Bolthole Index

DeKalb County, Georgia

Building permits, zoning and septic rules in Brookhaven, Georgia

Any construction or redevelopment project in Brookhaven, Georgia needs a building permit from the City of Brookhaven, not from DeKalb County1. Zoning comes from the city's own code, Chapter 27, with RS, R3, RSA and RM residential districts2. Septic permits, where a lot uses a septic system, come from DeKalb Public Health Environmental Health3.

At a glance

Building permit
Required for construction or redevelopment; issued by the City of Brookhaven1
Zoning
City zoning code (Chapter 27) with RS, R3, RSA and RM residential districts2
Septic
DeKalb Public Health Environmental Health permits new and repaired systems3
RV living
Limited: no more than 14 consecutive days of habitation in an R district4
Accessory dwellings
Allowed in R districts with conditions5
Impervious coverage
35% maximum on detached-house lots6
Building height
40 ft for a principal building in RS districts7
Flood areas
Lowest floor at least 3 ft above base flood elevation8

Who to call

Building permits

City of Brookhaven Community Development, Building Permits

Building permit issuance, site plan review and building inspections inside Brookhaven city limits

404-637-0500

Zoning

City of Brookhaven Planning & Zoning

Zoning code questions, site plan zoning review, Planning Commission and Board of Appeals cases inside Brookhaven

404-637-0500

2665 Buford Highway, Brookhaven, GA 30324

Septic permits

DeKalb Public Health Environmental Health

Septic-system plan review, site evaluation, permits and complaints for DeKalb County, including its cities

[email protected]

445 Winn Way, Suite 320, Decatur, GA 30030

Contact details are copied from each office’s official page and were checked against it on October 17, 2026.

Off-grid gear

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

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Do you need a building permit in Brookhaven, Georgia?

Yes. Any construction or redevelopment project inside Brookhaven, Georgia requires a permit from the City of Brookhaven, and permits must be obtained before beginning work1. Brookhaven adopts the international building code by reference in its city code with local amendments, and it layers local residential-code supplements on top of the state-adopted codes9.

Inspections are part of the deal. Brookhaven's local residential supplement requires a sealed site plan or staking survey, prepared by a registered engineer or land surveyor, at the footing or slab inspection and before the slab or foundation walls are poured10. Order the survey early so it is ready when the inspector arrives.

Georgia does not require a license to build your own home, but state guidance says owners must still comply with local building codes and regulations11. We could not confirm Brookhaven's certificate-of-occupancy steps or its fee amounts; ask the Community Development Department1.

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

Building permitting in Brookhaven is housed under the city's Community Development Department, not DeKalb County1. Call the city at 404-637-0500 for permit questions1. Contractors must provide their state licenses to pull permits1. The city says that if you have heard nothing after 10 business days of review, you should contact a permit tech to check your application's status1.

Planning and zoning review of site plans is handled by the city's planning and zoning team at 2665 Buford Highway, Brookhaven, GA 3032412.

DeKalb County's own building permit rules cover unincorporated land, and the county notes that incorporated cities may have a different permitting authority13. For a Brookhaven address, start with the city, then use the DeKalb County page for anything outside city limits.

Does Brookhaven have zoning, and what does it mean for lot size and setbacks?

Yes. Brookhaven's Chapter 27 is the city's zoning ordinance, with RS, R3, RSA and RM residential districts2. Detached houses are allowed in all RS districts, subject to the lot and building regulations2. Zoning questions go to the city's planning and zoning team12.

Minimum lot area depends on the district. A detached house needs 15,000 square feet in RS-100, 12,000 in RS-85, 10,000 in RS-75, 8,000 in RS-60 and 6,000 in RS-5014. In R3, RSA and RM districts the minimum is 6,000 square feet15.

