Bolthole Index

Putnam County, West Virginia

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

56Index Score / 100
#49 of 55 in West Virginia

Unincorporated Putnam County, West Virginia requires a county development permit before construction of a permanent structure or placement of a mobile or manufactured home1. County zoning applies only in designated unincorporated areas, including the Putnam Public Service District sewer area in Teays Valley and the US35 corridor, and incorporated towns may zone separately234. Septic permits for Putnam County come from the Putnam County Health Department, not the planning office56.

At a glance

Building permit
Required before permanent construction or placement of a mobile or manufactured home1
Zoning
Limited to designated unincorporated areas; confirm the parcel's district27
Septic permits
Putnam County Health Department, with site and final inspections58
Minimum home size, zoned areas
400 sq ft (Class C single-family dwelling)9
Owner-builder
Exempt from WV contractor licensure, not from permits or inspections10
Water well permit
Required from the local health department before drilling11

Who to call

Building permits

Putnam County Office of Planning & Infrastructure

Development/zoning permits, zoning administration and floodplain determinations for unincorporated Putnam County, including both the Zoned Unincorporated Areas and non-zoned areas

(304) 586-0237

12093 Winfield Road, Winfield WV 25213, Room: 226

Online permits →

Floodplain permits

Putnam County Office of Planning & Infrastructure

Flood-hazard determinations, FEMA flood-zone lookups and elevation-certificate copies for unincorporated Putnam County and the towns of Buffalo, Bancroft and Poca

(304) 586-0237

12093 Winfield Road, Winfield WV 25213, Room: 226

Septic permits

Putnam County Health Department (Environmental Health)

On-site sewage disposal system (septic) permits for Putnam County

(304) 757-2541

putnamlhd@wv.gov

11878 Winfield Road, Winfield, WV 25213

Zoning

Putnam County Zoning Ordinance, Article 300 ("R-C" Rural County District)

Sets the development standards (lot size, setbacks) and permitted uses for the "R-C" Rural County District, the zoning district covering most rural land in Putnam County's Zoned Unincorporated Areas

Zoning

Putnam County Zoning Ordinance, Article 1700 (Supplementary Provisions)

Sets the three size classes (A, B, C) that a single-family home in Putnam County's Zoned Unincorporated Areas must meet

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 Putnam County, West Virginia?

Unincorporated Putnam County, West Virginia requires a permit before construction of any permanent structure or placement of a mobile or manufactured home1. Starting work before issuance brings a late fee in addition to the usual development-permit fee, and other agencies may require separate approvals1. The Office of Planning & Infrastructure provides separate applications for zoned and non-zoned land, and applications may be completed online or printed and sent to the county12. Structures used primarily for agriculture are exempt from the State Building Code, State Fire Code and an adopted county or municipal building code, but that state exemption does not establish an exemption from Putnam County's development permit131. Inside an incorporated town, the town's own rules may apply instead, so confirm jurisdiction first4. Septic permits are a separate county health permit, covered below14. Ask Planning which permit applies before clearing or construction begins.

Who issues development permits in Putnam County, West Virginia, and how do you reach them?

The Putnam County Office of Planning & Infrastructure handles county development permits, zoning administration and floodplain questions for unincorporated Putnam County3. Reach the office at (304) 586-0237, or visit 12093 Winfield Road, Winfield, WV 25213, Room 2263. The county supplies different development-permit applications for zoned and non-zoned parcels; either may be completed online or printed and sent to the county12. Commercial, industrial, multifamily, lease-community and manufactured-home-park applications may also require a site plan, drainage analysis, stormwater-detention design, a fee and applicable floodplain materials, although the Planning Director may waive an unnecessary item12. The same office provides flood-hazard information for unincorporated Putnam County and Buffalo, Bancroft and Poca15.

Does Putnam County have zoning?

Putnam County zoning applies only within designated Zoned Unincorporated Areas, including the Putnam Public Service District sewer area in Teays Valley and the US35 corridor23. The county publishes multiple districts for those areas, so use the county planning and zoning viewer or ask the Office of Planning & Infrastructure for the parcel's exact classification7. Incorporated municipalities may administer separate zoning rules that the county does not administer4.

