Bolthole Index

Coos County, New Hampshire

Building permits, zoning and land rules in Coos County, New Hampshire

77Index Score / 100
#4 of 10 in New Hampshire

Covered building work in Coos County, New Hampshire requires a building permit before work starts1. In the county's unincorporated places, construction and land-use changes may also require a county zoning permit2. Ask the Unincorporated Places office who issues the building permit for your parcel because the county's current building-code enforcement official could not be confirmed.

At a glance

Building permit
Required before covered construction, alteration, repair, removal or demolition work1
Zoning (unincorporated places)
County zoning covers 23 unincorporated places; incorporated municipalities use their own rules2
Septic permits
NHDES prior approval is required; local health or municipal requirements can also apply34
Homeowner electrical work
A homeowner may do electrical installations in a single-family home that is or will be the homeowner's own residence5
Private well
Private-use wells remain subject to Water Well Board rules and a completion record is due within 90 days6
RV living (unincorporated places)
County campground provisions cover transient occupancy, not long-term residential RV use7
Accessory dwelling
One attached or detached ADU is allowed as of right where single-family dwellings are permitted, subject to conditions8
Septic soil difficulty
Only 3.4% of county soils are free of severe limits for a conventional drain field9

Who to call

Planning & zoning

Coos County Administration Office & Unincorporated Places

County contact for zoning, subdivision, and site-plan questions in Coos County's unincorporated places

(603) 237-1920

34 County Farm Road, PO Box 310, West Stewartstown, NH 03597

Septic permits

New Hampshire Department of Environmental Services, Subsurface Systems Bureau

Construction approval, design plan review, and records for septic systems statewide, including Coos County

(603) 271-3503

29 Hazen Drive, Concord, NH 03302-0095

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

Do you need a building permit in Coos County, New Hampshire?

Yes. The person responsible for covered construction, alteration, renovation, rehabilitation, repair, removal, or demolition in Coos County must obtain a building permit before starting work1. All buildings and structures must also comply with the New Hampshire building and fire codes10. In Coos County's unincorporated places, no building, structure, or land may be initially occupied, erected, moved, or altered in bulk until the permits required by the county zoning ordinance are issued2. These are distinct approvals: a county zoning permit does not by itself complete the building-code process. The current county building official or other issuing authority for unincorporated parcels could not be confirmed, so ask the Unincorporated Places office who will issue and inspect the building permit before ordering materials. Incorporated cities and towns use their own local administration rather than the county zoning ordinance11.

Who handles permits in Coos County, and how do you reach them?

For land in an unincorporated place, start with Coos County Administration Office & Unincorporated Places at 34 County Farm Road, PO Box 310, West Stewartstown, NH 03597, phone (603) 237-192012. The County Commissioners or their designee administer the county zoning permits13. A zoning-permit application for new construction carries a $25 fee, renovations cost $10, and an after-the-fact filing costs $10014. Those are zoning fees, not a building-permit fee. Ask the office to identify the building-permit issuer and inspection path for the project; the state certificate-of-occupancy system does not make the state fire marshal the universal issuer for private projects15. For an incorporated parcel, contact the city or town's land-use and building offices because local administration varies11. Send septic plans to the New Hampshire Department of Environmental Services Subsurface Systems Bureau3.

Does Coos County have zoning?

Yes. Coos County directly zones its 23 unincorporated townships, grants, purchases, and locations; the county ordinance does not govern incorporated cities and towns2. The ordinance uses Protected, Management, and Development districts, with overlays for aquifers, flood-prone areas, shorelines, steep slopes and high elevations, and wetlands16. The minimum lot size is one acre, increased when necessary for NHDES wastewater requirements, and maximum density is one dwelling unit or other principal use per acre2. Structures generally must sit at least 75 feet from a road right-of-way and 25 feet from side and rear lot lines, although conditional-use approval can reduce some setbacks17. New Hampshire requires one attached or detached accessory dwelling unit as of right in districts that permit single-family dwellings, subject to water, sewage, and allowed local conditions8. In the county's Management, General Development, and Resort Development districts, a single-family dwelling with an accessory dwelling requires a county permit181920.

How do septic permits work in Coos County?

Every new septic system in Coos County needs prior Construction Approval from the New Hampshire Department of Environmental Services, based on a design by a licensed New Hampshire septic designer3. Municipal health officers may also regulate sanitary adequacy, and local approval may be required before the state application where local regulations say so4. The system may not be covered or used until an authorized department agent gives final inspection and approval21. In the county's unincorporated places, a subsurface wastewater system must remain at least 50 feet from Hydric B soils and 75 feet from Hydric A soils17. Only 3.4% of Coos County soils lack severe limitations for a conventional drain field, so make a site evaluation and system budget part of due diligence9. A buyer of developed waterfront property must obtain a licensed septic evaluation when any part of the system is within 250 feet of the statutory reference line, subject to the transfer rule's detailed exceptions and deadlines22.

