Bolthole Index

Fulton County, Georgia

Building permits, zoning and septic rules in Sandy Springs, Georgia

Sandy Springs, Georgia requires a city building permit for residential construction, alterations, enlargements, repairs and accessory structures, with limited exemptions.1 Sandy Springs sets zoning and conducts building inspections inside city limits, while the Fulton County Board of Health permits and inspects onsite sewage systems where public sewer is unavailable.2345

At a glance

Building permit
Required for covered residential work inside Sandy Springs1
Zoning
Administered by Sandy Springs under its Development Code2
Septic
Fulton County health approval is required before the city building permit6
Applications
Filed through the city's online permitting portal7
Owner-builder
A property owner may apply for work on the owner's current permanent residence8
Tiny home
No separate local occupancy rule was confirmed; zoning and building rules still apply21

Who to call

Building permits

City of Sandy Springs Community Development

Building permits, plan review, inspections and construction questions inside Sandy Springs

770-730-5600

1 Galambos Way, Sandy Springs, Georgia 30328

Online permits →

Zoning

City of Sandy Springs Planning and Zoning Division

Zoning districts, permitted uses, land-use petitions and parcel-specific development standards inside Sandy Springs

770-730-5600

1 Galambos Way, Sandy Springs, Georgia 30328

Septic permits

Fulton County Board of Health, Environmental Health Services

Permits and inspects onsite sewage management systems and individual water supplies in Fulton County areas without public sanitary sewer

770-520-7500

10 Park Place Health Center, 10 Park Place S.E., Atlanta, GA 30303

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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

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Do you need a building permit in Sandy Springs, Georgia?

Yes. Sandy Springs requires a residential building permit when a property owner constructs, alters, enlarges or repairs a building or accessory structure.1 Cosmetic painting and carpeting generally do not require that permit, and a detached structure smaller than 120 square feet is exempt from the permit but remains subject to the Development Code.1

Permitted residential projects generally need rough and final inspections for each trade involved, with the exact inspection sequence depending on the work.3 A certificate of occupancy is required before a residential or commercial building may legally be occupied.9 A property owner may apply for a residential permit for the owner's current permanent residence.8

Who issues building permits in Sandy Springs?

City of Sandy Springs Community Development issues building permits and conducts inspections inside city limits.10 The office is at 1 Galambos Way, Sandy Springs, Georgia 30328, and the main phone number is 770-730-5600.10

Applications go through the city's online permitting portal, which accepts applications and construction drawings, takes invoice payments, schedules inspections and tracks permit status.7 Permit fees are calculated before submission; the initial assessment must be paid before plan review, and credit- or debit-card payments carry a 5% processing fee.11 The city may assess additional fees when the project scope changes.11

Does Sandy Springs have zoning?

Sandy Springs has municipal zoning, and the city's Development Code decides which uses are permitted, conditional or prohibited in each district.12 The residential detached districts include RD-27, RD-18, RD-15, RD-12, RD-9 and RD-7.5.13

Dimensional rules are district-specific. For a detached house, the minimum lot areas in RD-12, RD-9 and RD-7.5 are 12,000, 9,000 and 7,500 square feet, respectively.14 In RD-12 and RD-9, the listed setbacks are 35 feet from the primary street, 20 feet from a side street, 7 feet from a common side lot line and 25 feet from the rear common lot line.15 Ask the Planning and Zoning Division to identify the parcel's district before using these figures.16

How do septic permits work inside Sandy Springs?

The Fulton County Board of Health, not the Sandy Springs building office, handles onsite sewage approval anywhere in Fulton County that public sanitary sewer does not serve.4 A Fulton County health permit is required for a Sandy Springs structure that will use septic, and that approval must come before the city issues its building permit.6

Fulton County must approve the septic work before installation, and Sandy Springs also requires a city pre-construction meeting.17 The onsite sewage system cannot be backfilled or used until the County Board of Health performs its final inspection and issues written approval.18 If a structure requires a connection to or modification of the public sanitary-sewer system, Fulton County approval is required before the Sandy Springs building permit.19

Can you live in an RV or tiny home in Sandy Springs?

