Bolthole Index

Cobb County, Georgia

Zoning, building permits and septic rules in Austell, Georgia

Austell, Georgia issues its own building permits and runs its own zoning through the city's Community Affairs department, so a house inside city limits does not start at Cobb County's permit counter12. Septic permits for property in Cobb County, Austell addresses included, come from Cobb & Douglas Public Health's Environmental Health office3. Whether Austell allows living in an RV or tiny home while you build we could not confirm.

At a glance

Building permit
Required from the City of Austell to erect, enlarge, alter, remove, demolish or repair a structure1
Zoning
Austell administers its own zoning (Chapter 48) inside city limits2
Septic
Cobb & Douglas Public Health, Environmental Health; Austell addresses may be on city sewer instead34
Manufactured homes
Restricted: Class I only in MHP zoning or with a city land use permit; Class II need a mayor and council permit5
RV or tiny home living
Not confirmed for Austell; a tiny home needs local siting approval6
Owner-builder
Georgia requires no license to build your own home, but Austell's codes and permits still apply7
Driveways
Lots must front a public street (50 feet) unless the city engineer approves a recorded easement8

Who to call

Building permits

City of Austell Community Affairs (building permits)

Building, electrical, mechanical, plumbing and sign permits inside Austell city limits

(770) 944-4309

[email protected]

5000 Austell-Powder Springs Road, suite 141

Planning & zoning

City of Austell Community Affairs Department

Planning, zoning, annexation and variance requests, and permit applications inside Austell

(770) 944-4309

5000 Austell-Powder Springs Road Suite 141

Zoning

City of Austell Community Development (zoning and plan review)

Zoning lookups, rezoning and variance applications, and building plan review inside Austell

(770) 944-4309

Septic permits

Cobb County Environmental Health (Cobb & Douglas Public Health)

Septic (onsite sewage) permits, inspections and questions for Cobb County addresses, including Austell

(770) 435-7815

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

Off-grid gear

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

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Do you need a building permit in Austell, Georgia?

Yes. The City of Austell requires building permits to erect, enlarge, alter, remove, demolish or repair a structure inside city limits1. Separate electrical, mechanical and plumbing permits also apply9. Fees depend on the project: general building permit fees in Austell are based on the valuation of the project1.

Georgia does not require an owner to hold a contractor license to build their own home, but the owner must still meet local codes and permits7. Cobb County's homeowner-permit program is written for unincorporated Cobb County, so it does not decide the question inside Austell10. Whether Austell has its own owner-builder process we could not confirm; ask Austell Community Affairs before you pay for plans.

Who issues building permits in Austell, and how do you reach them?

The City of Austell Community Affairs Department issues building permits inside Austell, not Cobb County9. Builders and developers may apply for building, electrical, mechanical and plumbing permits there9. The permit office is at 5000 Austell-Powder Springs Road, suite 141, and the phone is (770) 944-43091; [email protected] takes permit questions1.

Before a permit is issued, building plans must be approved11. The city's FAQ lists a different suite for plan drop-off, so confirm the counter when you call. Cobb County Building Development serves unincorporated land only12.

Does Austell, Georgia have zoning, and what does it mean for your lot?

Yes. Austell administers its own zoning inside city limits under Chapter 48 of its code, with districts that include R-80, RR, R-40, R-30, R-20, R-15, R-10, RM, RD and MHP2. The city publishes a use chart and tells readers to check each district's own section for permitted uses13. Cobb County's zoning map covers unincorporated Cobb County only, so county zoning does not follow you inside Austell14.

To learn how a parcel is zoned, call Austell Community Development with the address and parcel number11. Rezoning and variance applications are due by the 10th of each month and usually take 60 to 90 days with public hearings11. Minimum lot sizes, setbacks and dwelling-size rules for Austell's single-family districts we could not confirm, so get them from the district section before you buy.

How do septic permits work in Austell, Georgia?

Septic permits for Cobb County property come from Cobb & Douglas Public Health's Environmental Health office, and Austell's own page sends septic questions to Cobb County Environmental Health34. Georgia requires a construction permit, a favorable site evaluation, and a final inspection before a system is backfilled or used1516.

Austell says homes dispose of wastewater in one of two ways, city sanitary sewer or a private septic system, and a sewer charge on the city utility bill shows which one a property uses4. Check before you assume a septic lot: Georgia requires connection to public sewer when it is available within 200 feet of the property line17. In areas zoned MHP, individual septic tanks and private wells are not allowed18.

Can you put a manufactured home, RV or tiny home on a lot in Austell?

