Bolthole Index

Raleigh County, West Virginia

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

64Index Score / 100
#33 of 55 in West Virginia

Raleigh County, West Virginia requires county approval for development and has adopted a county building code12. Its zoning ordinance applies countywide, while incorporated municipalities may also impose their own rules34. A project using a private septic system or well must obtain Raleigh County Health Department approval for the Location Improvement Permit56.

At a glance

Building permit
Required through Raleigh County's permit and building-code system12
Zoning
Countywide; municipalities may also have separate rules34
Septic
A state septic permit and County Health Department development approval are required75
RV living
No permanent RV residence outside an approved RV or manufactured-home park; temporary use is limited89
Minimum home size
Detached homes generally need 500 square feet of living area and a 15-foot width10
Owner-builder
Owner-performed work is exempt from contractor licensing, not from permits or code compliance11
Certificate of occupancy
Required before covered land or a covered building is occupied or used12
Private well
County Health Department approval is required for the Location Improvement Permit6

Who to call

Building permits

Raleigh County Building Code Office

Building permits and the county Building Code Ordinance

304-255-9388

203 South Eisenhower Drive, Beckley, WV 25801

Zoning

Raleigh County Planning and Zoning

Zoning applications, Board of Zoning Appeals matters, floodplain management and stormwater management

304-255-9173

116 N. Heber Street, Beckley, WV 25801

Septic permits

Raleigh County Health Department

Septic-system and private-well approvals required for Raleigh County development permits

304-252-8531

1602 Harper Road, Beckley, WV 25801

Contact details are copied from each office’s official page and were checked against it on October 1, 2026.

Off-grid gear

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

Yes. Raleigh County requires building permits and has adopted a county building code12. Development, construction, alteration, reconstruction or a change of use also requires county Planning and Zoning approval3. The Location Improvement Permit application calls for the tax district, tax map and parcel information, a site plan, adjacent roads, and documentation for sanitary sewage and water13. Covered land and buildings cannot be occupied or used until a certificate of occupancy confirms compliance12. An owner or occupant may personally perform construction without a contractor license, but that exemption does not cancel permits, inspections, code compliance or occupancy approval11. Non-commercial agricultural uses and incidental farm structures remain allowed subject to applicable ordinance requirements; this is not a blanket exemption from building, health or floodplain rules14.

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

The Raleigh County Building Code Office receives and processes building-permit applications, performs inspections, and issues or denies certificates of occupancy15. The office is at 203 South Eisenhower Drive, Beckley, WV 25801, and its phone number is 304-255-938816. The county points applicants to its Building Code Ordinance and IWORQ Citizen Portal, but we could not confirm a complete residential checklist, review times or general fee schedule; ask the office before filing15. Planning and zoning approval is separate: Raleigh County Planning and Zoning is at 116 N. Heber Street, Beckley, WV 25801, and can be reached at 304-255-917317. That office handles floodplain and stormwater matters through the same phone number17. Floodplain building-permit applications carry a fee under the schedule in effect when filed, though the reviewed ordinance does not state the amount18.

Does Raleigh County, West Virginia have zoning?

Yes. Raleigh County requires Planning and Zoning approval before development, construction, alteration, reconstruction or a change of use3. Incorporated municipalities may also have separate requirements, so land inside city limits needs a municipal check as well4. The published map and standards cover Residential, Rural Residential, Commercial Business, Industrial Business and Planned Development districts19. Setbacks vary by parcel and district20. Commercial Business and Industrial Business parcels have a 7,500-square-foot minimum parcel size, except residential dwellings follow separate housing standards, and buildings may cover no more than 60% of the parcel2122. Single-family detached homes generally need at least 500 square feet of living area and a 15-foot width; manufactured-housing standards provide an exception, and footprints under 500 square feet require plan review10. Ask Planning and Zoning for the parcel-specific answer rather than treating those district rules as countywide lot standards.

How do septic permits and private wells work in Raleigh County?

West Virginia requires a written permit before installing a new septic system or modifying an existing one, and the state Public Health Sanitation Division has primacy over onsite sewage systems723. Raleigh County also requires a certificate of septic approval from the Raleigh County Health Department before issuing its Location Improvement Permit5. A septic system cannot be used until its installation receives written approval, and its soil-absorption area cannot be covered before approval24. Where public sewage is available, the county application instead uses a service certificate from the applicable district or sanitary board25. Private water requires a utility certificate or Health Department well approval256. The Raleigh County Health Department is at 1602 Harper Road, Beckley, WV 25801, and its phone number is 304-252-853126. Only 1.2% of county soils avoid severe limitations for conventional drain fields, so make septic feasibility an early purchase contingency27.