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

Coos County's unincorporated ordinance defines campgrounds as transient occupancy in tents, camp trailers, travel trailers, motor homes, or similar temporary shelters7. Campgrounds require a county permit in the Management, General Development, and Resort Development districts7. A campsite may host no more than 30 overnight visitors, and its permanent structures are limited to listed camp facilities23. These provisions do not establish permission for long-term residential RV occupancy on an individual parcel, so ask the county office or incorporated municipality before relying on an RV as housing. Coos County's rules also do not expressly classify tiny homes or establish a minimum dwelling floor area; ask how a proposed tiny home will be treated. An accessory dwelling is different: state law allows one attached or detached unit as of right where single-family homes are permitted, while county permits and district rules still apply in the unincorporated places8181920.

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

  1. Identify whether the parcel is in a county-administered unincorporated place or an incorporated municipality, because the land-use authority changes2.
  1. For an unincorporated parcel, ask the county office which zoning permit applies and who issues the building permit121.
  1. Have a licensed designer prepare the septic plan, check for any local health approval, and obtain state Construction Approval before installation34.
  1. Obtain site-plan review before land clearing or development when the project is new nonresidential or multifamily work, redevelopment, expansion, or a change of use24.
  1. Obtain the building permit before covered work begins and build to the state building and fire codes110.
  1. Arrange required inspections before concealing work25.
  1. A homeowner may perform electrical installations in a single-family home owned and occupied, or intended to be occupied, as the homeowner's own residence; that exception does not waive other permits5.

What should you check before buying land in Coos County?

Confirm the parcel's legal place first, because county zoning governs the unincorporated places while incorporated municipalities maintain their own rules11. Check the base district and every protected overlay before assuming a house, driveway, campground, or land division will fit16. Order septic feasibility work early because only 3.4% of county soils lack severe limitations for a conventional drain field9. Coos County is 94.2% wooded and 27.7% federal land, so verify boundaries, legal access, clearing needs, and nearby public holdings2627. A qualifying owner or lessee may construct a private-use well, but Water Well Board rules still apply and the well record is due within 90 days after completion6. Ask the responsible office about tiny homes, manufactured homes, short-term rentals, and minimum dwelling size because those uses could not be confirmed. Typical property tax is about 2.1%, with a median annual bill of about $3,5112829.

Watch-outs

  • Covered work requires a building permit, but Coos County's current issuing official and inspection path for unincorporated places could not be confirmed; ask the county office before starting112.
  • Coos County's ordinance governs only its unincorporated places; incorporated cities and towns maintain separate local zoning processes11.
  • The campground rules establish transient occupancy but do not answer long-term residential RV use on every private parcel, so ask the county office or municipality before buying for that use7.
  • A waterfront purchase may trigger a buyer-funded septic evaluation when any part of the system lies within 250 feet of the statutory reference line22.

Sources

  1. Section 155-A:4 Permit Required, quoted and re-checked
  2. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  3. NH DES - Septic Systems (2026 county census)
  4. RSA 485-A:32 Prior Approval; Permits, quoted and re-checked
  5. Section 319-C:15 Violations; Penalty; Homeowner's Exception, quoted and re-checked
  6. RSA 482-B:12 Wells Constructed for Farming or Private Use, quoted and re-checked
  7. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  8. RSA 674:72 — Accessory Dwelling Units, quoted and re-checked
  9. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  10. Chapter 155-A New Hampshire Building Code, quoted and re-checked
  11. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  12. Coos County Administration Office & Unincorporated Places (cooscountynh.gov)
  13. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  14. Coös County Planning Board Fee Schedule, quoted and re-checked
  15. Saf-C 8104 Inspections and Certificate of Occupancy, quoted and re-checked
  16. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  17. Zoning Ordinance, Coos County Unincorporated Places, Amended 12/13/2024, quoted and re-checked
  18. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  19. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  20. Zoning Ordinance for the Unincorporated Places of Coös County, New Hampshire, quoted and re-checked
  21. RSA 485-A:29 Submission and Approval of Plans and Specifications, quoted and re-checked
  22. RSA 485-A:39 Waterfront Property Transfer; Septic System Evaluation Required, quoted and re-checked
  23. Zoning Ordinance for Coös County Unincorporated Places, amended December 13, 2024, quoted and re-checked
  24. Site Plan Review Regulations, Unincorporated Places, Coös County, New Hampshire, quoted and re-checked
  25. Saf-C 8100 State Building Permit System, quoted and re-checked
  26. Wooded share of land: Bolthole Index county data
  27. Federal land share: Bolthole Index county data
  28. Effective property tax rate: Bolthole Index county data
  29. Median property tax bill: Bolthole Index county data

Written September 29, 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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County locator

Coos County in New Hampshire

77
County map
Coos County highlighted among the New Hampshire counties · colored by Index score

How Coos County scores

Seclusion87100% ev.
Self-Sufficiency5796% ev.
Admin Boringness45100% ev.
Durability61100% ev.
Property Autonomy78100% ev.
Carry Cost74100% ev.