Standards vary by district. In the R-C Rural County District, the ordinance lists a 30-foot front setback, a 10-foot side setback for a principal use, a 5-foot side setback for an accessory use, and a 20-foot rear setback that becomes 30 feet for lots used for livestock agriculture16. In the R-1 Single Family Residential District, the front setback is 20 feet, with 5-foot side setbacks for principal and accessory uses17. The ordinance's single-family classifications include a Class C minimum of 400 square feet, while Class A and Class B homes are governed by minimum dimensions of 40 by 20 feet and 40 by 14 feet18. Do not assume these figures for every parcel; ask Planning to confirm the controlling district7.

How do septic permits work in Putnam County?

The Putnam County Health Department's Environmental Health division issues permits for new, modified and repaired on-site sewage systems after an environmental health specialist approves the site519. After the application arrives, an environmental health specialist schedules a site visit, and the installer must contact the Health Department for a final inspection8. The owner or the installer submits an on-site sewage application, the specialist schedules a site visit, a permit issues only after site approval, and a final inspection is required before the system is covered up14. Every installation must be performed by a certified on-site sewage-system installer19. The county's fee schedule lists $194.25 for a conventional single-family dwelling system and $393.75 for all other types20. A separate $30 state registration fee applies to each septic tank21. Only 1.9% of Putnam County soils rate better than "very limited" for a conventional septic drain field, so make approval of the proposed system a purchase contingency rather than assuming a standard drain field will work22. Reach Environmental Health at (304) 757-2541 or putnamlhd@wv.gov, or visit 11878 Winfield Road, Winfield, WV 2521319.

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

Putnam County's published materials do not confirm a general rule allowing residential RV use on an individual parcel, so ask the Office of Planning & Infrastructure before planning to live in an RV during construction. The R-C Rural County District lists an RV park as a regulated use, but that does not answer whether one occupied RV is allowed on private land23. Tiny-home occupancy is also not confirmed countywide. A small home in the zoned areas must meet the ordinance's single-family dwelling classes, including a Class C minimum of 400 square feet, and tiny-home occupancy outside the zoned areas is not confirmed187. A permanent tiny home requires the county permit applicable to permanent structures1. West Virginia's owner-builder exemption concerns contractor licensing; it does not waive applicable permits, codes or inspections10.

How do you build a home in Putnam County, West Virginia, step by step?

  1. Use the county viewer or ask the Office of Planning & Infrastructure to confirm whether the parcel is zoned and, if so, its district7.
  2. Choose the county's zoned-area or non-zoned-area application and obtain the development permit before beginning a permanent structure or placing a mobile or manufactured home121.
  3. Ask Planning for a flood-hazard determination and any applicable floodplain requirements1512.
  4. Apply to the Putnam County Health Department for septic review; an environmental health specialist will schedule a site visit, and the certified installer must arrange the final inspection before the system is covered81419.
  5. Obtain a local-health-department permit before drilling, modifying or abandoning a private well11.
  6. Confirm inspection and occupancy requirements with Planning, because a general county schedule could not be confirmed; the State Fire Marshal's inspection mandate excludes one- and two-family dwellings24.
  7. If the project divides land, follow the county's exempt, minor or major subdivision procedure before relying on the proposed lots25.

What should you check before buying land in Putnam County?

Confirm the parcel's zoning status and district with the Office of Planning & Infrastructure because zoning applies only in parts of unincorporated Putnam County and the district controls parcel-specific standards27. If a seller proposes to split land, request the approved and recorded plat or ask which county procedure applies; Putnam County regulates land divisions with exempt, minor and major checklists, and review can address roads, drainage, water, sewage and other improvements25. Check flood risk with Planning before choosing a building site15. Only 1.9% of county soils rate better than "very limited" for a conventional drain field, while 83.4% of the county is wooded and 19.2% lies at a slope of 15% or less, so septic feasibility and usable terrain deserve on-site review before closing222627. The effective property-tax rate is about 0.6%, with a median annual bill of about $1,2352829.