We could not confirm a Sandy Springs rule allowing long-term RV occupancy on private land, so ask the city's Planning and Zoning Division for a written parcel-specific answer before using an RV as housing. The city's public-place camping prohibition does not answer the private-land question.20

We also could not confirm a separate Sandy Springs tiny-home occupancy rule or a citywide minimum dwelling size. A site-built or modular tiny home is still a dwelling under Georgia rules and remains subject to local siting approval and applicable building codes.21 Sandy Springs zoning, building-permit and sanitation requirements would therefore still control the project.216

Building a home in Sandy Springs: what are the steps?

  1. Ask Sandy Springs Planning and Zoning to confirm the parcel's zoning district, allowed use, lot size and setbacks.16
  2. Confirm sewer availability; if the home requires a public-sewer connection or modification, obtain Fulton County approval before the city building permit.19
  3. If public sewer is unavailable and the home will use septic, obtain the Fulton County Board of Health permit before applying for the city building permit.226
  4. Submit the building-permit application and construction documents through the city's online portal and pay the initial fee assessment.711
  5. Request and pass the required trade and building inspections.3
  6. Complete the final requirements and obtain a certificate of occupancy before living in the house.9

What should you check before buying land in Sandy Springs?

Confirm the exact zoning district and dimensional standards before relying on a parcel for a house, accessory structure or temporary dwelling; Sandy Springs has multiple residential districts with different lot and setback rules.131415

Check flood mapping early because development in a Sandy Springs special-flood-hazard or future-conditions flood-hazard area must satisfy the city's flood-damage-reduction requirements before work begins.23 Verify sewer availability and, if sewer is unavailable, ask Fulton County Environmental Health for a site evaluation before treating the parcel as septic-ready.1924 Fulton County soil data rates 59.4% of county soils as free of severe limits for a conventional septic drain field, but that county-level figure cannot establish suitability for a Sandy Springs parcel.25

Watch-outs

  • A detached structure smaller than 120 square feet may avoid a building permit, but it still must comply with the Sandy Springs Development Code.1
  • Fulton County septic approval must precede the Sandy Springs building permit when a structure will use onsite sewage disposal.6
  • Sandy Springs has not established one citywide answer for lot size or setbacks; the parcel's zoning district controls.1415

Sources

  1. Residential Building Permits | City of Sandy Springs (Sandy Springs), quoted and re-checked
  2. Sandy Springs Development Code, as adopted (Sandy Springs), quoted and re-checked
  3. Residential Building Permits | City of Sandy Springs (Sandy Springs), quoted and re-checked
  4. Well and Septic Inspection, quoted and re-checked
  5. Well and Septic Inspection, quoted and re-checked
  6. Sandy Springs Development Code, Sec. 11.5.2. Building Permit (Sandy Springs), quoted and re-checked
  7. Sandy Springs Launches OpenGov, an Enhanced Online Permitting Portal (Sandy Springs), quoted and re-checked
  8. Residential Building Permits (Sandy Springs), quoted and re-checked
  9. Certificate of Occupancy (Sandy Springs), quoted and re-checked
  10. City of Sandy Springs Community Development (sandyspringsga.gov)
  11. The Permitting Process (Sandy Springs), quoted and re-checked
  12. Sec. 2.1.2. Residential Detached Districts (Sandy Springs), quoted and re-checked
  13. Sandy Springs Development Code, as adopted (Sandy Springs), quoted and re-checked
  14. Sandy Springs Development Code, as adopted (Sandy Springs), quoted and re-checked
  15. Sandy Springs Development Code, as adopted (Sandy Springs), quoted and re-checked
  16. City of Sandy Springs Planning and Zoning Division (sandyspringsga.gov)
  17. Sandy Springs Development Code, Sec. 11.5.2. Building Permit (Sandy Springs), quoted and re-checked
  18. Manual For Onsite Sewage Management Systems (Sandy Springs), quoted and re-checked
  19. Sandy Springs Development Code, Sec. 11.5.2. Building Permit (Sandy Springs), quoted and re-checked
  20. Code of Ordinances Sec. 42-52 Urban camping (Sandy Springs), quoted and re-checked
  21. Georgia Tiny House Fact Sheet (Georgia statewide rule), quoted and re-checked
  22. Land-use: Waste Management Septic Inspection, quoted and re-checked
  23. Sandy Springs Development Code, Sec. 9.5.4. Flood Damage Reduction (Sandy Springs), quoted and re-checked
  24. Fulton County Board of Health, Environmental Health Services (fultoncountyboh.com)
  25. 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

Written October 10, 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 Sandy Springs

Sandy Springs’s own rules

  • Building permitRequired

    Residential construction, alteration, enlargement, repair, and accessory structures within Sandy Springs.