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

Raleigh County does not allow an RV to serve as a permanent residence except in an approved RV park or manufactured-home park8. Temporary RV use generally lasts no more than 180 days, followed by more than 30 vacant days9. A parcel under 5 acres may have only one temporary or occasional RV, and temporary RV use in the R2 district needs a conditional-use permit8. RV parks are conditional uses in specified business and industrial districts, and qualifying parks may have no more than 15 campground sites per acre28. For a tiny home intended as a detached dwelling, Raleigh County generally requires at least 500 square feet of living area, a 15-foot width, a permanent foundation and utility connections; manufactured-housing standards provide an exception, and smaller footprints require plan review10. Give Planning and Zoning the parcel number, unit type, dimensions, utility plan and intended occupancy before buying or placing one.

What are the steps to build a home in Raleigh County?

  1. Ask Raleigh County Planning and Zoning to identify the parcel's district, setbacks and permitted use1920.
  1. Prepare the Location Improvement Permit information, including the parcel details, site plan, adjacent roads, sewage documentation and water documentation13.
  1. Obtain the required septic permit and County Health Department approval for a private system, plus well approval or the applicable utility-service certificates75625.
  1. File the building-code application with the Raleigh County Building Code Office through the county process1516.
  1. Have Planning and Zoning identify the flood zone; floodplain development needs a Floodplain Administrator permit, and permanent utility connections there require a certificate of compliance2930.
  1. If work disturbs at least 1 acre, including a smaller site in a larger common plan, obtain WVDEP construction-stormwater authorization31.
  1. Finish inspections and obtain the county certificate of occupancy before using the covered property12.

What should you check before buying land in Raleigh County?

Start with the zoning map because Raleigh County regulates development countywide and district standards control uses, setbacks and dimensions31920. Verify septic feasibility before selecting a house site: only 1.2% of county soils avoid severe limitations for a conventional drain field27. Terrain adds constraints, with 19.7% of land at a slope of 15% or less and 87.3% of the county wooded3233. Confirm access; a new driveway onto a state highway needs a free Division of Highways permit and must meet location, design and construction standards34. For budgeting, Raleigh County's typical home value is about $161,460, its effective property-tax rate is about 0.5%, and its median annual property-tax bill is about $733353637. Identify the flood zone before closing because floodplain development needs a local permit and permanent utility connections there require a certificate of compliance2930. Planned Development portions also need final subdivision-plat approval before development, a building permit or occupancy approval38.

Watch-outs

  • Raleigh County's zoning ordinance is countywide, but incorporated municipalities may also have separate rules34.
  • An RV cannot be used as a permanent residence outside an approved RV or manufactured-home park, and temporary use has duration, parcel-size and district limits89.
  • Short-term rental or Airbnb use requires a conditional-use permit under Raleigh County zoning39.
  • Manufactured-home park or campground subdivisions with at least 4 units or spaces in unincorporated Raleigh County need Planning Commission plat approval before construction, sale or rental40.
  • We could not confirm alternative off-grid sanitation or a single countywide residential minimum lot size; ask Planning and Zoning and the Health Department before relying on either1726.