Watch-outs

  • Putnam County requires a permit before permanent construction or placement of mobile or manufactured housing in unincorporated areas; limited zoning does not eliminate that permit requirement12.
  • Putnam County's published zoning material identifies RV parks but does not confirm whether an RV may be occupied as a home on an individual lot; ask the Office of Planning & Infrastructure before relying on one23.
  • Only 1.9% of Putnam County's soils rate better than "very limited" for a conventional septic drain field, so budget time and money for a site evaluation and a possible engineered system22.
  • The towns of Buffalo, Bancroft and Poca receive flood-hazard information from the county office, but incorporated municipalities may have their own zoning rules, so confirm which jurisdiction a parcel is in154.

Sources

  1. putnamcountywv.gov, quoted and re-checked
  2. Putnam County Office of Planning & Infrastructure (2026 county census)
  3. Putnam County Office of Planning & Infrastructure (putnamcountywv.gov)
  4. Putnam County Office of Planning & Infrastructure, quoted and re-checked
  5. Putnam County Health Department - Sewage (2026 county census)
  6. Sewage - Putnam County Health Department, quoted and re-checked
  7. Frequently Asked Questions — Zoning districts, quoted and re-checked
  8. Sewage — Putnam County Health Department, quoted and re-checked
  9. Putnam County Zoning Ordinance, Article 1700 (Supplementary Provisions) (putnamcountywv.gov)
  10. West Virginia Code §30-42-6. Necessity for license; exemptions (West Virginia statewide rule), quoted and re-checked
  11. Water Wells (West Virginia statewide rule), quoted and re-checked
  12. Development Permits, quoted and re-checked
  13. West Virginia Code §15A-11-5, Promulgation of rules and statewide building code (West Virginia statewide rule), quoted and re-checked
  14. Sewage - Putnam County Health Department, quoted and re-checked
  15. Putnam County Office of Planning & Infrastructure (putnamcountywv.gov)
  16. Zoning Ordinance for the Zoned Unincorporated Areas of Putnam County, West Virginia, quoted and re-checked
  17. Zoning Ordinance for the Zoned Unincorporated Areas of Putnam County, West Virginia, quoted and re-checked
  18. Zoning Ordinance for the Zoned Unincorporated Areas of Putnam County, quoted and re-checked
  19. Putnam County Health Department (Environmental Health) (pchdwv.org)
  20. Permit Fees Adopted by Putnam BOH on 6-24-2024, quoted and re-checked
  21. Septic Tank Seal Registration, quoted and re-checked
  22. 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
  23. Putnam County Zoning Ordinance, Article 300 ("R-C" Rural County District) (putnamcountywv.gov)
  24. Fire & Life Safety Inspections (West Virginia statewide rule), quoted and re-checked
  25. putnamcountywv.gov, quoted and re-checked
  26. Wooded share of land: Bolthole Index county data
  27. Share of land at 15% slope or less: Bolthole Index county data
  28. Effective property tax rate: Bolthole Index county data
  29. Median property tax bill: 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

Unlike 3 of the 4 neighbors with published rules, Putnam County has countywide zoning.

RulePutnam CountyMason CountyCabell CountyLincoln CountyKanawha CountyJackson CountyBoone County
Building permitRequiredNot requiredRequiredRequiredRequiredNot requiredRequired
County zoningYesNoNoNoYesNot publishedNot published
Septic permitsCounty Health Dept.County Health Dept.Cabell-Huntington Health Dept.County Health Dept.Kanawha-Charleston Health Dept.County Health Dept.County Health Dept.