Evidence strength: 99%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$259kTypical home
2.1%Property tax
$4,071Land / acre
47.6"Annual rain
0.7% of yrsSevere drought
0 / yr (+0)Mid-century 100°F days
8 daysMid-century dry spell
1.64" (+8.7%)Mid-century 1-day rain
1.48×Wildfire change factor
100%Forward climate coverage
$1,109Home insurance / yr
0.1% / yrInsurance growth
0.78%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
4,955People within 30 min
325,041People within 2 hr
8,855Radius comparison (15 mi)
17.5People / sq mi
27.7%Federal land
61.3%Land at 15% slope or less
3.4%Septic soil without severe limits
20,919 acWorkable land screen
94.2%Wooded land
45.3 tonsBiomass / forest ac
40.2°FAvg temp

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Answers from the rulebook for Coos County

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

Coos County rules

  • Building permitRequired

    Every building erected on leased land located within an unincorporated town or unorganized place in Coos County.

    • The county planning board must require the permit.
    • The permit is required regardless of the building's proximity to a street or highway.
    • The county must authorize the planning board by resolution to issue permits under this provision.
    “shall require every building which is erected on leased land located within an unincorporated town or unorganized place to have a building permit.”
    One more reviewed finding on this topic
  • County-wide zoningPresent (with conditions)

    Zoning in Coos County's 23 unincorporated places, including Atkinson & Gilmanton Academy Grant, Bean's Grant, Bean's Purchase, Cambridge, Chandler's Purchase, Crawford's Purchase, Cutt's Grant, Dix Grant, Dixville, Erving's Grant, Green's Grant, Hadley's Purchase, Kilkenny, Low & Burbank's Grant, Martin's Location, Millsfield, Odell, Pinkham's Grant, Sargent's Purchase, Second College Grant, Success, Thompson & Meserve's Purchase, and Wentworth Location.

    • The ordinance applies to unincorporated places and does not establish county administration of incorporated towns or cities.
    • No building, structure, or land may be initially occupied, erected, moved, or altered in bulk until required permits are issued under the ordinance.
    • The county divides unincorporated places into Protected, Management, and Development districts; regulations may differ by district.
    • The ordinance was adopted 4/20/1991 and amended 08/10/2001, 02/13/2009, 05/17/2010, 11/5/2015, 10/20/2017, 3/18/2024, and 12/13/2024.
    • The ordinance defines campgrounds as transient-occupancy areas for tents, camp trailers, travel trailers, motor homes, or similar temporary shelters; Management District campgrounds require a permit, while primitive campsites are allowed without a permit. Seasonal camps require an approved wastewater-disposal method and are not for year-round or primary residence.
    • Accessory dwelling units are expressly included among single-dwelling uses that may require a county permit in Management and Development districts.
    • Minimum lot size is one acre in all districts, increased as needed to meet NHDES wastewater requirements; maximum density is one dwelling unit, with or without an accessory dwelling, or other principal use per acre.

    minimum lot size: >= 1 acre (For on-site wastewater disposal, increased as needed to meet NHDES requirements.) · maximum development density: per 1 dwelling unit or other principal use per acre (Dwelling unit may include an accessory dwelling.) · minimum shoreline frontage: 200 feet (Per dwelling unit for residential uses, including seasonal camps; 200 feet for commercial, industrial, and other non-residential uses involving one or more buildings.) · minimum road frontage: 200 feet (Per dwelling unit for residential uses, including seasonal camps; exceptions include certain road-end or circular-turnaround lots.)

    “For the purpose of promoting health, safety and the general welfare of the area, the County adopts this Zoning Ordinance.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Zoning in Coos County’s unincorporated places, including the 23 places listed in the county ordinance.
      “For the purpose of promoting health, safety and the general welfare of the area, the County adopts this Zoning Ordinance.”
    • Present (with conditions) — Zoning regulation in Coos County's unincorporated places, including the listed grants, purchases, locations, and unorganized places.
      “This ordinance shall be known and may be cited as the “Zoning Ordinance for the Unincorporated Places of Coös County” referred to herein as “the Ordinance” or “this Ordinance.””
  • Local zoningVaries (with conditions)

    The countywide aggregate of local zoning in Coos County, including county-administered unincorporated places and incorporated municipalities such as Berlin.