Sources

  1. Raleigh County Building Code Office (2026 county census)
  2. County Ordinances & Regulations, quoted and re-checked
  3. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  4. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  5. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  6. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  7. West Virginia Code §16-1-9 (West Virginia statewide rule), quoted and re-checked
  8. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  9. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  10. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  11. West Virginia Code §30-42-6. Necessity for license; exemptions, quoted and re-checked
  12. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  13. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  14. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  15. Building Code Office & Permits, quoted and re-checked
  16. Raleigh County Building Code Office (raleighcounty.gov)
  17. Raleigh County Planning and Zoning (raleighcounty.gov)
  18. Raleigh County Floodplain Ordinance, quoted and re-checked
  19. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  20. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  21. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  22. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  23. Sewage Program: Division of Responsibility (West Virginia statewide rule), quoted and re-checked
  24. Inspection of a Standard Septic Tank System Installation (West Virginia statewide rule), quoted and re-checked
  25. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  26. Raleigh County Health Department (health.wv.gov)
  27. 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
  28. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  29. Raleigh County Floodplain Ordinance, quoted and re-checked
  30. Raleigh County Floodplain Ordinance, quoted and re-checked
  31. Construction Stormwater General Permit (West Virginia statewide rule), quoted and re-checked
  32. Share of land at 15% slope or less: Bolthole Index county data
  33. Wooded share of land: Bolthole Index county data
  34. Encroachment Permits (West Virginia statewide rule), quoted and re-checked
  35. Typical home value (Zillow): Bolthole Index county data
  36. Effective property tax rate: Bolthole Index county data
  37. Median property tax bill: Bolthole Index county data
  38. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  39. Raleigh County Planning & Zoning Ordinance, quoted and re-checked
  40. Raleigh County Planning & Zoning Ordinance, quoted and re-checked

Written October 1, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Unlike 4 of the 5 neighbors with published rules, Raleigh County has countywide zoning.

RuleRaleigh CountySummers CountyFayette CountyWyoming CountyMercer CountyBoone CountyMcDowell County
Building permitRequiredLimitedRequiredLimitedRequiredRequiredRequired
County zoningYesNoYesNoNoNot publishedNo
Septic permitsBeckley-Raleigh County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.

County locator

Raleigh County in West Virginia

64
County map
Raleigh County highlighted among the West Virginia counties · colored by Index score

How Raleigh County scores

Seclusion67100% ev.
Self-Sufficiency52100% ev.
Admin Boringness50100% ev.
Durability79100% 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 →

$161kTypical home
0.5%Property tax
$4,225Land / acre
46.5"Annual rain
1.1% of yrsSevere drought
0.4 / yr (+0.4)Mid-century 100°F days
10.8 daysMid-century dry spell
1.64" (+7.5%)Mid-century 1-day rain
1.79×Wildfire change factor
100%Forward climate coverage
$1,157Home insurance / yr
-1.6% / yrInsurance growth
0.86%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
24,852People within 30 min
1,002,773People within 2 hr
73,898Radius comparison (15 mi)
119.5People / sq mi
3.7%Federal land
19.7%Land at 15% slope or less
1.2%Soils rated "not limited" for septic (strict USDA rating)
4,366 acWorkable land screen
87.3%Wooded land
72.5 tonsBiomass / forest ac
52.2°FAvg temp

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Cities and towns in Raleigh 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.

Beckley · Town of Lester · Town of Mabscott · Town of Rhodell · Town of Sophia

Answers from the rulebook for Raleigh County

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

Raleigh County rules

  • Building permitLimited

    Development, new construction, substantial improvement, placement, or relocation of structures, including manufactured homes, within Raleigh County floodplain areas.

    • A permit must be obtained from the Floodplain Administrator.
    • Subdivision, manufactured-home-park, or other development also requires a site plan submitted to and approved by the Floodplain Administrator before development.
    “It shall be unlawful for any person, partnership, business, or corporation to undertake or cause to be undertaken, any development or the new construction, substantial improvement, the placement or relocation of any structure (including manufactured homes) within the Raleigh County, unless a permit has been obtained from the Floodplain Administrator.”
  • Building code adoptedAdopted (with conditions)

    Raleigh County Building Code Ordinance.

    • The county ordinance page identifies the amended ordinance as effective June 6, 2023.
    • The ordinance operates with the West Virginia State Building Code and State and Fire Codes.
    “Building Code Ordinance Amended (Effective 6 6 2023)”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Raleigh County building-code regulation.
      “Building Code Ordinance Amended (Effective 6 6 2023)”
  • Certificate of occupancyRequired

    Land, buildings, and structures subject to the Raleigh County Planning and Zoning Ordinance.

    • No land or building may be occupied or used until the certificate is issued and compliance is stated.
    “No land shall be occupied or used and no building hereafter erected, reconstructed or structurally altered shall be occupied or used, in whole or part, for any purpose whatsoever, until a certificate of occupancy shal1 have been issued”
  • County-wide zoningPresent (with conditions)

    Development, construction, alteration, reconstruction, or change of use subject to the Raleigh County Planning and Zoning Ordinance.