County locator

Putnam County in West Virginia

56
County map
Putnam County highlighted among the West Virginia counties · colored by Index score

How Putnam County scores

Seclusion45100% ev.
Self-Sufficiency54100% ev.
Admin Boringness48100% ev.
Durability66100% ev.
Property Autonomy26100% ev.
Carry Cost86100% 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 →

$253kTypical home
0.6%Property tax
$3,285Land / acre
44.2"Annual rain
2.1% of yrsSevere drought
4.1 / yr (+4)Mid-century 100°F days
11.8 daysMid-century dry spell
1.59" (+6.6%)Mid-century 1-day rain
1.96×Wildfire change factor
100%Forward climate coverage
$1,108Home insurance / yr
-0.3% / yrInsurance growth
0.56%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
69,589People within 30 min
1,473,297People within 2 hr
128,214Radius comparison (15 mi)
164.8People / sq mi
0.2%Federal land
19.2%Land at 15% slope or less
1.9%Soils rated "not limited" for septic (strict USDA rating)
3,991 acWorkable land screen
83.4%Wooded land
66 tonsBiomass / forest ac
55.5°FAvg temp

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Cities and towns in Putnam County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet researched: Town of Bancroft · Town of Buffalo · Town of Poca

Answers from the rulebook for Putnam County

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

Putnam County rules

  • Building permitRequired

    Construction and other development requiring a Putnam County development, building, or improvement-location permit in unincorporated areas

    • A permit is required before construction of any permanent structure, placement of a mobile home or other manufactured housing, and other development items covered by the Floodplain Management Program Ordinance and Improvement Location Permit Ordinance.
    • If development begins before permit issuance, a late fee accompanies the typical development permit fee.
    • Separate permits and approvals from other authorities may also be required.
    “A permit is required PRIOR TO the construction of any permanent structure”
  • County-wide zoningPresent (with conditions)

    Zoning administered by Putnam County in designated zoned unincorporated areas, including select planning districts; it is not established as countywide zoning covering every county area.

    • The county source states that zoning applies in select parts of the county and in unincorporated regions.
    • Incorporated municipalities may have separate zoning authority and rules.
    • The current ordinance is titled Zoning Ordinance for the Zoned Unincorporated Areas of Putnam County.
    “Welcome to the Office of Planning & Infrastructure, your go-to authority for managing land use and related regulations in the unincorporated regions of beautiful Putnam County. We take charge of various important ordinances, such as subdivision regulations, building permits (including flood plain regulation), salvage yard permits, and zoning in select parts of the county.”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning in selected unincorporated areas of Putnam County, not countywide.
      “We take charge of various important ordinances, such as subdivision regulations, building permits (including flood plain regulation), salvage yard permits, and zoning in select parts of the county.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across Putnam County: county zoning applies in select zoned unincorporated areas, while incorporated municipalities may administer separate local zoning rules.

    • The county's zoning ordinance is expressly for zoned unincorporated areas.
    • The county Planning & Infrastructure page states that zoning is administered in select parts of the county.
    • A parcel-specific determination requires using the county zoning viewer or contacting the Office of Planning and Infrastructure.
    • This aggregate claim does not assert that Putnam County administers each incorporated municipality's zoning ordinance.
    “To find out if your property is zoned, and if so, in which district, search online for the Putnam WV Planning and Zoning Viewer online.”
  • Zoning districtsPublished (with conditions)

    Zoned unincorporated areas of Putnam County

    • The listed districts apply only in the Zoned Unincorporated Areas of the county.
    • Property-specific zoning must be checked using the county planning and zoning viewer or confirmed with the Office of Planning and Infrastructure.
    “What are the various Zoning Districts in the Zoned Unincorporated Areas of the county?”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Single-family dwelling classifications in zoned unincorporated areas and lease communities.

    • Class C single-family dwellings require at least 400 square feet.
    • Class A and B dwellings are controlled by minimum dimensions and additional design standards.
    • The cited standards are not countywide; they apply within the zoning ordinance's zoned unincorporated-area scope.

    Class C minimum dwelling size: >= 400 square feet · Class A minimum dimensions: 40 x 20 feet · Class B minimum dimensions: 40 x 14 feet

    “The single-family home shall have a minimum of 400 square feet.”
  • SetbacksDistrict specific (with conditions)

    Property development standards for single-family dwellings in lease communities governed by Article 1700.09 of the zoned-unincorporated-area zoning ordinance.

