Bolthole Index

Cuyahoga County, Ohio

Zoning, building permits and septic rules in the Village of Valley View, Ohio

The Village of Valley View, Ohio issues its own residential building permits through its Building Department1. Zoning is the village's own, set in its codified ordinances2. Septic systems and private wells, where no sanitary sewer exists, follow the Cuyahoga County board of health's regulations3.

At a glance

Building permits
Issued by the village Building Department for residential construction1
Zoning
Village zoning code; the county does not handle zoning24
Septic
County board of health regulations apply where there is no sanitary sewer3
Water supply
Drilled well, cistern, spring or public water, per county board of health rules5
Side yards (Country Home District)
At least 10 ft each side, 25 ft combined6
Height (Country Home District)
35 ft or two and one-half stories7

Who to call

Building permits

Village of Valley View Building Department

Residential building, electric, plumbing and HVAC permits and inspections inside the village

(216) 524-6511

6848 Hathaway Road Valley View, Ohio 44125

Zoning

Village of Valley View Planning & Zoning

Zoning questions and applications inside the village

(216) 524-6511

6848 Hathaway Road Valley View, Ohio 44125

Septic permits

Cuyahoga County Board of Health

Household sewage treatment system permitting and oversight, and private water system permits, in communities within the Board's jurisdiction

216.201.2000

5550 Venture Drive Parma, OH 44130

Contact details are copied from each office’s official page and were checked against it on October 14, 2026.

Off-grid gear

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

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Does Valley View, Ohio have zoning, and what does it mean for lot size and setbacks?

Yes. The Village of Valley View applies its own zoning code, a set of chapters in its codified ordinances covering districts such as the Country Home District2. The village says its zoning regulations control the use of land and the development of buildings8. Cuyahoga County does not handle zoning for the village; zoning questions go to the local municipality4.

In the Country Home District, each building needs a side yard of at least 10 feet on each side with the two combined at least 25 feet6. Buildings there may not exceed two and one-half stories or 35 feet7. Other districts, minimum dwelling size and lot coverage were not confirmed, so ask the village Planning & Zoning office at the number below before relying on a figure for a particular parcel8.

Do you need a building permit in Valley View, and who issues it?

Yes for residential construction. The Village of Valley View Building Department issues permits for residential construction inside the village1. Building, electric, plumbing and HVAC permits are required for residential construction, additions and alterations1.

This is the village's own office, not the Cuyahoga County Division of Building Standards, which has jurisdiction only in partner communities and says it does not deal with zoning9. Ohio law requires plans to be submitted to the building department that has jurisdiction before an owner proceeds10. Fees and the inspection schedule were not confirmed; the Building Department is the office to ask1.

How do septic permits work inside Valley View?

Where no sanitary sewer exists, Valley View's code sends sewage to a watertight septic tank built in accordance with the regulations of the county district board of health3. In Cuyahoga County that is the Cuyahoga County Board of Health, so septic permits come from the county, not from the village Building Department11.

Ohio requires an installation or alteration permit from the board of health before a new or replacement system goes in12. If a public sewer is accessible, state rules require connecting to it, with a distance threshold of 300 feet for an existing structure13. Valley View's own code treats a septic tank as allowed only in the absence of a sanitary sewer14.

Call the Board of Health to confirm that your address falls under its septic program before you buy11.

What about wells and water supply in Valley View?

Valley View's Country Home District code says no dwelling may be built or occupied without reasonable provision for a dependable, pure water supply from a drilled well, cistern, spring or public water supply, in accordance with county district board of health regulations5. Ohio requires a permit from the board of health before a private water system or well is constructed, altered or sealed15. A specific village well permit was not confirmed, so ask the Cuyahoga County Board of Health11.

Can you live in an RV or tiny home in Valley View?

We could not confirm whether Valley View allows living in an RV or a tiny home on a residential lot. Ohio's campground rules cover licensed campgrounds, not a private lot, so they do not answer the question16. For a manufactured home, state rules say it may not be occupied until the inspector issues the inspection seal, and local ordinances may also apply to where it can be placed17. Ask the Valley View Building Department and Planning & Zoning at (216) 524-6511 before buying or parking anything on a lot1.

Building a home in Valley View: the steps, in order

  1. Call Valley View Planning & Zoning to confirm the parcel's district and its setback and height limits8.
  2. Settle water and sewage: confirm public sewer and water, or contact the Cuyahoga County Board of Health about a septic system and a well3.
  3. Apply to the village Building Department for the building, electric, plumbing and HVAC permits1.
  4. Have the work inspected by the village as it proceeds1.
  5. Do not occupy a new residential building until the building official issues a certificate of occupancy18.

What stays with Cuyahoga County, and what to check before you buy

Septic and well permits come from the Cuyahoga County Board of Health11. County-level questions beyond the village, including land outside Valley View, are covered on the Cuyahoga County page. The county board of health charges $350 for a point-of-sale sewage-system evaluation where its program applies19. Cuyahoga County's effective property tax rate is 2.1%20. Floodplain rules, driveway access and subdivision rules inside the village were not confirmed, so ask the village offices1.