Manufactured homes are tightly limited. A Class I manufactured home may be installed or occupied only on a lot zoned MHP or MHP/S, or on a site with a city land use permit5. A Class II home on a single-family site needs a permit from the mayor and council, a hearing after a sign is posted, and a permanent enclosed foundation5. Neither is allowed on a lot in a platted subdivision with an approved recorded plat, and Austell stopped accepting new MHP zoning applications in 20115. The state also requires an installation permit for each manufactured home19.

For RVs and camping on private residential land we could not confirm Austell's rule. A tiny home on a foundation is treated as a dwelling and must be approved for siting by the local government, which here means Austell6. Call Austell Community Development before you park a camper on a lot.

Building a home in Austell: the steps, in order

  1. Call Austell Community Development with the address and parcel number to confirm the zoning district11.
  2. Confirm sewer or septic: check for a city sewer line, and if the lot needs septic, contact Cobb County Environmental Health4.
  3. Check the floodplain: new principal residential structures are not allowed in the future-conditions floodplain unless the city's flood-protection sections are met20.
  4. Confirm street access: each building must front a public street for at least 50 feet unless the city engineer approves a recorded easement, and entrances onto state highways need state approval8.
  5. Submit construction drawings, a building permit application and fees to Community Affairs1; plans must be approved first11.
  6. Pass the required inspections, and have any septic system inspected and approved before it is used16.

What stays with Cobb County, and what to check before you buy in Austell

Septic permits, wells and the health department stay with Cobb County, not the city. Georgia has the county health department review a water well before drilling21. The county's own building, zoning and driveway rules are for unincorporated land: for the county's answer outside Austell, see the Cobb County page. The county's driveway approval excludes roads within city boundaries and state routes22.

County-level figures help with budgeting: Cobb County's effective property tax rate is about 0.7%23, and the median property tax bill is about $2,560 a year24. Austell's own city taxes and utility fees are separate, so ask the city for them.

Watch-outs

  • Austell's own septic, RV, tiny-home, accessory-dwelling, minimum-lot-size and setback rules for single-family districts are unconfirmed; call Austell Community Development at (770) 944-4309 before you buy11.
  • Cobb County's building permit, owner-builder and zoning answers apply to unincorporated land, not to lots inside Austell14.
  • Austell's flood rules for new homes in the future-conditions floodplain are stricter than a plain permit check; verify the parcel's flood status first20.
  • Austell's own pages list two suite numbers for the Community Affairs and Community Development offices, so confirm the counter before you visit1.

Sources

  1. City of Austell Community Affairs (building permits) (austellga.gov)
  2. Austell Code Sec. 48-151 MHP Mobile home park district (Austell), quoted and re-checked
  3. Septic System Applications And Requirements, quoted and re-checked
  4. Cobb County Environmental Health (Cobb & Douglas Public Health) (austellga.gov)
  5. Austell Code Sec. 48-201 Factory-built buildings and manufactured homes (Austell), quoted and re-checked
  6. Georgia Tiny House Fact Sheet (Georgia statewide rule), quoted and re-checked
  7. Residential and Commercial General Contractors Frequently Asked Questions (Georgia statewide rule), quoted and re-checked
  8. Austell Code Sec. 48-198 Traffic and parking (Austell), quoted and re-checked
  9. City of Austell Community Affairs Department (austellga.gov)
  10. Homeowner Permit Request, quoted and re-checked
  11. City of Austell Community Development (zoning and plan review) (austellga.gov)
  12. Residential Permitting, quoted and re-checked
  13. Austell Code Sec. 48-136 Summary of uses (Austell), quoted and re-checked
  14. Zoning Division, quoted and re-checked
  15. Manual for On-Site Sewage Management Systems (Georgia statewide rule), quoted and re-checked
  16. Manual for On-Site Sewage Management Systems (Georgia statewide rule), quoted and re-checked
  17. GA DPH Onsite Sewage Manual (Georgia statewide rule), quoted and re-checked
  18. Austell Code Sec. 48-151 MHP Mobile home park district (Austell), quoted and re-checked
  19. Manufactured Housing (Georgia statewide rule), quoted and re-checked
  20. Austell Code Sec. 16-139 Structures within the future-conditions floodplain (Austell), quoted and re-checked
  21. Well Water, quoted and re-checked
  22. Transportation Permitting and Approvals, quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Median property tax bill: Bolthole Index county data

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

Answers from the rulebook for Austell

Austell’s own rules

  • InspectionsLimited

    Flea-market structures inside Austell city limits (inspection by city personnel same as other construction)

    • Quote is from the flea market article; general inspection rule not opened.
    “Structures shall require building permits and inspections by the city personnel the same as for other construction.”
  • Local zoningPresent