    • The ordinance requires prior approval from the Raleigh County office of Planning and Zoning.
    • Specific uses may be permitted, conditional, or prohibited by zoning district; the cited ordinance contains R1, R2, B1, I1, PD, and other district provisions.
    “It shal1 be unlawful to develop, construct, alter or reconstruct any structure or to change the use of any structure or property without first obtaining approval from the Raleigh County office of Planning and Zoning.”
    One more reviewed finding on this topic
    • Present (with conditions) — All properties within the boundaries of Raleigh County.
      “This ordinance shall apply to all properties within the boundaries of Raleigh County.”
  • Local zoningPresent (with conditions)

    County zoning administered by the Raleigh County Planning and Zoning Commission.

    • The ordinance applies countywide; incorporated municipalities may also have separate municipal rules.
    “The Raleigh County Planning and Zoning Commission will administer the provisions of this ordinance.”
  • Zoning districtsPublished (with conditions)

    Raleigh County zoning districts and their published development standards.

    • The ordinance defines the zoning map as the official map illustrating zoning district boundaries.
    • District-specific permitted, conditional, dimensional, and use provisions apply.
    “CHAPTER 8 (R2) REGULATIONS FOR RESIDENTIAL DISTRICT [...] CHAPTER 9 (R1) RURAL RESIDENTIAL DISTRICT [...] CHAPTER 10 (B1) COMMERCIAL BUSINESS DISTRICT [...] CHAPTER 11 (I1) INDUSTRIAL BUSINESS DISTRICT [...] CHAPTER 12 (PD) PLANNED DEVELOPMENT DISTRICT”
    One more reviewed finding on this topic
    • Published — Raleigh County zoning districts and boundaries.
      “The zoned areas are hereby divided into the following districts (R1) Rural Residential District (R2) Residential District (B1) Commercial Business District (I1) Industrial Business District (PD) Planned Development District”
  • Minimum dwelling sizeSpecified

    Single-family detached dwellings under Raleigh County's countywide housing standards.

    • The 15-foot width requirement does not apply when the dwelling is built to manufactured housing standards.
    • Footprints under 500 square feet, excluding basements and porches, must meet plan review requirements.
    • The dwelling must be placed on a permanent foundation and connected to appropriate utilities.

    minimum total living floor area: >= 500 square feet (unless built to manufactured housing standards) · minimum width: >= 15 feet (unless built to manufactured housing standards) · plan-review threshold: < 500 square feet (footprint excludes basements and porches)

    “The minimum total living floor area for a single-family detached dwelling shall be five hundred (500) square feet and must meet a minimum width of fifteen (15) feet unless they are built to manufactured housing standards. Homes with a footprint less than (500) square feet (excluding basements and porches) must meet plan review requirements.”
  • Minimum lot sizeSpecified

    B1 Commercial and I1 Industrial zoning districts under the Raleigh County Planning and Zoning Ordinance.

    • Residential dwellings in the cited provisions must meet Chapter 8, Article 8D requirements.

    minimum parcel size: >= 7500 square feet (residential dwellings must meet Chapter 8, Article 8D)

    “Minimum Parcel Size - 7,500 square feet, except residential dwellings sha1l meet the requirements of Chapter 8, Article 8D.”
  • SetbacksSpecified

    Residential structures and parcels governed by the Raleigh County Zoning Ordinance.

    • Setbacks vary by parcel size and applicable district; accessory buildings and road-facing structures have additional setback rules.
    “Public roadway zoning and setbacks shall be applicable to all Raleigh County and meet the following requirements: [...] C. Side yard setback – Minimum of Ten (10) feet per side. [...] D. Rear yard setback - Minimum of Twenty (20) feet.”
  • Lot coverageDistrict specific (with conditions)

    Office, Business, and Industrial components of a Raleigh County Planned Development District.

    • The limit appears within the Planned Development required conditions and standards.
    • The development plan must comply with the listed requirements unless specifically waived by the county commission with the recommendation of the Planning and Zoning Commission.
    • For Planned Residential Districts, the relationship between tract size, floor area, open space, living space, and recreation space is set by the approved Development Plan rather than this numeric limit.
    • A Planned Development requires recommendation by the Planning and Zoning Commission and approval by the Raleigh County Commission.

    maximum ground-floor building coverage: <= 60 percent of tract area (Applies to all buildings in the Office, Business and Industrial District within the Planned Development provision.)