    • The county zoning ordinance applies to the unincorporated places listed in the ordinance, not automatically to incorporated municipalities.
    • Incorporated municipalities administer their own local zoning ordinances; Berlin's official planning page states that its Planning Board maintains the City's Zoning Ordinance.
    • The countywide value aggregates different local rule-makers and geographic scopes; it does not mean Coos County administers every municipal zoning ordinance.
    • The Coos County ordinance was adopted April 20, 1991 and amended August 10, 2001; February 13, 2009; May 17, 2010; November 5, 2015; October 20, 2017; March 18, 2024; and December 13, 2024.
    “The Planning Board also works to maintain the Zoning Ordinance for the community and proposes changes to the City Council as needed or requested.”
  • Zoning districtsPublished (with conditions)

    Zoning districts and overlays in the unincorporated places of Coos County, including Atkinson & Gilmanton Academy Grant, Bean’s Grant, Bean’s Purchase, Cambridge, Chandler’s Purchase, Crawford’s Purchase, Cutt’s Grant, Dix Grant, Dixville, Erving’s Grant, Green’s Grant, Hadley’s Purchase, Kilkenny, Low & Burbank’s Grant, Martin’s Location, Millsfield, Odell, Pinkham’s Grant, Sargent’s Purchase, Second College Grant, Success, Thompson & Meserve’s Purchase, and Wentworth Location.

    • District regulations may differ between districts.
    • The ordinance identifies Protected Districts, Management Districts, and Development Districts, with protected overlays including Aquifers, Flood Prone Areas, Shorelines, Steep Slopes & High Elevations, and Wetlands.
    • The ordinance applies to the unincorporated places and does not establish zoning for incorporated municipalities in the county.
    “The Unincorporated Places of Coös County, New Hampshire are hereby divided into the following zoning districts:”
  • SetbacksSpecified

    Structures and subsurface wastewater systems on lots in Coos County unincorporated places.

    • The building setbacks apply to all structures other than fences.
    • The street setback applies to privately or publicly owned roads used for public access.
    • A leased-lot zoning-permit application must include a survey demonstrating setback compliance.
    • Conditional use permits may reduce certain road, side, or rear setbacks subject to the ordinance's findings and conditions.
    • No subsurface wastewater disposal system may be constructed within 50 feet of Hydric B soils or 75 feet of Hydric A soils.

    street setback: >= 75 feet from edge of right-of-way (May be reduced only through applicable conditional-use approval.) · side and rear lot-line setback: >= 25 feet (Certain conditional-use reductions may not result in a setback smaller than 5 feet.) · setback from Hydric B soils for subsurface wastewater disposal: >= 50 feet · setback from Hydric A soils for subsurface wastewater disposal: >= 75 feet

    “seventy-five (75) feet [...] twenty-five (25) feet”
  • Lot coverageSpecified

    Lots with building development in Coos County unincorporated places, including planned unit developments and cluster developments.

    • For a planned unit development or cluster development, average lot coverage must not exceed the same 30 percent limit.

    maximum lot coverage: <= 30 percent (PUD or cluster development average lot coverage also may not exceed 30 percent.)

    “thirty percent (30%)”
  • Building heightSpecified

    Buildings in Coos County unincorporated places.

    • Chimneys, towers, ventilators, and spires containing no floor area may exceed the maximum with approval of the County Commissioners or designee.
    • Other exceptions require written approval from the responsible fire department.

    maximum building height: <= 35 feet (Non-floor-area features may exceed with County Commissioners or designee approval; other exceptions require written fire-department approval.)

    “thirty-five (35) feet”
  • Living in an RVLimited

    Transient occupancy of camp trailers, travel trailers, motor homes, or similar temporary-shelter facilities in Coos County unincorporated places.

    • The ordinance regulates these vehicles through the campground use category, which is for transient occupancy and temporary shelter, not established year-round or primary-residence occupancy.
    • In the Management District, campgrounds may be allowed only after a permit from the County Commissioners or designee.
    • In the DD-G and DD-Resort districts, campgrounds and campsites are listed among recreation facilities requiring a permit from the County Commissioners or designee.
    • Underlying-district and protected-overlay requirements also apply.
    “camp trailers, travel trailers, motor homes”
    One more reviewed finding on this topic
    • Limited — Transient occupancy of travel trailers and motor homes in campgrounds within Coos County unincorporated places.
      “Campground: Any area, other than a campsite, designed for transient occupancy by camping in tents, camp trailers, travel trailers, motor homes or similar facility for temporary shelter.”
  • Camping on your landLimited

    Temporary camping and campground uses in Coös County unincorporated places under the County zoning ordinance.