    • Cosmetic improvements such as painting or carpeting generally do not require a residential building permit.
    • Detached structures under 120 square feet do not require a permit but remain subject to the Development Code.
    • Emergency stabilization work may occur before issuance only if a permit is applied for within 48 hours or the next business day, whichever is sooner.
    “A Residential Building Permit is required whenever a property owner constructs, alters, enlarges, or repairs a building or accessory structure.”
    One more reviewed finding on this topic
    • Required — Residential construction, alteration, enlargement, repair, and accessory structures inside Sandy Springs city limits.
      “A Residential Building Permit is required whenever a property owner constructs, alters, enlarges, or repairs a building or accessory structure.”
  • Owner-builder exemptionAvailable (with conditions)

    Applications for residential building permits inside Sandy Springs city limits.

    • A property owner may apply only for the owner's current permanent residence.
    “Property owners for their current permanent residence”
  • InspectionsRequired

    Residential projects receiving Sandy Springs building permits.

    • Requirements vary by project scope.
    • At minimum, permits generally require rough and final inspections for each trade involved.
    “Inspection requirements vary depending on the scope of work. At a minimum, permits generally require: Rough inspections for each trade involved; Final inspections for each trade involved.”
    One more reviewed finding on this topic
    • Required — Permitted construction inside Sandy Springs city limits.
      “To help ensure construction complies with the City's adopted building codes and approved construction documents, inspections are required throughout the construction process”
  • Certificate of occupancyRequired

    Residential and commercial buildings inside Sandy Springs city limits before legal occupancy.

    • New CO required for a change in occupancy or use classification and for all new tenants.
    • CO minimum requirements include final inspections, applicable zoning inspection, approved as-builts, and any required agreements or bonds.
    • A temporary CO may be issued only in limited situations where occupied area can be safely used; it is issued in 30-day increments at $200 per period.

    temporary certificate fee: 200 USD per 30-day period (Temporary Certificate of Occupancy)

    “A Certificate of Occupancy (CO) is required before legally occupying residential and commercial buildings.”
    One more reviewed finding on this topic
    • Required — Buildings, lots, and uses within Sandy Springs requiring occupancy authorization.
      “Any owner, authorized agent, or contractor who desires to change the use of a building or structure must apply to the building official, obtain the required permits, and obtain a Certificate of Occupancy prior to occupying the structure.”
  • Local zoningPresent

    Land inside Sandy Springs city limits.

    • The Development Code contains city zoning districts and states that party-house locations must comply with existing zoning requirements of the City.
    “The City of Sandy Springs defines which land uses are permitted, conditionally permitted, or prohibited within each zoning district.”
    One more reviewed finding on this topic
    • Present (with conditions) — Land within Sandy Springs city limits.
      “In order to carry out the purpose and intent of this Development Code, the City is divided into the following zoning districts, as established on the Official Zoning Map in Div. 1.3.”
  • Zoning districtsPublished (with conditions)

    Zoning districts within Sandy Springs city limits.

    • The Development Code groups established districts by character area.
    • The cited list identifies the Residential Detached districts; other character-area districts are listed elsewhere in the adopted code.
    “Residential Detached: RD-27, RD-18, RD-15, RD-12, RD-9, RD-7.5”
  • Camping on your landProhibited

    Camping or use of public places, including city parks, for living accommodation inside Sandy Springs city limits.

    • The prohibition does not apply in areas specifically designated for camping or specifically authorized by permit.
    • This claim addresses public places and does not establish a private-land camping rule.
    “Furthermore, it is unlawful to use any public place, including city parks, for living accommodation purposes or camping, except in areas specifically designated for such use or specifically authorized by permit.”
  • Manufactured homesLimited

    Manufactured home used while the owner's principal residence is being built within Sandy Springs.

    • The principal-structure building permit must have been issued and remain valid.
    • The manufactured home must be on the same lot, comply with district setbacks, and be occupied by the owner.
    • The permit expires after 12 months or occupancy of the principal structure, whichever occurs first; only one one-year renewal may be issued.

    initial permit duration: 12 months (Expires sooner upon occupancy of the principal structure; one one-year renewal may be issued.)

