.
- Local jurisdictions may complete discretionary provisions and adopt appendices by order or ordinance.
- All building codes previously adopted by local jurisdictions are null and void under §87-4-8.1.
- The rule states an effective date of August 1, 2022 and a sunset date of August 1, 2027.
effective date: 2022-08-01 · sunset date: 2027-08-01
“Each local jurisdiction adopting the State Building Code shall notify the State Fire Commission in writing.”
87CSR4 State Building Code ↗Re-checked Oct 7, 2026
One more reviewed finding on this topic
- Partial — West Virginia's State Building Code framework and its application in counties and municipalities that adopt the code.
  “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.”
  West Virginia Code §15A-11-5, Promulgation of rules and statewide building code ↗Re-checked Sep 21, 2026
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.”
Fire & Life Safety Inspections ↗Re-checked Sep 21, 2026
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.”
Title 87 Series 1 State Fire Code ↗Re-checked Sep 21, 2026
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.”
West Virginia Code §8A-7-1. Authority for zoning ordinance ↗Re-checked Sep 21, 2026
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.”
  Pendleton County Windmills Zoning Letter ↗Re-checked Oct 5, 2026
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”
West Virginia Code §8A-4-2. Contents of subdivision and land development ordinance. ↗Re-checked Sep 21, 2026
SetbacksSpecified
Subdivision and land-development ordinances adopted by applicable West Virginia governing bodies and administered through applicable planning commissions.
- The cited statute requires local subdivision and land-development ordinances to include setback standards but does not establish a single statewide numeric setback.
- Actual requirements may vary by local ordinance, zoning district, subdivision type, or applicable exemption.
- The statute provides a process for waivers from minimum standards.
setback regulation: Subdivision and land-development ordinances must include standards for setback requirements. (Local standards and waivers may apply.)
“A subdivision and land development ordinance shall include the following provisions: [...] The standards for setback requirements, lot sizes, streets, sidewalks, walkways, parking, easements, rights-of-way, drainage, utilities, infrastructure, curbs, gutters, street lights, fire hydrants, storm water management and water and wastewater facilities; [...] The process for granting waivers from the minimum standards of the subdivision and land development ordinance;”
West Virginia Code §8A-4-2. Contents of subdivision and land development ordinance. ↗Re-checked Sep 21, 2026
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;”
West Virginia Code §§8A-7-1 and 8A-7-2 ↗Re-checked Oct 1, 2026
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.”
West Virginia Code §8A-11-1. Standards for factory-built homes ↗Re-checked Oct 5, 2026
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.”
  West Virginia Code §37-15-5. Conditions of occupancy ↗Re-checked Oct 5, 2026
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”
West Virginia Code §8-42-1. Definitions ↗Re-checked Sep 21, 2026
Septic permitRequired
Installation or establishment of a sewage or excreta-disposal system statewide, including new septic systems and modifications to existing septic systems
- A written permit must be obtained before installation or establishment.
- Systems must be installed according to plans, specifications, and instructions issued by or approved in writing by the commissioner or authorized representative.
- For new septic systems and modifications, permits require review and approval of the proper application, plans, and specifications.
- Minor repairs may be performed without a permit in limited circumstances, including removal of tree roots from solid-wall pipe or repair of a collapsed pipe outside the drainfield; work within the drainfield area will generally require a permit.
- Commercial or industrial wastes subject to West Virginia Department of Environmental Protection regulatory control are excluded from the scope of §16-1-9.
“New septic tank systems and modifications to existing septic tank systems must be permitted prior to installation, pursuant to Sections 4.1 and 4.3 of the WV Legislative Rule 64 CSR 9, Sewer Systems, Sewage Treatment Systems, and Sewage Tank Cleaners (hereinafter referred to as the Sewer Systems Rule).”
West Virginia Code §16-1-9 ↗Re-checked Oct 5, 2026
One more reviewed finding on this topic
- Required — Installation or establishment of onsite sewage, drainage, or water-supply systems in Pleasants County.
  “No person, firm, company, corporation, institution or association, whether public or private, county or municipal, may install or establish any system or method of drainage, water supply, or sewage or excreta disposal without first obtaining a written permit to install or establish the system or method from the commissioner or his or her authorized representative.”
  code.wvlegislature.gov ↗Re-checked Oct 3, 2026
Off-grid sanitationLimited
Off-grid sewage, excreta-disposal, drainage, or water-supply systems in Pleasants County.
- A written permit is required before installation or establishment.
- The system must comply with plans, specifications, and instructions issued or approved by the commissioner or authorized representative.