Rear setbacks for a principal building are 40 feet in RS-100, RS-85, RS-75 and RS-60 and 30 feet in RS-5016. Impervious coverage is capped at 35% in the RS districts6 and in R3, RSA and RM17. A principal building may be up to 40 feet tall7. Confirm your parcel's exact district with the city before you buy.

How do septic permits work for a Brookhaven address?

Septic permits are not a city function. Georgia's county boards of health handle onsite sewage permits and inspections, and in DeKalb County the permitting office is DeKalb Public Health Environmental Health18. The program approves and issues permits and evaluates new and repaired systems19.

A new septic system, a new drain line or a repair must be permitted before a contractor does the work3. Applications go in by email to [email protected] or in person at 445 Winn Way, Suite 320, Decatur, GA 3003019.

Georgia also requires connection to a public or community sewer when one is available within 200 feet of the property line or in an abutting right-of-way20. We could not confirm how that rule plays out for a specific Brookhaven lot, so ask Environmental Health and the city before you plan a septic system.

Can you live in an RV or tiny home in Brookhaven?

RVs are tightly limited. In Brookhaven, a recreational vehicle may not be occupied for human habitation for more than 14 consecutive days while parked in an R zoning district4. RVs also may not be parked on an R-zoned lot without a permanent dwelling, and parking is barred outside an enclosed building in the front or street side yard, within 10 feet of an interior side lot line, or within 20 feet of the rear lot line4. Camping is banned in city parks and greenspaces21.

For tiny homes, we could not confirm a Brookhaven provision. Georgia treats site-built or modular tiny homes as dwellings under the same building codes, and the local government must approve siting22. Ask Planning & Zoning before you buy12.

Accessory dwelling units are allowed in R districts with conditions; a detached unit is limited to 50% of the principal structure's floor area5.

Building a home in Brookhaven: the steps, in order

  1. Confirm the parcel's zoning district and lot rules with the city's planning and zoning team12.
  2. Check whether the lot touches a mapped flood hazard area; new construction there needs its lowest floor at least 3 feet above base flood elevation, or 1 foot above the future-conditions flood elevation, whichever is higher8.
  3. Ask DeKalb Public Health Environmental Health whether sewer is available or a septic permit is needed19.
  4. Apply for a building permit from the City of Brookhaven before beginning work1.
  5. Use a state-licensed contractor, or ask the city about its homeowner affidavit exception1.
  6. Schedule inspections, including the sealed site plan or staking survey at footing or slab10.

What stays with DeKalb County, and what should you check before you buy in Brookhaven?

Septic permits and inspections stay with DeKalb Public Health, not the city3. Floodplain rules are in the city's own code for projects inside Brookhaven8. The county's rules on unincorporated land do not apply inside the city; see the DeKalb County page for land outside city limits.

For money, DeKalb County's effective property tax rate is 0.9% and the median property tax bill is $3,046 a year2324.

A driveway onto a state highway needs a GDOT permit; a residential driveway application goes to the GDOT District Area Office25. Ask the city whether a city right-of-way permit also applies for a driveway on a city street.

Watch-outs

  • Brookhaven's RV rule allows no more than 14 consecutive days of habitation in an R district, and an RV cannot be parked on an R-zoned lot without a permanent dwelling4.
  • Lot rules differ by district, so confirm the exact residential district with the city before you buy2.
  • We could not confirm Brookhaven's permit fees, certificate-of-occupancy steps or owner-builder process; call the Community Development Department at 404-637-05001.
  • DeKalb County's permit rules and fee schedule apply to unincorporated land, not to addresses inside Brookhaven13.