    • The ordinance defines a campground as transient occupancy for temporary shelter, not year-round or primary-residence occupancy.
    • A campsite is primarily for tents or lean-tos and may not accommodate more than 30 overnight visitors.
    • Permanent campsite structures are limited to privies, fireplaces, picnic tables with or without roofs, lean-tos, and water pumps.
    • In the Management District, campgrounds require a permit from the County Commissioners or designee.
    • Underlying district requirements and applicable state water, wastewater, health, and safety rules still apply.

    maximum overnight visitors per campsite: <= 30 visitors (The ordinance states that no campsite shall be designated to accommodate more than thirty overnight visitors.)

    “2. Campgrounds 3. Single dwelling units, with or without accessory dwelling units”
  • Accessory dwellingsLimited

    Accessory dwelling units in the DD-G General Development Subdistrict of Coos County unincorporated places.

    • A county permit from the County Commissioners or designee is required.
    • The accessory dwelling must accompany a single-family detached dwelling unit.
    • Protected overlay districts and other applicable ordinance requirements may independently apply.
    “Uses requiring a permit: The following uses may be allowed within a DD-G upon issuance of a permit from the County Commissioners or designee: [...] Residential: Single family detached dwelling units, with or without accessory dwelling units; duplexes; multi-family dwellings; condominiums; and residential subdivisions”
    3 more reviewed findings on this topic
    • Allowed (with conditions) — Accessory dwelling units in single-family residential development within the Coos County unincorporated Management, General Development, and Resort Development districts.
      “with or without accessory dwelling units”
    • Limited — Accessory dwelling units in the DD-Resort Resort Development Subdistrict of Coos County unincorporated places.
      “Uses requiring a permit: The following uses may be allowed within a DD-Resort upon issuance of a permit from the County Commissioners or designee: [...] Residential: Single family detached dwelling units, with or without accessory dwelling units; duplexes; multi-family dwellings; condominiums; and residential subdivisions”
    • Limited — Accessory dwelling units associated with single dwelling units in the Management District of Coos County unincorporated places.
      “Uses requiring a permit: The following uses may be allowed within an MD upon the issuance of a permit from the County Commissioners or designee: [...] Single dwelling units, with or without accessory dwelling units”
  • Agricultural exemptionAvailable

    Agricultural management activities in Coos County unincorporated zoning districts where the ordinance lists them as allowed without a permit, including the Residential Development Subdistrict.

    • This is an exemption from the county zoning permit requirement, not a blanket exemption from all state, federal, wastewater, building, or other applicable requirements.
    • The ordinance also requires applicable best management practices for all activities in the unincorporated places.
    “Agricultural management activities”
  • Subdividing landRegulated (with conditions)

    Division of a lot, tract, or parcel in Coos County unincorporated places into two or more lots, sites, or other divisions for sale, rent, lease, condominium conveyance, or building development.

    • The ordinance defines subdivision to include resubdivision and division of commonly held land among several owners.
    • Residential dwelling units and subdivisions in the Residential Development Subdistrict require a permit from the County Commissioners or designee.
    • Cluster development and planned unit development require conditional-use approval and may have additional subdivision requirements.
    “two (2) or more lots”
  • Permit feesPublished (with conditions)

    Coös County Planning Board zoning and subdivision applications in the unincorporated places of Coos County.

    • The fee schedule identifies the listed fees as current on the published schedule.
    • Certified-mail notifications are charged at current postal rates.
    • Published notices are charged as billed by the newspaper.
    • The applicant may also be responsible for reasonable special investigative, environmental, legal, administrative, and other review costs if the Board determines they are necessary.

    zoning permit, new construction: 25 USD · zoning permit, renovations: 10 USD · zoning permit, after-the-fact: 100 USD · minor subdivision: 35 USD · major subdivision: 50 USD · each additional subdivision lot: 10 USD

    “1. Zoning Permit a. New Construction $25.00 b. Renovations $10.00 c. After the fact fee $100.00 2. Subdivision a. Minor Subdivision $35.00 b. Major Subdivision $50.00 c. Plus Each Additional Lot $10.00”
  • Permit processPublished (with conditions)

    New nonresidential and multifamily development, redevelopment, expansion, or change of use in the unincorporated places of Coos County.