“All systems or methods shall be installed or established in accordance with plans, specifications and instructions issued by the commissioner or which have been approved in writing by the commissioner or his or her authorized representative.”
code.wvlegislature.gov ↗Re-checked Oct 3, 2026
Well permitRequired
A private or other water-supply method installed or established in Pleasants County.
- The cited statute covers any system or method of water supply.
- A written permit must be obtained before installation or establishment.
“Residents of West Virginia who want to have a well drilled, or who wish to modify or abandon an existing well, must apply and obtain a permit from their Local Health Department prior to drilling, modifying, or abandoning the well.”
oehs.wvdhhr.org ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Required — Drilling, modifying, or abandoning an individual water well in West Virginia.
  “Residents of West Virginia who want to have a well drilled, or who wish to modify or abandon an existing well, must apply and obtain a permit from their local health department prior to drilling, modifying, or abandoning the well.”
  Water Wells ↗Re-checked Sep 21, 2026
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.”
West Virginia Code §19-19-7. Additional limitations on nuisance actions ↗Re-checked Oct 1, 2026
2 more reviewed findings on this topic
- Available (with conditions) — Buildings or structures utilized primarily for agricultural purposes in Pleasants County.
  “Provided, however, That buildings or structures utilized primarily for agricultural purposes shall be exempt from the provisions of the State Building Code, the State Fire Code, and any county or municipal building code or ordinance that is or may be adopted, such as the ICC International Property Maintenance Code.”
  West Virginia Code §15A-11-5 ↗Re-checked Oct 3, 2026
- 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”
  West Virginia Code §15A-11-5. State Building Code ↗Re-checked Oct 1, 2026
Subdividing landRegulated (with conditions)
Subdivision and land development subject to a local subdivision and land-development ordinance adopted under West Virginia law.
- The local ordinance must include minor and major subdivision processes, planning-commission approval authority, review, approval, recording, fees, waivers, and improvement-location permits.
- The statute allows exemptions for certain land development, including single-family residential structures and farm structures.
- The cited statute does not itself provide one uniform statewide subdivision approval process for every parcel; local governing bodies and planning commissions administer the ordinance.
planning-commission approval: Required before development commences when a subdivision and land-development ordinance applies. (Applicable local exemptions and ordinance provisions may apply.) · plat recording: Required before construction commences after approval. (The plat is recorded in the clerk's office of the county commission where a majority of the land lies.) · fees: A schedule of fees proportioned to the cost of checking and verifying proposed plats.
“plans and plats must be approved by the applicable planning commission”
West Virginia Code §8A-4-2. Contents of subdivision and land development ordinance. ↗Re-checked Sep 21, 2026
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.”
Encroachment Permits ↗Re-checked Sep 21, 2026
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.”
Floodplain Permits ↗Re-checked Sep 21, 2026
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.”
  Floodplain Permits ↗Re-checked Oct 5, 2026
Permit feesPublished (with conditions)
WVDEP construction stormwater permit fees for qualifying construction-site stormwater discharges statewide.
- Applies to construction stormwater permitting administered by WVDEP, not every building, land-use, or local permit.
- The WVDEP page links a Revised Fee Schedule 2025 for new, reissuance, and modification applications.
disturbance threshold: >= 1 acre (Smaller sites that are part of a larger common plan of development are also covered.)
“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. When the construction activity is owned by one person but operated by another, it is the responsibility of the owner (developer) to obtain the permit. When the construction activity is completed and all disturbed areas are stabilized, the responsible party must submit a Notice of Termination (NOT) in order to end coverage under the General Permit. 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). [... ] Revised Fee Schedule 2025”
Construction Stormwater General Permit ↗Re-checked Sep 21, 2026
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).”
Construction Stormwater General Permit ↗Re-checked Sep 21, 2026
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.”
  Construction Stormwater General Permit ↗Re-checked Oct 5, 2026
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.”
West Virginia Code §8A-7-1. Authority for zoning ordinance ↗Re-checked Sep 21, 2026
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”
West Virginia Code §7-1-3n. Authority of certain counties as to building and housing codes; state building code ↗Re-checked Sep 21, 2026
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”
  West Virginia Code §7-1-3v. Floodplain and mudslide area management; legislative findings; power and authority; enforcement; provisions cumulative ↗Re-checked Sep 21, 2026