Sources

  1. City of Brookhaven Community Development, Building Permits (brookhavenga.gov)
  2. Brookhaven Code Sec. 27-67 Lot and building regulations—RS districts (Brookhaven), quoted and re-checked
  3. Septic Systems, quoted and re-checked
  4. Brookhaven Code Sec. 27-901 Recreational vehicles (Brookhaven), quoted and re-checked
  5. Brookhaven Code Sec. 27-135 Detached accessory dwelling units (Brookhaven), quoted and re-checked
  6. Brookhaven Code Sec. 27-67 Lot and building regulations—RS districts (Brookhaven), quoted and re-checked
  7. Brookhaven Code Sec. 27-67 Lot and building regulations—RS districts (Brookhaven), quoted and re-checked
  8. Brookhaven Code Sec. 14-815 Building standards within areas of special flood hazard (Brookhaven), quoted and re-checked
  9. Brookhaven Code Sec. 7-24 Amendments to the International Building Code and International Residential Code (Brookhaven), quoted and re-checked
  10. Brookhaven Code Sec. 7-24 Amendments to the International Building Code and International Residential Code (Brookhaven), quoted and re-checked
  11. Residential and Commercial General Contractors Frequently Asked Questions (Georgia statewide rule), quoted and re-checked
  12. City of Brookhaven Planning & Zoning (brookhavenga.gov)
  13. Permits, Plan Review & Inspections, quoted and re-checked
  14. Brookhaven Code Sec. 27-67 Lot and building regulations—RS districts (Brookhaven), quoted and re-checked
  15. Brookhaven Code Sec. 27-68 Lot and building regulations—R3, RSA and RM districts (Brookhaven), quoted and re-checked
  16. Brookhaven Code Sec. 27-67 Lot and building regulations—RS districts (Brookhaven), quoted and re-checked
  17. Brookhaven Code Sec. 27-68 Lot and building regulations—R3, RSA and RM districts (Brookhaven), quoted and re-checked
  18. Onsite Sewage (Georgia statewide rule), quoted and re-checked
  19. DeKalb Public Health Environmental Health (dekalbpublichealth.com)
  20. GA DPH Onsite Sewage Manual (Georgia statewide rule), quoted and re-checked
  21. Brookhaven Code Sec. 18-36 Urban camping and improper use of public places (Brookhaven), quoted and re-checked
  22. Georgia Tiny House Fact Sheet (Georgia statewide rule), quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Median property tax bill: Bolthole Index county data
  25. Regulations for Driveway & Encroachment Control Manual (Georgia statewide rule), quoted and re-checked

Written October 17, 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 Brookhaven

Brookhaven’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction inside Brookhaven city

    • Adopted by reference in section 7-23 with local amendments (e.g., Chapter 1 deleted, local IRC supplements).
    • Code also supplements the state-adopted IRC, plumbing and mechanical codes.
    “the international building code adopted by reference in section 7-23 is adopted with the following additions, deletions, modifications, or amendments:”
  • InspectionsRequired

    Residential construction inside Brookhaven city

    • Local IRC supplement requires a sealed site plan or staking survey at the footing or slab inspection.
    “a site plan or staking survey prepared and sealed by a registered engineer or land surveyor shall be submitted at the time of the residential footing or slab inspection and prior to the pouring of slab or foundation walls.”
  • Local zoningPresent

    Land inside Brookhaven city limits

    • Chapter 27 of the city code is the zoning ordinance with RS, R3, RSA and RM residential districts.
    “detached houses are allowed in all rs districts, subject to compliance with the lot and building regulations of table 2-3 (see also figure 2-1).”
  • Minimum lot sizeDistrict specific (with conditions)

    Detached houses in RS-100/85/75/60/50 districts inside Brookhaven city

    • Lots on a cul-de-sac bulb need 35 ft frontage and 50 ft width.