    • Site plan review must be completed before construction, land clearing, building development, or issuance of a building permit or other development authorization.
    • A complete application must identify applicants and abutters, include required fees and costs, and include three paper plan copies.
    • The completed application must be filed at least 15 days before a scheduled public meeting.
    • A public hearing is required before approval.
    • The Planning Board acts within 65 days after accepting a complete application, subject to statutory extension or waiver.

    minimum filing lead time before scheduled public meeting: >= 15 days · Planning Board action deadline after complete application acceptance: 65 days (subject to extension or waiver under RSA 676:4)

    “Within sixty-five (65) days of acceptance of the application as complete, and after a duly noticed public hearing as provided in Article III Section F, the Board shall approve, disapprove, or approve the application with conditions, subject to extension or waiver as provided in accordance with RSA 676:4.”

New Hampshire rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A homeowner performing electrical installations in or about a single-family residence in New Hampshire.

    • The person must be a homeowner.
    • The residence must be single-family.
    • The residence must be owned and occupied by the homeowner, or be intended to be occupied by the homeowner as the homeowner's bona fide personal abode.
    • This exemption concerns electrical installations under RSA chapter 319-C; it does not establish a general exemption from building, zoning, or other permits.

    effective date: 2014-08-01

    “II. Nothing in this chapter shall prevent a homeowner from making electrical installations in or about a single family residence owned and occupied by him or her or to be occupied by him or her as his or her bona fide personal abode.”
    One more reviewed finding on this topic
    • Conditional — An owner-builder acting as the builder or general contractor for a building subject to New Hampshire energy-code compliance requirements.
      “In those municipalities which issue certificates of occupancy, the owner‑builder or general contractor shall submit to the appropriate authority having jurisdiction”
  • Building code adoptedAdopted (with conditions)

    Buildings, building components, and structures constructed in Coos County, including incorporated municipalities and county-administered unincorporated places, subject to the state enforcement and local-enforcement provisions of RSA chapter 155-A.

    • All buildings, building components, and structures constructed in New Hampshire must comply with the state building code and state fire code.
    • The state building code is effective in all municipalities without further local modification except as permitted by RSA 155-A.
    • Municipalities may establish local enforcement agencies and may adopt permitted administrative amendments, including rules concerning permits, fees, inspections, and certificates of occupancy, subject to statutory requirements and state building code review-board confirmation.
    • For counties with unincorporated towns or unorganized places, the local legislative body determines how a local enforcement agency and permitted amendments are established; public-hearing requirements apply.
    • All applicable local land-use restrictions, including subdivision regulations and zoning dimensional limitations, continue to apply in addition to the state building code.

    International Building Code edition: 2024 · International Residential Code edition: 2024 · International Electrical Code edition: 2023 · International Energy Conservation Code edition: 2018

    “All buildings, building components, and structures constructed in New Hampshire shall comply with the state building code and state fire code.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Buildings and structures in Coos County, including unincorporated places, subject to New Hampshire's statewide building-code framework.
      “All buildings, building components, and structures constructed in New Hampshire shall comply with the state building code and state fire code.”
    • Adopted (with conditions) — Buildings, building components, and structures constructed in New Hampshire, including those located in Coos County.
      “All buildings, building components, and structures constructed in New Hampshire shall comply with the state building code and state fire code.”
  • InspectionsRequired

    Work performed under the scope of building permits issued through the New Hampshire state building permit system.

    • Inspections must be requested by the permit holder.
    • Inspections occur at appropriate times during construction and before work is concealed.
    • If work is noncompliant, correction and re-inspection are required; the permit holder is subject to a re-inspection fee.
    “Required inspections for work performed under the scope of the issued building permits shall be requested by the permit holder and performed by the fire marshal or designee at the appropriate times during the course of construction and prior to concealing any of the work.”
    One more reviewed finding on this topic
    • Required — Work performed under the scope of a building permit issued through the New Hampshire state building permit system.
      “Required inspections for work performed under the scope of the issued building permits shall be requested”
  • Certificate of occupancyLimited

    Buildings and projects administered under the state building permit system, and municipalities that enact a certificate-of-occupancy requirement under the state building code.

    • Under the state permit system, a certificate of occupancy is issued upon completion of work, compliance inspections under state and local codes, and receipt of required documentation.
    • Municipal regulations may require a certificate of occupancy before use or occupancy of a building or structure erected, remodeled, or undergoing a change or expansion of use.
    • The municipality is responsible for implementing and enforcing a locally enacted certificate-of-occupancy requirement.
    • New Hampshire energy-code compliance certification is required before occupancy when the energy code applies; municipalities without certificates of occupancy use the alternate certification process in Puc 1805.01(c).
    “Upon completion of the work, inspections for compliance with state and local codes by the fire marshal or designee and receipt of required documentation, a certificate of occupancy shall be issued.”
    One more reviewed finding on this topic
    • Limited — Projects administered under the New Hampshire state building permit system after completion of work and required inspections.
      “The state fire marshal shall issue permits, conduct inspections, and issue certificates of occupancy for buildings owned by the state”
  • Who permits septicMixed

    Statewide administration of sewage and waste disposal system approvals in New Hampshire.