    Land inside Austell city limits

    • Austell administers its own zoning chapter (Chapter 48) with MHP, R-80, RR, R-40, R-30, R-20, R-15, R-10, RM, RD and other districts.
    “The MHP district is established to provide locations for mobile home parks”
  • Zoning districtsPublished

    Zoning districts inside Austell city limits (R-80, RR, R-40, R-30, R-20, R-15, R-10, PUD, RA-6, RM-8, FST, RM-12, RD, MHP, RSL)

    • Use chart is for convenience; consult each district's section.
    “This chart is provided for the convenience of the users; however, please consult the permitted uses or special exception uses section of the specific zoning districts”
  • Minimum lot sizeSpecified

    MHP mobile home park district inside Austell city limits

    • Single-family districts (R-80, RR, R-40 etc.) not determined.

    minimum park area: >= 10 acres · minimum trailer space area: >= 4000 sq ft

    “No mobile home park shall be constructed or maintained on a lot or tract which has an average width of less than 400 feet or a total area of less than ten acres.”
  • SetbacksSpecified

    MHP mobile home park district inside Austell city limits

    • Buffer strip of 25 feet (50 feet next to single-family or duplex zoning) may be included within required setbacks, greater governs.
    • Single-family district setbacks not determined.

    trailer to individual lot line: >= 10 feet · trailer to park exterior boundary: >= 40 feet

    “No trailer shall be located within: a. Ten feet of its individual lot line. b. Forty feet from any exterior boundary of the mobile home park.”
  • Manufactured homesLimited

    Class I manufactured homes inside Austell city limits; Class II require a mayor and council permit on single-family sites

    • Class I only in MHP/MHP-S zoning or on a site with a city land use permit, or for sale on commercially zoned sites.
    • Class II: application, hearing after 10-day posted sign, permanent enclosed foundation with wheels, axles and hitches removed, compatibility finding.
    • Not allowed on a lot in a platted subdivision with an approved recorded plat.
    • No new MHP zoning applications accepted since January 1, 2011.
    “No manufactured home, Class I, shall be installed, used, parked or occupied on any site in the city, except one zoned MHP or MHP/S or on a site for which a land use permit for such use been issued by the city”
  • Off-grid sanitationLimited

    MHP district inside Austell city limits (septic prohibited there)

    • Other districts not determined.
    “Central sewage disposal facilities must be used and there shall be no individual septic tanks in areas zoned for the uses provided in this section”
  • Mandatory utility hookupConditional

    MHP mobile home park district inside Austell city limits

    • Applies only to MHP-zoned uses; no new MHP zoning applications accepted since January 1, 2011.
    • Rule for other districts not found.
    “Central sewage disposal facilities must be used and there shall be no individual septic tanks in areas zoned for the uses provided in this section, and public water supply shall be used and there shall be no private wells allowed under the uses in this zone.”
  • Driveway accessRequired

    Buildings and curb cuts inside Austell city limits

    • Access by recorded easement may be permitted if approved by city engineer.
    • State highway entrances need state approval.

    minimum public street frontage: >= 50 feet (recorded access easement approved by city engineer)

    “Each building shall be located on a lot or parcel which abuts a public street for at least 50 feet. access to a public street by means of a recorded access easement may be permitted if approved by city engineer.”
  • Building in a floodplainLimited

    Future-conditions floodplain inside Austell city limits

    • Lowest floor at least four feet above base flood elevation or one foot above future-conditions flood elevation, whichever is higher.
    • Must meet sections 16-107 through 16-110.
    “New construction of principal residential structures shall not be allowed within the limits of the future-conditions floodplain unless all requirements of sections 16-107 through 16-110 have been met.”
  • Permit feesVariable (with conditions)

    Class II manufactured home permit applications inside Austell city limits

    • Amount set by mayor and council; general building fee schedule not opened.
    “A fee in an amount determined by the mayor and council and on file in the office of community affairs.”
  • Permit processPartial

    Class II manufactured home permit inside Austell city limits

    • Plat by registered surveyor, design plans, inspector certificate and fee required.
    • Site sign posted at least ten days before a mayor and council hearing.
    “An application shall be filed with the city, through the community affairs department, for a permit from the mayor and council”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Austell or Cobb County directly.

  • Owner-builder exemption — Owner-builders inside Austell city limits
  • Certificate of occupancy — New dwellings inside Austell city limits
  • Minimum dwelling size — Single-family residential districts inside Austell city limits
  • Lot coverage — Residential districts inside Austell city limits
  • Building height — Residential districts inside Austell city limits
10 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • 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.

Unanswered questions are usually a sign that Austell publishes no rule on the point, not that none exists. Cobb County’s page lists the county offices to call.

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