    • The cited schedule is under the lease-community standards and should not be generalized to every parcel or zoning district.
    • Other zoning-district standards and alignment provisions may impose additional or different requirements.
    • The ordinance includes a front-setback alignment rule when neighboring dwellings exceed the prescribed minimum.

    minimum setback from edge of road surface: 20 feet · minimum setback from rear of lot: 10 feet · minimum distance between buildings: 15 feet

    “Minimum Setback from Edge of Road Surface • 20 Feet Minimum Setback from Rear of Lot • 10 Feet Minimum Distance between Buildings • 15 Feet”
    2 more reviewed findings on this topic
  • Tiny homesLimited

    Tiny or small single-family dwellings in zoned unincorporated areas, if classified as a single-family dwelling under the county zoning ordinance.

    • Class C single-family homes must be at least 400 square feet.
    • Class A homes must be at least 40 feet long and 20 feet wide.
    • Class B homes must be at least 40 feet long and 14 feet wide.
    • The ordinance also requires specified enclosure, roof, siding, and other design standards; planning-officer deviations may be approved on written findings and appealed to the Board of Zoning Appeals.
    • Lease-community dwellings must also comply with applicable West Virginia Board of Health mobile-home-park regulations.

    minimum floor area for Class C single-family dwelling: >= 400 square feet · minimum Class A dwelling dimensions: 40 x 20 feet · minimum Class B dwelling dimensions: 40 x 14 feet

    “C. Class “C” Single Family Dwelling 1. The single-family home shall have a minimum of 400 square feet.”
  • Who permits septicLocal

    On-site sewage disposal system permitting in Putnam County, including new systems, modifications, and repairs.

    • The West Virginia On-Site Sewage program provides statewide rule interpretation and technical assistance.
    • The Putnam County Health Department issues the county permit after environmental health specialist approval.
    “Once the environmental health specialist has approved the site, a permit for the new system, modification, or repair will be issued by the Health Department.”
  • Septic permitRequired

    New on-site sewage systems, modifications to existing systems, and repairs to failing systems in Putnam County.

    • The homeowner/property owner and/or certified installer must submit an on-site sewage system application to the Health Department.
    • An environmental health specialist schedules a site visit after receiving the application.
    • A permit is issued only after the environmental health specialist approves the site.
    • The certified installer may begin construction or repair only after the permit is issued.
    • Any construction or repair plan modification requires contacting the Health Department before continuing.
    • A final inspection is required before the system is covered up.
    “The homeowner/property owner and/or certified installer will fill out an on-site sewage system application and submit it to the Health Department. Once an application is received an environmental health specialist will schedule a visit to the site of the proposed new system, modification, or repair.”
  • Septic inspectionRequired

    Environmental health site visits for proposed new, modified, or repaired on-site sewage systems

    • An environmental health specialist schedules a site visit after the application is received.
    “must contact the health department for a final inspection.”
  • Subdividing landRegulated (with conditions)

    Subdivision and division of land in unincorporated Putnam County

    • The county publishes subdivision regulations, application procedures, and separate checklists for exempt, minor, and major divisions.
    • Additional requirements may address roads, drainage, water facilities, sewage facilities, parking, planned developments, and other improvements.
    “Article 100Subdivision Application Procedure and Approval Process”
  • Permit feesPublished (with conditions)

    Putnam County Health Department permits for individual sewage disposal systems and innovative alternative type sewage systems.

    • The fee schedule states it was adopted by the Putnam Board of Health on June 24, 2024 and approved by the Commissioners on May 28, 2024.
    • The listed fee is $194.25 for a conventional single-family dwelling system.
    • The listed fee is $393.75 for all other types of system.
    • The schedule also states that a 25 percent late fee applies to expired permits and payment must be received within 10 days after expiration to avoid the late fee.

    conventional single-family dwelling sewage permit fee: 194.25 USD · other sewage system permit fee: 393.75 USD · expired permit late fee: 25 percent (Payment received within 10 days of the expiration date avoids the late-fee assessment.)

    “Type of System Conventional Single-Family Dwelling $194.25 All other types of system $393.75”
  • Permit processPartial

    County development-permit application process

    • Separate PDF applications are provided for zoned and non-zoned areas.
    • Applications may be completed online, printed, and sent to the county.
    • Commercial, industrial, multifamily, lease-community, and manufactured-home-park applications may require site plans, drainage analysis, stormwater detention design, an application fee, and floodplain requirements if applicable.
    • Planning Director may waive items determined unnecessary.
    “Where the Planning Director determines that any of the items listed above is unnecessary, the requirement may be waived.”