    • The New Hampshire Department of Environmental Services approves sewage and waste disposal plans.
    • Applicants must also submit locally approved plans where required by local planning boards or other local bodies.
    • DES may delegate inspections to municipal health officers, building inspectors, or other qualified local officials.
    “In all cases involving inspection of sewage or waste disposal systems in cities or towns which employ a full time health officer and/or building inspector, the department may delegate to such officer or inspector the responsibility for inspecting the proposed system as required under paragraph I of this section.”
    One more reviewed finding on this topic
    • Mixed (with conditions) — Septic and subsurface sewage disposal systems in Coos County, including incorporated municipalities and unincorporated areas.
      “The health officer may make [...] such regulations as necessary [...] Nothing in this section shall be construed to limit the authority [...] under RSA 485-A.”
  • Septic permitRequired

    Construction of a building from which sewage or other wastes will discharge, or construction of a sewage or waste disposal system, statewide in New Hampshire.

    • Prior DES approval of plans and specifications is required before construction.
    • Locally approved plans must also be submitted where required by the local planning board or other local approving body.
    • A system may not be covered or placed in operation without final inspection and approval by an authorized DES agent.
    • The statute contains exemptions and permit-by-rule provisions elsewhere, including RSA 485-A:33.
    “No person shall construct any building from which sewage or other wastes will discharge or construct a sewage or waste disposal system without prior approval of the plans and specifications of the sewage or waste disposal system by the department.”
  • Septic inspectionRequired

    Transfer of developed waterfront property using a septic system when any portion of the system is within 250 feet of the RSA 483-B:4, XVII reference line.

    • The buyer pays for the evaluation and must engage a New Hampshire licensed septic system evaluator before transfer.
    • The buyer may accept a seller-prepared evaluation only if completed within 180 days before transfer, and acceptance must be acknowledged in writing.
    • If the system shows signs of failure or is determined to be in failure, the buyer must sign an authorization, the evaluator must notify the department and local health officer, the buyer must replace the system within 180 days, and a post-replacement report with state operational approval must be filed.
    • The buyer may instead replace or repair the system within 180 days, with notice before transfer and a report within 180 days after closing.
    • If circumstances beyond the buyer's control preclude evaluation or replacement, or make the seller's evaluation older than 180 days, the department must grant an extension of up to 180 days upon request.

    waterfront septic-system distance from reference line: <= 250 feet · seller evaluation age limit: <= 180 days · replacement deadline after transfer: 180 days · extension for circumstances beyond buyer's control: <= 180 days

    “the buyer of the property shall, at the buyer's expense, engage a New Hampshire licensed septic system evaluator to conduct a septic system evaluation.”
    2 more reviewed findings on this topic
    • Required — New or repaired sewage or waste disposal systems in New Hampshire, including Coos County.
      “the facilities shall not be covered or placed in operation without final inspection and approval by an authorized agent of the department.”
    • Required — Construction, operation, and maintenance of subsurface sewage disposal systems statewide in New Hampshire.
      “Septic tanks shall be inspected for accumulation of sludge and surface scum at a frequency sufficient to allow the tank to be pumped by a licensed septage hauler when the combined thickness of the sludge and surface scum equal 1/3 or more of the tank depth.”
  • Off-grid sanitationLimited

    Privies, defined by the statute as outhouses not conveying sewage by water, in Coos County and elsewhere in New Hampshire.

    • Privies may be allowed only if local municipal health officials first approve their location and construction.
    • At the option of local municipal health officials, DES approval may also be required before construction.
    • The statute otherwise requires adequate toilet and lavatory facilities and suitable wastewater and sewage disposal for the specified occupied building uses.
    “privies (outhouses not conveying sewage by water) may be allowed”
    One more reviewed finding on this topic
    • Limited — Composting or incinerator toilets in New Hampshire structures.
      “Composting toilets and incinerator toilets in structures that do not have internal plumbing and that do not have a supplied water service to the building shall not require approval by the department.”
  • Well permitLimited

    A well constructed on the owner's or lessee's property for noncommercial farming or for water not intended for public use or use in a residence other than the person's own permanent residence.

    • The private-use provision does not remove the obligation to submit records required by RSA 482-B:10.
    • The person must comply with applicable Water Well Board rules.
    • The well contractor must submit a well record within 90 days after completion.
    • For wells outside this private-use provision, this claim does not determine whether a separate permit or approval is required.

    well record submission deadline: 90 days

    “Nothing in this chapter shall prevent a person from constructing a well on the person's own or leased property”
    One more reviewed finding on this topic
    • Limited — Private and other water wells constructed in New Hampshire, including special requirements for open-loop geothermal wells.
      “An owner of an open loop geothermal well shall obtain a groundwater discharge permit in accordance with Env-Wq 402.33 through Env-Wq 402.36.”
  • Mandatory utility hookupConditional

    Occupancy of a building or part of a building used as a dwelling house, office, store, shop, theater, public hall, sleeping apartment, or tourist cabin.