    “6. Land Covered By Buildings - The total ground floor area of all buildings in the Office, Business and Industrial District shall not exceed sixty (60) percent of the area of the tract.”
    3 more reviewed findings on this topic
    • District specific (with conditions) — Parcels in Raleigh County's B1 Commercial Business District.
      “B. Parcel Coverage - Not more than sixty (60) per cent of the area of the parcel may be covered by buildings or structures.”
    • District specific (with conditions) — Parcels in Raleigh County's I1 Industrial Business District.
      “B. Parcel Coverage - Not more than sixty (60) per cent of the area of the parcel may be covered by buildings or structures.”
    • Specified — B1 Commercial and I1 Industrial zoning districts under the Raleigh County Planning and Zoning Ordinance.
      “Parcel Coverage - Not more than sixty (60) per cent of the area of the parcel may be covered by buildings or structures.”
  • Building heightSpecified

    Structures governed by Raleigh County zoning regulations.

    • The Board of Zoning Appeals may increase the limitation through a required conditional use permit; the ordinance contains district-specific exceptions.

    default maximum structure height: 40 feet (Unless otherwise stated in the ordinance)

    “Height limitations for any structures shall be Forty (40) feet, unless otherwise stated in this ordinance. The Raleigh County Board of Zoning Appeals granting a Conditional Use Permit as required by this ordinance may increase the limitation.”
  • Living in an RVLimited

    Recreational-vehicle occupancy and temporary RV use in Raleigh County zoning districts.

    • No recreational vehicle may be used as a permanent residence except in approved RV parks or manufactured-home parks.
    • Maximum manufactured-home-park stay is 9 months.
    • Temporary use is generally 180 days or less; only one temporary or occasional RV is allowed on parcels under 5 acres; no temporary RV is allowed in R2 without a conditional use permit; RVs must meet accessory-structure setbacks.

    temporary duration: <= 180 days (Temporary use under the ordinance definition) · manufactured-home-park maximum stay: 9 months · temporary RV count on parcel under 5 acres: <= 1 unit (No more than two temporary RVs are allowed on any parcel)

    “No recreational vehicle or equipment shall be used for a permanent residence except in approved RV Park and Manufactured Home Park locations established for such use. Maximum stay in a manufactured home park is 9 months.”
    One more reviewed finding on this topic
  • Camping on your landLimited

    Temporary RV or camper occupancy and campground use in Raleigh County.

    • Temporary RV use is limited by duration, parcel size, zoning district, number of units, and applicable conditional-use permits.
    • Approved RV parks may operate subject to county campground requirements.

    temporary duration: <= 180 days

    “Temporary (for this section only) shall mean 180 days or less. After which, the site must remain vacant for more than 30 days.”
  • Who permits septicMixed (with conditions)

    Septic-tank registration and related onsite sewage administration in Raleigh County.

    • West Virginia DEP requires septic-tank registration for every person who installs a septic tank.
    • The $30 registration fee is paid to and collected by the County Health Department where the tank is installed.
    • County and local health departments submit septic-tank seal registration documentation through the state PIE system.
    • West Virginia Health Rule 64-47 is an active statewide sewage-treatment and collection-system design rule effective July 1, 2025.

    septic tank registration fee: 30 USD

    “Septic Tank Registration is required by any person who installs a septic tank.”
    One more reviewed finding on this topic
    • County (with conditions) — Approval of septic systems used for Raleigh County development permits.
      “a certificate of approval for a septic system from the Raleigh County Health Department.”
  • Septic permitRequired

    Development using an individual septic system in Raleigh County.

    • A certificate of approval for the septic system from the Raleigh County Health Department is required for a Location Improvement Permit.
    “Each application for a Location Improvement Permit shall require (at a minimum) the following: [...] a certificate of approval for a septic system from the Raleigh County Health Department.”
  • Well permitRequired

    Development using a private well in Raleigh County.

    • A certificate of approval for the well from the Raleigh County Health Department is required for a Location Improvement Permit.
    “Each application for a Location Improvement Permit shall require (at a minimum) the following: [...] a certificate of approval for a well from the Raleigh County Health Department.”
  • Mandatory utility hookupConditional

    Sanitary sewage and sanitary water service for development requiring a Raleigh County Location Improvement Permit.