    RS-100 min lot area: >= 15000 sq ft · RS-85: >= 12000 sq ft · RS-75: >= 10000 sq ft · RS-60: >= 8000 sq ft · RS-50: >= 6000 sq ft

    “minimum lot area (square feet) 15,000 12,000 10,000 8,000 6,000”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Principal buildings, detached houses in RS-100/85/75/60/50 inside Brookhaven city

    • Front street setbacks 35/35/30/30/5 ft; side street 25/25/20/7.5/5 ft.
    • Plus 15 ft if abutting arterial street; infill uses average front yard setbacks.
    • Accessory buildings: rear 10 ft; permitted behind rear wall plane of the principal dwelling unless otherwise stated.

    interior side RS-100/85/75/60/50: 10 / 8.5 / 7.5 / 6 / 5 ft · rear RS-100/85/75/60/50: 40 / 40 / 40 / 40 / 30 ft

    “interior side 10 8.5 7.5 6 5 rear 40 40 40 40 30”
    One more reviewed finding on this topic
  • Lot coverageSpecified

    Detached houses in all RS districts inside Brookhaven city (impervious coverage)

    • Limit is maximum impervious coverage.

    max impervious coverage: <= 35 %

    “maximum impervious coverage (%) 35 35 35 35 35”
    One more reviewed finding on this topic
  • Building heightSpecified

    Detached houses in R3, RSA and RM districts inside Brookhaven city

    • Accessory buildings limited to 20 ft or height of principal building, whichever is less.

    max principal building height: <= 40 ft

    “principal building (feet) 40 40 accessory building (feet) 20[6] 20[6]”
    One more reviewed finding on this topic
  • Living in an RVLimited

    RV occupancy on R-zoned lots inside Brookhaven city

    • RV/trailer parking prohibited outside an enclosed building in the front or street side yard, within 10 ft of an interior side lot line, or within 20 ft of the rear lot line.
    • RVs may not be parked on an R-zoned lot without a permanent dwelling.
    • Sec. 17-220 limits RV parking on residential streets to one hour.

    max consecutive habitation days: <= 14 days

    “recreational vehicles may not be occupied for human habitation for more than 14 consecutive days while parked in a r zoning district.”
  • Camping on your landLimited

    Camping inside Brookhaven city

    • Camping banned in city parks/greenspaces, streets, sidewalks and rights-of-way, and on any property so as to block building ingress or egress.
    • Camping on private residential land otherwise is governed by the 14-day RV habitation limit in Sec. 27-901(c); no separate private-land camping rule found.
    “it shall be unlawful to camp or to store personal property in any park or greenspace owned or maintained by the city.”
  • Accessory dwellingsAllowed (with conditions)

    Attached and detached accessory dwelling units in R districts inside Brookhaven city

    • DADUs: RS side street 20 ft, interior side 10 ft, rear 10 ft, 10 ft separation from principal building; max height 24 ft/2 stories; floor area up to 50% of the principal structure.
    • AADUs must be within the principal dwelling; only one street-facing entrance.

    max DADU floor area: <= 50 % of principal structure floor area

    “all dadus are subject to compliance with the regulations of this section and with the lot and building regulations of table 2-9.”
  • Building in a floodplainRequired

    New construction in areas of special flood hazard inside Brookhaven city

    • Lowest floor, including basement, elevated at least 3 ft above base flood elevation or 1 ft above future-conditions flood elevation, whichever is higher.
    • RVs must be on site fewer than 180 consecutive days and highway-ready, or meet residential requirements.

    freeboard above BFE: >= 3 ft (or 1 ft above future-conditions flood elevation, whichever is higher)

    “all new construction and substantial improvements shall have the lowest floor, including basement, elevated no lower than three feet above the base flood elevation or one foot above the future-conditions flood elevation, whichever is higher.”

Still unanswered

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

  • Building permit — Building permits inside Brookhaven city
  • Owner-builder exemption — Owner-builder exemption inside Brookhaven city
  • Certificate of occupancy — Certificates of occupancy inside Brookhaven city
  • Minimum dwelling size — Minimum dwelling size inside Brookhaven city
  • Tiny homes — Tiny homes inside Brookhaven city
13 more unanswered
  • Manufactured homes
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Short-term rentals
  • Permit fees
  • Permit process

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 Brookhaven publishes no rule on the point, not that none exists. DeKalb County’s page lists the county offices to call.

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