    • The statute applies to the specified building uses, not all buildings with plumbing.
    • Adequate toilet and lavatory facilities are required.
    • If a public sewer is within 100 feet, suitable drains or sewers must convey wastewater and sewage to it.
    • If no public sewer is within 100 feet, wastewater and sewage must be conveyed underground or otherwise in a non-offensive manner.
    • Privies may be allowed only after local municipal health-official approval of location and construction; DES approval may also be required at the option of local municipal health officials.
    • Cities, towns, and village districts may increase the 100-foot distance or grant waivers for adequate compliant alternative systems.

    public-sewer connection distance: <= 100 feet (Cities, towns, and village districts may increase the distance or grant waivers under RSA 147:1.)

    “some public sewer, if there be one within 100 feet thereof”
    One more reviewed finding on this topic
    • Conditional — Buildings occupied or used for dwelling, office, store, theater, public hall, sleeping apartment, or tourist cabin in New Hampshire.
      “unless said building shall be provided with suitable drains or sewers for conveying waste water and sewage away from the premises into some public sewer, if there be one within 100 feet thereof, and if not, for conveying it away underground or in some other manner that will not be offensive.”
  • Campground & park staysTemporary only (with conditions)

    Recreational vehicles placed at New Hampshire recreational campgrounds or camping parks.

    • The campground or camping park must contain 2 or more campsites occupied or intended for temporary recreational dwelling occupancy.
    • The use is for temporary occupancy only and not permanent year-round residency.
    • A year-round site must meet Env-Wq 1008.04 requirements for a single-family house.
    • Local municipalities retain authority to enforce local zoning and health-and-safety regulations.
    • For occasional commercial or noncommercial RV use on a parcel for no more than 7 days in a calendar year, the landowner or responsible party must file a statement of compliance with the municipal governing body within 7 days before use, and RSA 216-I:4, II still applies.

    minimum campsite area: >= 1000 square feet (Applies to each recreational vehicle or recreational camping cabin campsite.) · occasional parcel use: <= 7 days per calendar year (Statement of compliance required within 7 days before commencement; RSA 216-I:4, II remains applicable.)

    “intended for temporary occupancy for recreational dwelling purposes only, and not for permanent year-round residency”
  • county building authorityLimited

    County building-permit authority for buildings erected on leased land within unincorporated towns or unorganized places.

    • The county must be a county in which there are located unincorporated towns or unorganized places.
    • The building must be erected on leased land located within an unincorporated town or unorganized place.
    • The county planning board must require the building permit under RSA 674:41(IV).
    • The county must, by resolution, authorize the planning board to issue building permits under this paragraph.
    • The permit is required regardless of the building's proximity to any street or highway.
    • Separately, RSA 155-A:4(I) requires the person responsible for covered construction to obtain a permit before starting work, and RSA 155-A:4(V) bars issuance of a building or occupancy permit for construction, remodeling, or maintenance that does not comply with applicable zoning ordinances, building codes, or planning-board regulations.
    • The state building code applies statewide, while RSA 155-A:3 describes local enforcement mechanisms as municipal and reserves permit and fee administrative amendments to municipalities.
    “every building which is erected on leased land [...] to have a building permit.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum floor area or dwelling size for residential dwellings in Coos County unincorporated places.
  • Tiny homes — Occupancy of a tiny home in Coos County unincorporated places.
  • Manufactured homes — Occupancy of manufactured homes in Coos County unincorporated places.
  • Short-term rentals — Short-term rental use of residential property in the unincorporated places of Coos 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 Coos County, New Hampshire

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

Coos County scores 77/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 4,955 people within a 30-minute drive and a stronger property-autonomy legal backdrop.

Do you need a building permit in Coos County, New Hampshire?

Coos County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by NH Department of Environmental Services, Subsurface Systems Bureau. 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.

How much does land cost in Coos County, New Hampshire?

Land in Coos County runs about $4,071 per acre, based on the latest county data.

What is the water situation in Coos County?

Coos County gets about 47.6" of rain a year, with severe drought in roughly 0.7% of years.

How remote is Coos County?

A representative private-land location has about 4,955 people within a 30-minute drive and 325,041 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.

Off-grid gear

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

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How Coos compares in New Hampshire

Compare side-by-side →See all 10 New Hampshire counties ranked →