    “The permit will expire 12 months after issuance or upon occupancy of the principal structure, whichever occurs first. Only one renewal for a 1-year period may be issued.”
  • Who permits septicCounty (with conditions)

    On-site sewage disposal for structures within Sandy Springs city limits.

    • A Fulton County Health and Wellness Department permit is required before the City issues the building permit.
    • The County permit may first require a site plan showing the sewage-disposal system and other site improvements under Fulton County Section 34-568.
    “For any structure for which on-site sewage disposal (septic systems) will be provided, a permit issued by the Fulton County Health and Wellness Department must be required prior to issuance of a building permit.”
  • Septic permitRequired

    Structures served by on-site sewage disposal within Sandy Springs city limits.

    • The Fulton County Health and Wellness Department permit must precede City building-permit issuance.
    • The permit may first require an approved plan showing the sewage-disposal system and other site improvements.
    “For any structure for which on-site sewage disposal (septic systems) will be provided, a permit issued by the Fulton County Health and Wellness Department must be required prior to issuance of a building permit.”
  • Septic inspectionRequired

    New or modified onsite sewage management systems inside Sandy Springs city limits; Fulton County Board of Health administers the inspection.

    • All on-site sewage management systems must be inspected before operation.
    • The contractor/installer must provide the contractor name, property location, installation permit number, directions, and time the system will be ready.
    • If the installation permit cannot be produced promptly, the inspection is discontinued and rescheduled.
    “No person may backfill or use an on-site sewage management system until a final inspection has been made by the County Board of Health, and written approval has been issued by the County Board of Health.”
  • Off-grid sanitationLimited

    On-site sewage disposal instead of public sewer for structures within Sandy Springs.

    • A Fulton County Health and Wellness Department septic permit is required before City building-permit issuance.
    • Prior County approval and a City pre-construction meeting are required before installation or construction of a septic system.
    “No person or company may install or perform construction of groundwater wells or septic systems without prior approval from the Fulton County Department of Health and Wellness and completion of a pre-construction meeting with the City of Sandy Springs.”
  • Well permitRequired

    Groundwater-well installation or construction within Sandy Springs.

    • Prior approval from Fulton County Department of Health and Wellness is required.
    • A pre-construction meeting with Sandy Springs is also required.
    “No person or company may install or perform construction of groundwater wells or septic systems without prior approval from the Fulton County Department of Health and Wellness and completion of a pre-construction meeting with the City of Sandy Springs.”
  • Mandatory utility hookupConditional

    Structures within Sandy Springs that require connection to or modification of the existing public sanitary-sewer system.

    • Fulton County approval is required before the City issues the building permit.
    • For a required potable-water connection, proof of payment of all applicable provider fees is required.
    • The opened ordinance does not provide an availability-distance trigger.
    “Any structure that requires a connection to or modification of the existing sanitary sewer system requires approval from Fulton County prior to the issuance of a building permit.”
  • Subdividing landRegulated (with conditions)

    Fee-simple townhouse subdivisions and nonresidential subdivisions within Sandy Springs.

    • For fee-simple townhouses, a final plat must be recorded after public improvements and re-recorded for individual townhouse lots before certificates of occupancy.
    • Nonresidential subdivisions may receive permits before final plat only with an approved preliminary plan, land-disturbance permit, required surety, and other stated conditions.
    “A building permit may be issued on a buildable lot of record established for each building (containing any number of townhouse dwelling units) through recording of a final plat following completion of all required public improvements.”
  • Building in a floodplainRequired

    Development in Sandy Springs special-flood-hazard and future-conditions flood-hazard areas.

    • New construction and substantial improvements must meet the listed general standards.
    • New principal residential construction is not allowed in the future-conditions floodplain unless the Code's applicable requirements are met.
    • Development must provide adequate drainage and stormwater-management facilities under City requirements.
    “No owner or developer shallwill perform any land development activities on a site where an area of special flood hazard or area of future-conditions flood hazard is located, without first meeting the requirements of this division prior to commencing the proposed activity.”
  • Short-term rentalsLimited

    Short-term rental of all or part of a dwelling unit, accessory structures, or curtilage within Sandy Springs.