    • Either a certificate of service from the applicable public service district, sanitary board, or water company, or county health department approval of a septic system or well, is required.
    “A certificate of service for sanitary water from the local public Service District or Water Company or a certificate of approval for a well from the Raleigh County Health Department.”
    2 more reviewed findings on this topic
    • Conditional — Permanent utility connections to buildings or premises in Raleigh County flood-hazard areas.
      “In areas of flood hazard it shall be unlawful to install a permanent utility connection to any building or premises, or both, or part thereof hereafter created, erected, installed or rebuilt until a certificate of compliance has been issued by the Local Floodplain Administrator stating that the development conforms to the requirements of this local law.”
    • Water (with conditions) — Each individual dwelling in a Raleigh County manufactured-home park.
      “Each individual dwelling shall be provided its own water connection, Individual sewage disposal system meeting approval of the state/local health department and other utility connections (electric, phone, etc.)”
  • Agricultural exemptionAvailable (with conditions)

    Non-commercial agricultural land uses and incidental agricultural buildings or structures under the Raleigh County Planning and Zoning Ordinance.

    • The ordinance expressly makes the permission subject to compliance with requirements set forth in the ordinance.
    • The provision does not establish a blanket exemption from building, health, floodplain, or other applicable rules.
    “Except for compliance with requirements set forth in this ordinance, nothing shall prohibit the non-commercial use of land for agricultural purposes or the construction or use of building or structures incidental to the use for agricultural purposes.”
    One more reviewed finding on this topic
    • Conditional — Non-commercial agricultural land uses and incidental agricultural buildings or structures.
      “Except for compliance with requirements set forth in this ordinance, nothing shall prohibit the non-commercial use of land for agricultural purposes or the construction or use of building or structures incidental to the use for agricultural purposes.”
  • Subdividing landLimited

    Planned Development portions of Raleigh County.

    • No physical development, building permit, or certificate of occupancy may issue in a Planned Development portion until the final subdivision plat for that portion is approved by the Planning and Zoning Commission.
    “No physical development of the property, Building permit or certificate of occupancy shall be issued for any structure in any portion of a Planned Development until the final subdivision plat for that portion has been approved by the Planning and Zoning Commission.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Manufactured-home park and campground subdivisions with four or more units or spaces in unincorporated Raleigh County.
      “No person, firm or corporation, proposing to make or have made a Manufactured Home Park Subdivision or Campground Subdivision with four (4) or more units or spaces within the unincorporated area of Raleigh County shall enter into any contract for the sale of or rental, or shall offer to sell or rent said subdivision or any part thereof, or shall proceed with any construction work on the proposed subdivision before obtaining from the planning commission the approval of a plat or map of the proposed subdivision.”
  • Building in a floodplainLimited

    Development and land use within Raleigh County Floodway Area F1.

    • No encroachments, including fill, new construction, substantial improvements, repair of substantial damage, or other development, are permitted unless hydrologic and hydraulic analysis performed in accordance with standard engineering practice demonstrates that the proposed encroachment will not increase the Base Flood Elevation.
    • All permitted uses, activities, and development must strictly comply with the floodproofing and related provisions of the ordinance and all other applicable codes, ordinances, and regulations.
    • No development may cause any increase in the 100-year flood elevation.
    • If a developer alters or relocates a watercourse, written certified-mail notices and written assurance that flood-carrying capacity will be maintained are required.

    maximum increase in Base Flood Elevation: 0 feet (Hydrologic and hydraulic analysis must demonstrate no increase.) · maximum increase in 100-year flood elevation: 0 feet (No development may cause any increase.)

    “Within any floodway area (F1), no encroachments, including fill, new construction, substantial improvements, repair of substantial damage, or other development shall be permitted unless it has been demonstrated through hydrologic and hydraulic analysis performed in accordance with standard engineering practice that the proposed encroachment will not result in any increase in the Base Flood Elevation.”
    3 more reviewed findings on this topic
    • Required — Development and structures in Raleigh County floodplain areas.
      “Work on the proposed construction shall begin within six (6) months after the date of issuance of the building permit or the permit shall expire unless a time extension is granted, in writing, by the Floodplain Administrator.”
    • Limited — Development and land use within Raleigh County Floodway Fringe F2 and Approximated Floodplain F4.
      “In the Floodway Fringe (F2) and Approximated Floodplain (F4), any development and/or use of land shall be permitted provided that all such uses, activities and/or development shall be undertaken in strict compliance with the floodproofing and related provisions contained herein and in all other applicable codes, ordinances and regulations.”
    • Limited — New construction and development within Raleigh County AE Area Without Floodway F3.
      “Within any AE area without floodway, no new construction or development shall be allowed unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the elevation of the 100-year flood more than one (1) foot at any point. This requirement can be satisfied by utilization of the floodway area where determined.”
  • Short-term rentalsLimited

    Short-term rentals, including Airbnb use, under Raleigh County zoning.