Watch-outs

  • Valley View's building code, certificate-of-occupancy rules, permit fees and RV and tiny-home rules were not confirmed; call the Building Department at (216) 524-65111.
  • Only the Country Home District's dimensional standards were confirmed; other districts may differ, so ask Planning & Zoning for the parcel's district21.
  • Search results for Valleyview, Ohio can show a different village whose website says residential permits go through another county; Valley View in Cuyahoga County uses valleyview.net1.

Sources

  1. Village of Valley View Building Department (valleyview.net)
  2. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  3. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  4. Cuyahoga County Division of Building Standards, quoted and re-checked
  5. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  6. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  7. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  8. Village of Valley View Planning & Zoning (valleyview.net)
  9. Cuyahoga County Division of Building Standards, quoted and re-checked
  10. Section 3791.04 | Submission of plan - approvals - prohibition - fine (Ohio statewide rule), quoted and re-checked
  11. Cuyahoga County Board of Health (ccbh.net)
  12. Rule 3701-29-09 | Site review and permits for STS installation and operation (Ohio statewide rule), quoted and re-checked
  13. Rule 3745-42-07 | Best available technology for connection into sanitary sewers and centralized collection and treatment (Ohio statewide rule), quoted and re-checked
  14. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked
  15. Chapter 3701-28 | Private water systems (Ohio statewide rule), quoted and re-checked
  16. Rule 3701-26-04 | Campground requirements (Ohio statewide rule), quoted and re-checked
  17. Chapter 4781-7 | Manufactured home inspections (Ohio statewide rule), quoted and re-checked
  18. Residential Code of Ohio, quoted and re-checked
  19. Sewage Treatment System Point of Sale Evaluation Application, quoted and re-checked
  20. Effective property tax rate: Bolthole Index county data
  21. Valley View Codified Ordinances, Chapter 1248 Country Home Districts (Village of Valley View), quoted and re-checked

Written October 14, 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 Village of Valley View

Village of Valley View’s own rules

  • Local zoningPresent

    Land inside Valley View village

    • Code is Part Twelve Planning and Zoning Code, Title Four Zoning, chapters 1240-1270
    “the regulations provided in this chapter shall apply to all country home districts, subject, however, to such other provisions of this zoning code as are applicable.”
  • Zoning districtsPartial

    Zoning districts in Valley View village; only the Country Home District chapter 1248 was read

    • Other chapters (business, light manufacturing, office, industrial, special use districts; chapter 1242 map) not opened
    “the regulations provided in this chapter shall apply to all country home districts, subject, however, to such other provisions of this zoning code as are applicable.”
  • SetbacksSpecified

    Country Home District, Valley View village

    • Front yard follows the setback building line under section 1258.09
    • Corner lot street-side yard not less than the setback building line
    • Accessory buildings not nearer than ten feet to rear or side lot line; livestock buildings 100 feet from any dwelling

    side yard each side: >= 10 ft · combined side yards: >= 25 ft · rear yard: >= 10 ft (fences excepted)

    “each building shall have a side yard on each side of not less than ten feet and a combined width of the two side yards of not less than twenty-five feet.”
  • Building heightSpecified

    Country Home District, Valley View village

    maximum height: <= 35 ft (or two and one-half stories)

    “no building shall exceed a height of two and one-half stories or thirty-five feet.”
  • Off-grid sanitationLimited

    Country Home District, Valley View village

    • Septic tank allowed only in absence of sanitary sewer and per county district board of health regulations
    “in the absence of a sanitary sewer, sewage shall be disposed of in such a manner as to prevent nuisance and contamination of the water supply and shall be discharged through a watertight sewer into a septic tank constructed so as to be watertight, in accordance with the regulations of the county district board of health.”

Rules another office applies inside Village of Valley View

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

  • Who permits septicCounty (with conditions)

    Sewage disposal inside Valley View village where no sanitary sewer exists; county district board of health regulations apply

    • Applies in the absence of a sanitary sewer
    • Provision must be made prior to occupancy
    “in the absence of a sanitary sewer, sewage shall be disposed of in such a manner as to prevent nuisance and contamination of the water supply and shall be discharged through a watertight sewer into a septic tank constructed so as to be watertight, in accordance with the regulations of the county district board of health.”
  • Well permitLimited

    Water supply for dwellings in Country Home District inside Valley View village; county district board of health regulations apply

    • Water supply options: drilled well, cistern, spring or public water supply
    • Specific well permit not confirmed
    “no dwelling shall be constructed or occupied unless reasonable provision is made for a dependable, pure water supply from a drilled well, cistern, spring or public water supply, in accordance with the regulations of the county district board of health.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Valley View or Cuyahoga County directly.

  • Building permit — Building permits inside Valley View village
  • Owner-builder exemption — Owner-builder exemption inside Valley View village
  • Building code adopted — Building code adoption inside Valley View village
  • Inspections — Building inspections inside Valley View village
  • Certificate of occupancy — Certificates of occupancy inside Valley View village
17 more unanswered
  • Minimum dwelling size
  • Lot coverage
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic permit
  • Septic inspection
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Building in a floodplain
  • 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 Village of Valley View publishes no rule on the point, not that none exists. Cuyahoga County’s page lists the county offices to call.

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