    • A short-term rental is less than 30 days.
    • A single-family house, townhouse, or condominium must be owner-occupied and supported by Fulton County homestead-exemption proof.
    • All parking must be on the lot; ordinarily no more than four unrelated adults may occupy it; a rental is limited to 180 calendar days per year.

    maximum annual rental period: <= 180 calendar days (Per rental issued to one individual, family, or group.)

    “The dwelling unit, if it is a single-family house, townhouse or condominium, must be Owner-Occupied (as demonstrated by proof of Fulton County Homestead Exemption on property taxes).”
  • Permit feesPublished (with conditions)

    City pool permits within Sandy Springs.

    • Fees stated on the City page are specific to pool permits.
    • The City also charges a technology fee under its fee schedule.

    administrative fee: 25 USD (Pool permit.) · CO/CC fee: 50 USD (Pool permit.) · outdoor-pool review fee: 350 USD (Pool permit.) · indoor-pool review fee: 200 USD (Pool permit.)

    “Pool Permit fees include: $25 administrative fee; $50 CO/CC fee; Review fee: $350 for outdoor pools; $200 for indoor pools.”
    One more reviewed finding on this topic
    • Published (with conditions) — Construction permitting inside Sandy Springs city limits.
      “Build Sandy Springs automatically calculates permit fees prior to submission. Additional fee schedule information is available below:”
  • Permit processPublished (with conditions)

    Construction permitting inside Sandy Springs city limits.

    • Registration is required to use Build Sandy Springs.
    • Application, initial fee assessment, plan review, approval, permit-card issuance, inspections, and CO/CC process apply.
    • Third resubmission triggers a $200 resubmittal fee; developer meeting recommended after second failure and required after third.

    third resubmission fee: 200 USD (upon third resubmission)

    “The entire permitting process is managed through Online Permitting Portal (opens in new tab).”
    One more reviewed finding on this topic
    • Published (with conditions) — Building and special-event permits and planning and zoning applications within Sandy Springs.
      “The portal allows applicants to: Complete permit applications; Submit construction drawings; Pay invoices; Request inspections; Track permit status”

Rules another office applies inside Sandy Springs

Sandy Springs does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeDistrict specific (with conditions)

    Single-unit detached dwellings in Sandy Springs RD-12, RD-9, and RD-7.5 districts.

    • For all other allowed uses, the table specifies a 10,000-square-foot minimum in each of the three districts.

    RD-12 minimum lot area: >= 12000 square feet (Single-unit detached.) · RD-9 minimum lot area: >= 9000 square feet (Single-unit detached.) · RD-7.5 minimum lot area: >= 7500 square feet (Single-unit detached.)

    “Single unit detached 12,000 SF min 9,000 SF min 7,500 SF min”
  • SetbacksDistrict specific (with conditions)

    Buildings in Sandy Springs RD-12, RD-9, and RD-7.5 districts.

    • The table provides distinct primary-street, side-street, common-side-lot-line, and rear-common-lot-line setbacks.

    RD-12 setbacks: primary 35 ft; side street 20 ft; common side 7 ft; rear 25 ft · RD-9 setbacks: primary 35 ft; side street 20 ft; common side 7 ft; rear 25 ft · RD-7.5 setbacks: primary 20 ft; side street 15 ft; common side 5 ft; rear 20 ft

    “Primary street 35' min 35' min 20' min Side street 20' min 20' min 15' min Side: common lot line 7' min 7' min 5' min Rear: common lot line 25' min 25' min 20' min”
  • Building heightDistrict specific (with conditions)

    Single-unit detached dwellings in Sandy Springs RD-12, RD-9, and RD-7.5 districts.

    • All other principal uses are by use permit.

    maximum height: <= 3 stories / 40 feet (Single-unit detached dwelling.)

    “Single unit detached dwelling 3 stories/40' max All other principal uses By use permit”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Sandy Springs or Fulton County directly.

  • Minimum dwelling size — Minimum dwelling size inside Sandy Springs city limits.
  • Lot coverage — Lot coverage inside Sandy Springs city limits.
  • Living in an RV — Long-term or residential occupancy of recreational vehicles on private land inside Sandy Springs city limits.
  • Tiny homes — Tiny-home occupancy inside Sandy Springs city limits.
  • Agricultural exemption — Agricultural or farm-related construction inside Sandy Springs city limits.
1 more unanswered
  • Driveway access

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

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