    • Commercial/Airbnb use requires a Conditional Use Permit; the ordinance table states short-term rentals are permitted only with a CUP.
    “Commercial/Airbnb use must obtain a Conditional Use Permit.”
  • Permit feesPublished (with conditions)

    Raleigh County Location Improvement Permits.

    • Renewal before expiration costs $20.00.
    • Expired permits more than 10 days require a new permit; the fee is based on remaining job cost.
    • All permit fees follow the county fee schedule and are non-refundable.

    permit renewal fee: 20 USD (Renewal before expiration)

    “Permits may be renewed prior to the expiration date for a $20.00 fee. If the permit is allowed to expire (for more than 10 days) a new permit must be obtained and the permit fee will be based on the remaining job cost.”
    One more reviewed finding on this topic
    • Published (with conditions) — Raleigh County floodplain building-permit applications.
      “Application for a building permit shall be accompanied by a fee, payable to the Raleigh County Building and Safety Department based upon the fee schedule established at the time of applying for the permit.”
  • Permit processPartial

    Raleigh County building-code and planning/zoning applications.

    • The Building Code Office directs applicants to the county ordinances and Citizen Portal IWORQ.
    • The building ordinance assigns the Code Enforcement Department responsibility for receiving, processing, and issuing building permits, performing inspections, and issuing or denying certificates of occupancy.
    • The planning and zoning ordinance requires approval before development, construction, alteration, reconstruction, or change of use.
    “Click Here for Ordinances (look for Building Code Ordinance) [...] Click Here for Citizen Portal IWORQ”
    2 more reviewed findings on this topic
    • Published (with conditions) — Location Improvement Permit applications in Raleigh County.
      “Location Improvement Permits shall be required for all properties located within the boundaries of Raleigh County, West Virginia.”
    • Partial — Raleigh County building-permit administration.
      “Click Here for Ordinances (look for Building Code Ordinance) [...] Click Here for Citizen Portal IWORQ”

West Virginia rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Owner- or occupant-performed construction work in Raleigh County, insofar as West Virginia contractor-licensing law applies.

    • The exemption is from contractor licensure, not a waiver of Raleigh County building permits, planning approvals, inspections, code compliance, or certificates of occupancy.
    • A separate exemption applies to work personally performed by an owner or lessee on property whose primary use is for an agricultural or farming enterprise.
    • The statute begins with the qualification 'Except as otherwise provided in this code.'
    “Except as otherwise provided in this code, the following are exempt from licensure: [...] (3) Work performed personally by an owner or lessee of real property on property the primary use of which is for agricultural or farming enterprise; [...] (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;”
  • 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.”
  • Manufactured homesAllowed (with conditions)

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

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

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

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

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

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

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

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

  • Tiny homes — Tiny-home occupancy in Raleigh County.
  • Off-grid sanitation — Off-grid sanitation systems in Raleigh County.

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 Raleigh County, West Virginia

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

Raleigh County scores 64/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: a weaker property-autonomy legal backdrop.

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

Raleigh County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Beckley-Raleigh 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.

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

Living in an RV on your own land in Raleigh County is limited to specific cases: Recreational-vehicle occupancy and temporary RV use in Raleigh County zoning districts. No recreational vehicle may be used as a permanent residence except in approved RV parks or manufactured-home parks. Maximum manufactured-home-park stay is 9 months. Confirm with the county before relying on it.

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

Land in Raleigh County runs about $4,225 per acre, based on the latest county data.

What is the water situation in Raleigh County?

Raleigh County gets about 46.5" of rain a year, with severe drought in roughly 1.1% of years.

How remote is Raleigh County?

A representative private-land location has about 24,852 people within a 30-minute drive and 1,002,773 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 Raleigh compares in West Virginia

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