Inside cities and towns in Pleasants County

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

InspectionsLimited
Flood-related building-permit review in the City of St. Marys, as identified in the county-hosted application.
- The application states that additional permits and regulations may be required in a flood zone.
- The applicant consents to reasonable inspections required to verify compliance.
“Applicant hereby gives consent to the City Manager/Floodplain Manager to make reasonable inspections required to verify compliance.”
Application for Plan Examination and Building Permit ↗Re-checked Oct 3, 2026
Local zoningPresent (with conditions)
Zoning within the City of St. Marys, Pleasants County, West Virginia.
- The published code is labeled current through 2022-01.
- The code publisher warns that posted documents may not reflect the most current legislation and that the official printed copy should be consulted before action.
- The City of St. Marys identifies the code library as its online location for city ordinances.
“PART THIRTEEN - PLANNING AND ZONING CODE [...] CHAPTER FIVE - Zoning Regulations”
Part Thirteen - Planning and Zoning Code | Saint Marys, WV ↗Re-checked Oct 7, 2026
3 more reviewed findings on this topic
- Present (with conditions) — Property within the City of St. Marys, Pleasants County, West Virginia.
  “CHAPTER FIVE - Zoning Regulations [...] Art. 1321 . Authority. [...] Art. 1325 . Districts. [...] Art. 1345 . Board of Zoning Appeals. [...] Art. 1349 . Enforcement and Penalty.”
  Resources | City of St. Marys ↗Re-checked Oct 6, 2026
- Present — Land-use zoning within the incorporated City of St. Marys, Pleasants County, West Virginia.
  “In order to obtain the objectives of this Chapter, Council shall have and exercise the following powers: [...] To regulate and determine the use and intensity of use of land and lot areas; [...] To divide the Municipality into districts of such kind, character, number, shape and area as may be necessary to carry out the purposes of this section.”
  codelibrary.amlegal.com ↗Re-checked Oct 6, 2026
- Present (with conditions) — Land and buildings within the City of St. Marys, Pleasants County, West Virginia.
  “In order to obtain the objectives of this Chapter, Council shall have and exercise the following powers:”
  codelibrary.amlegal.com ↗Re-checked Oct 7, 2026
Permit feesPublished (with conditions)
Building permits under the City of St. Marys application hosted by Pleasants County.
- All permit fees are payable upon application.
- Fees are refundable if the permit application is denied.
- The application states a one-year permit expiration.
building permit fee up to $10,000: 20 USD · additional fee per additional $1,000 over $10,000: 1 USD (plus the $20 base fee)
“BUILDING PERMITS: Up to $10,000.00 = $20.00 fee. Over $10,000.00 = $20.00 plus $1.00 for each additional $1,000.00.”
Application for Plan Examination and Building Permit ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Published (with conditions) — Building permits issued by the City of St. Marys
  “BUILDING PERMITS: Up to $10,000.00 = $20.00 fee. Over $10,000.00 = $20.00 plus $1.00 for each additional $1,000.00.”
  Application for Plan Examination and Building Permit ↗Re-checked Sep 26, 2026
Permit processPublished (with conditions)
Building permit process under the City of St. Marys application hosted by Pleasants County.
- Flood-zone work may require additional information, permits, and regulations.
- Flood information must be certified by an engineer, surveyor, or other qualified person before application approval.
- Changes or alterations must be approved in advance and permits revised or updated.
- Work must not begin until permit approval is received.
- The permit expires one year from issue date.
“DO NOT BEGIN WORK UNTIL PERMIT APPROVAL IS RECEIVED”
Application for Plan Examination and Building Permit ↗Re-checked Oct 3, 2026
One more reviewed finding on this topic
- Published (with conditions) — Building-permit process in the City of St. Marys
  “If your property/work is within a flood zone area, additional information, permits, and regulations may be required. You will need to comply with the requirements in the flood plain ordinance.”
  Application for Plan Examination and Building Permit ↗Re-checked Sep 26, 2026

Still unanswered

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

Minimum dwelling size — Minimum dwelling-size requirements in Pleasants County.
Lot coverage — Lot coverage in Pleasants County.
Living in an RV — Long-term or residential RV occupancy on private land in Pleasants County.
Camping on your land — Temporary camping on private land in Pleasants County.
Tiny homes — Residential occupancy of tiny homes in Pleasants County.

2 more unanswered

Mandatory utility hookup
Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Pleasants County, West Virginia

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

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

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

Pleasants County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Mid-Ohio Valley Health Department (serves Calhoun, Pleasants, Ritchie, Roane, Wirt, Wood counties). 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 Pleasants County, West Virginia?

Land in Pleasants County runs about $3,209 per acre, based on the latest county data.

What is the water situation in Pleasants County?

Pleasants County gets about 46.1" of rain a year, with severe drought in roughly 2% of years.

How remote is Pleasants County?

A representative private-land location has about 9,379 people within a 30-minute drive and 1,409,944 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.

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

At a glance

Who to call

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

Who handles building permits in Pleasants County?

Does Pleasants County have zoning?

How do septic permits work in Pleasants County?

Can you live in an RV or tiny home in Pleasants County?

Building a home in Pleasants County: what are the steps?

What should you check before buying land in Pleasants County?

Watch-outs

Sources

Compared with neighboring counties

Pleasants County in West Virginia

How Pleasants County scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Pleasants County

Answers from the rulebook for Pleasants County

Pleasants County rules

West Virginia rules that apply here

Inside cities and towns in Pleasants County

Still unanswered

Living off-grid in Pleasants County, West Virginia

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

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

How much does land cost in Pleasants County, West Virginia?

What is the water situation in Pleasants County?

How remote is Pleasants County?

How Pleasants compares in West Virginia