West Virginia rules that apply here

  • Owner-builder exemptionConditional

    Owner or occupant personally performing work on a structure in West Virginia, including Putnam County.

    • The exemption is from contractor licensure, not from Putnam County development or building permits.
    • The statutory text states that the work must be personally performed by the owner or occupant.
    • Other permitting, zoning, floodplain, septic, and building-code requirements may still apply.
    “(8) Work personally performed on a structure by the owner or occupant thereof; and”
    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;”
  • 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.”
  • 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”
  • Well permitRequired

    Drilling, modifying, or abandoning an individual water well in West Virginia.

    • A permit must be obtained from the local health department before drilling, modifying, or abandoning the well.
    • Individual water wells must be drilled by licensed well drillers.
    “Residents of West Virginia who want to have a well drilled, or who wish to modify or abandon an existing well, must apply and obtain a permit from their local health department prior to drilling, modifying, or abandoning the well.”
  • Agricultural 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”
  • 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.”
  • Building in a floodplainRequired

    Development in floodplains regulated by participating West Virginia counties and flood-prone municipalities, including dredging, filling, grading, excavation, and stream crossings.

    • Every county and flood-prone municipality participates in the NFIP and has an ordinance regulating floodplain development.
    • Most stream-restoration projects involving dredging, filling, grading, or excavation are considered development for which a county or community permit is required.
    • Before altering or relocating a watercourse, the applicant must consult the local floodplain permit officer regarding whether a permit is required and the fee.
    • Approximate A zones require written assurance that flood-carrying capacity will be maintained; except for extremely small projects, this generally requires pre- and post-development engineering studies showing no unacceptable rise of 1 foot or greater.
    • AE zones without a designated floodway may not create more than a 1-foot cumulative rise, and an engineering study may be required.
    • AE zones with floodways require hydrologic and hydraulic analysis showing zero rise in base flood elevation.
    • Before issuance, the permit officer requires copies of all other federally or state-required permits.
    • Permit cost varies.

    unacceptable rise threshold: >= 1 ft (Except for extremely small projects in Approximate A zones.) · cumulative rise limit in AE zones without floodway: <= 1 ft · base flood elevation rise in AE zones with floodway: 0 ft · permit cost: varies

    “Every county and flood prone municipality in West Virginia participates in the National Floodplain Insurance Program (NFIP), and has an ordinance to regulate development in the floodplain. The ordinance includes a flood map that designates floodplain areas, and establishes a permitting system to regulate new development in the floodplain.”
    One more reviewed finding on this topic
    • Required — Development in floodplains within West Virginia counties and flood-prone municipalities, administered through the applicable local county, town, or city floodplain permit officer.
      “Every county and flood prone municipality in West Virginia participates in the National Floodplain Insurance Program (NFIP), and has an ordinance to regulate development in the floodplain. The ordinance includes a flood map that designates floodplain areas, and establishes a permitting system to regulate new development in the floodplain.”
  • 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.

  • Lot coverage — Lot-coverage limits
  • Living in an RV — Long-term or residential RV occupancy on private land
  • Camping on your land — Temporary camping on private land
  • Off-grid sanitation — Off-grid sanitation systems in Putnam County
  • Mandatory utility hookup — Water, sewer, or other utility-connection requirements for development in Putnam County
1 more unanswered
  • 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 Putnam County, West Virginia

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

Putnam County scores 56/100 on the Bolthole Index, a solid 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 Putnam County, West Virginia?

Putnam County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Putnam County Health Department (Environmental Health). 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 Putnam County, West Virginia?

Land in Putnam County runs about $3,285 per acre, based on the latest county data.

What is the water situation in Putnam County?

Putnam County gets about 44.2" of rain a year, with severe drought in roughly 2.1% of years.

How remote is Putnam County?

A representative private-land location has about 69,589 people within a 30-minute drive and 1,473,297 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 Putnam compares in West Virginia

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