Building permits, zoning and land rules in DeKalb County, Georgia

Unincorporated DeKalb County requires building permit applications for residential construction, including single-family homes and duplexes¹. The county inspects work through final inspection for compliance with approved plans and codes, and adopted the 2024 ICC codes effective January 1, 2026¹. The portion of Atlanta extending into DeKalb County uses Atlanta’s building permits; DeKalb Public Health Environmental Health still handles septic systems countywide^3,8.

DeKalb’s homeowner route requires a Homeowner’s Affidavit and does not waive building permits or inspections¹. The applicant must already own and occupy the primary residence and directly supervise work not performed by licensed contractors; electrical, plumbing, heating and air-conditioning work needs separate applications¹. Required inspections must follow the established sequence, or noncompliant work may be ordered removed¹.

DeKalb County’s Permits, Plan Review & Inspections Division is the building department for county-handled projects¹. The office is at 178 Sams Street, Decatur, GA; call 404-371-2155 or email permitinfo@dekalbcountyga.gov¹. Submit plans and required documents through ProjectDox; applicable disciplines review them, the applicant responds to comments when needed, and approval leads to permit issuance¹. DeKalb publishes a fee schedule; the detailed schedule lists a minimum building-permit fee of $175 plus a $20 technology fee^1,9. For parcel use, rezoning, a variance or a special land use permit, contact the Zoning Division separately at the same street address².

DeKalb County’s zoning ordinance governs development in unincorporated DeKalb County². The portion of Atlanta extending into DeKalb County uses Atlanta’s zoning districts; septic systems remain with DeKalb Public Health Environmental Health countywide^3,8. The county publishes district, overlay, use, site-design and building-form regulations, with property-specific district information available through county maps². Ask the Zoning Division to confirm the proposed dwelling type, use, setbacks and parcel-specific approvals before purchase². We could not confirm DeKalb-specific accessory-dwelling or minimum-home-size rules, so ask the Zoning Division about those too².

DeKalb Public Health Environmental Health handles on-site sewage systems countywide¹⁰. Obtain the construction permit before physically developing a lot that will use septic; the County Board of Health must decide a completed application within 20 days, and an issued permit remains valid for no more than 12 months¹⁰. A certified contractor must obtain approval before installing a new system or drain line or repairing a system, using the construction-permit application and engineered-site-plan checklist³. A certified contractor does not need a permit merely to pump out an existing septic tank³. Applications may be emailed to dekalb.eh@dph.ga.gov or delivered to 445 Winn Way, Suite 320, Decatur, GA 30030³. The system cannot be backfilled or used until final inspection and written approval¹⁰. About 51.4% of county soils lack severe limitations for a conventional drain field, so obtain a parcel-specific site evaluation before budgeting for a standard system¹¹.

In unincorporated DeKalb County, campground operators must limit camper stays to no more than 15 days within a two-month period, and campground zoning rules also apply⁶. We could not confirm a general rule for long-term RV occupancy or temporary camping on private land outside a campground, so ask the Zoning Division about the parcel and proposed use². A site-built or modular tiny home used as a dwelling needs applicable Georgia building-code compliance and local siting approval⁴. If a tiny home is legally a mobile or manufactured home, its use outside a mobile-home zoning district is limited to housing caretakers or security personnel, and it cannot be used commercially⁵. A licensed installer must also obtain the state installation permit for a manufactured home, while local zoning, siting and utility rules still apply⁷.

1. Confirm whether the parcel is in unincorporated DeKalb County or an incorporated city, because the city may be the primary permit authority¹.
2. Confirm the zoning district, overlay and proposed residential use with the Zoning Division².
3. Before splitting, recombining or consolidating land, complete county subdivision and plat review; approved plats must be recorded, and land disturbance may need its own permit¹².
4. If the home will use septic, secure Environmental Health approval before site development or installation begins³.
5. If the home will use public sewer instead, complete the county’s Sewer Capacity Evaluation¹⁰.
6. Submit plans through ProjectDox, respond to review comments, obtain the permit and complete inspections¹.
7. For projects requiring a certificate of occupancy, obtain it from DeKalb Development Services after all required inspections pass; the listed fee is $50, and temporary certificates are non-residential only¹.

Start with jurisdiction and zoning: confirm whether the tract is unincorporated and identify its district and overlay^1,2. If you may divide or recombine the tract, DeKalb reviews subdivisions and plats against zoning, design and engineering standards¹². DeKalb projects in flood hazard areas must meet FEMA and local standards, including structures, fill, utilities, subdivisions and site improvements; ask Floodplain Management for a parcel-specific determination^12,13. Utility work, construction and lane closures in a county right-of-way require a right-of-way encroachment permit¹⁴. For septic land, verify soil and site suitability; only 51.4% of county soils lack severe conventional drain-field limitations¹¹. For a well, Georgia requires advance contact with the county health department, but we could not confirm that DeKalb requires a separate construction permit¹⁵. Also ask the appropriate road authority about driveway approval; a driveway in a state-highway right-of-way requires GDOT approval¹⁶.