Bolthole Index

Erie County, Ohio

Zoning, building permits and septic rules on Kelleys Island, Ohio

The Village of Kelleys Island, Ohio requires a construction permit from its Zoning Inspector before any structure is built, enlarged or placed1. The village runs its own zoning, not Erie County23. Septic approval comes from the Erie County Health Department or Ohio EPA, depending on jurisdiction4. We could not confirm who enforces the state residential building code on the island, so ask the village office.

At a glance

Building permit
Village construction (zoning) permit required before any structure is built, enlarged or placed1
Zoning
Village zoning code with agricultural, residential, commercial and overlay districts25
Septic
Erie County Health Department or Ohio EPA approval must be shown before the zoning permit issues4
Occupancy permit
Required for any new structure6
Manufactured homes
Must be in manufactured home parks, with narrow temporary-use exceptions7
Minimum home size
960 square feet of gross floor area in the R-1 and AG districts89
Building height
35 feet in the R-1 and AG districts1011
Lot coverage
25% combined developed surface on residentially zoned lots12

Who to call

Zoning

Village of Kelleys Island Office (Zoning Inspector)

Zoning permits for building, demolishing, altering or changing the use of a structure on the island, and the village zoning code and maps

419-746-2535

[email protected]

121 Addison St., Kelleys Island OH 43438

Septic permits

Erie County Health Department (Erie County General Health District)

Design, installation and ongoing maintenance of private household septic systems in Erie County, and well permits

419-626-5623

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

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

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Do you need a building permit on Kelleys Island, Ohio?

Yes. Before any structure is built, erected, enlarged or placed on a property in the Village of Kelleys Island, a construction permit is required1. The Zoning Inspector issues it once satisfied that the proposed structure conforms with the village code, and the permit must be displayed on the property until construction is finished1.

The village's own site says the same in plain terms: a zoning permit must be issued before construction or demolition begins, and the permit is needed to erect, move, demolish, add to, structurally alter or change the use of a building or structure13. Fences, pools, signs, barns and garages count as structures, not only houses13.

A new structure also needs an occupancy permit from the Zoning Inspector before it is used6.

Who issues building and zoning permits on Kelleys Island, and how do you reach them?

The Village of Kelleys Island handles zoning permits itself through its Zoning Inspector, and applications go to that office14. Reach the village office at 419-746-2535 or [email protected], at 121 Addison St., Kelleys Island OH 4343813. The village asks you to contact the Zoning Inspector before beginning any construction, demolition or alterations13.

We could not confirm which certified building department, if any, enforces the Ohio residential building code on the island, and the village code materials we reviewed did not show an adopted building code. Ohio law requires plan submission to a certified municipal, township or county building department where one has jurisdiction, and says an owner need not submit plans where no residential-certified department has jurisdiction15. Ask the village office which applies to your lot before you buy.

The Planning Commission fee schedule lists $100 for a change of use permit and $200 for a conditional use permit16.

Does Kelleys Island have zoning, and what does it mean for lot size, setbacks and home size?

Yes. The village adopted its own zoning code and districts, including Historical and Environmental Protection Overlay Districts2. The code publishes agricultural, residential, commercial, industrial, quarrying, planned-unit-development, manufactured-home-park and overlay provisions5. Erie County does not run one zoning system; each city, village or township zoning authority controls its own parcels3.

A few numbers matter before you design. In the R-1 and AG districts a dwelling needs at least 960 square feet of gross floor area at the foundation, and a one-story dwelling must be at least 27.5 feet wide89. Buildings in both districts are capped at 35 feet, and the Environmental Protection Overlay District can impose a stricter limit1011. On residentially zoned lots, the house, outbuildings, decks and pavement together may cover no more than 25% of the lot12.

Plans touching the shoreline, the historic district or the Environmental Protection Overlay District face additional requirements13. Setbacks differ by district, so ask the Zoning Inspector for your lot's district.

How do septic permits work on Kelleys Island?

Septic approval comes before the zoning permit, not after. Before the village issues a zoning permit, you must show satisfactory evidence that the proposed sewage disposal system was approved by the Ohio EPA or the Erie County Health Department, depending on jurisdiction4. The village does not issue septic permits itself17.

For a private household system, the Erie County Health Department oversees design, installation and ongoing maintenance of every private septic system in the county18. Ohio rules bar installing, altering or operating a system without an approved board of health permit19. The village recommends a site check with the health department early, because the system type you can install on your lot can dramatically affect your building plans13.

Soils are a real constraint at the county level: only 2.7% of Erie County soils rate "not limited" for a conventional drain field, so expect a site evaluation and possibly an engineered system20.

Can you live in an RV, tiny home or manufactured home on Kelleys Island?

We could not confirm that Kelleys Island allows living in an RV or a tiny home on a private lot; the village materials we reviewed do not address tiny-home occupancy. Ask the Zoning Inspector before you plan on either.

The village does regulate adjacent uses. Recreational vehicle parks, recreation camps and temporary park-camps follow Ohio Department of Health development standards and must also be a permitted use in the zoning district where they are proposed21. That rule covers parks and camps, so it does not answer whether you can stay in an RV on your own lot.

Manufactured homes must sit in manufactured home parks, with exceptions for sales, display, storage and temporary use7. A temporary manufactured home is allowed only while construction or development is actively underway, for no more than 18 months7. Converting a garage or other accessory structure to living space needs a change of use permit and Erie County General Health District approval of the onsite sewage system22.

Building a home on Kelleys Island: the steps, in order

  1. Ask the Zoning Inspector which district your lot is in and whether the shoreline, historic or Environmental Protection overlay applies13.
  2. Request a site check from the Erie County Health Department to learn what septic system your lot can take13.
  3. Get Ohio EPA or Erie County Health Department sewage-disposal approval, which you must show before a zoning permit issues4.
  4. Submit the zoning permit application to the Zoning Inspector, who issues it when all applicable code provisions are met14.
  5. Ask the village office whether a certified building department must approve your plans under state law15.
  6. Display the construction permit on the property until construction is complete1.
  7. Obtain the occupancy permit before anyone moves in6.

What stays with Erie County, and what to check before you buy on Kelleys Island

Septic permits and health-district matters for the island sit with the Erie County Health Department, which also requires a permit to install, alter or seal a private water system23. Land outside the village follows the county and township rules on the Erie County page, not the village's.

We could not confirm village rules on driveways, floodplain development, short-term rentals, wells or water and sewer connection, so ask the village office before you rely on any of them. If you plan to split or platted-subdivide a parcel, the Zoning Inspector reviews subdivision plat applications24.

Taxes are county-level figures: Erie County's effective property tax rate is 1.3%25.

Watch-outs

  • We could not confirm who enforces the Ohio residential building code on Kelleys Island or whether the village has adopted its own building code, so ask the village office before you buy; the village's zoning permit is required either way1.
  • The village zoning permit is separate from septic approval: Ohio EPA or Erie County Health Department sign-off must be shown before the zoning permit issues4.
  • Shoreline, historic district and Environmental Protection Overlay District parcels face extra requirements, and the overlay can lower the 35-foot height limit1310.
  • We could not confirm village rules on private wells, driveways, floodplain development, short-term rentals or RV and tiny-home living on private lots; ask the Zoning Inspector, because the village's camp and park rule does not answer the private-lot question21.

Sources

  1. Kelleys Island Code, § 152.062 Types of Zoning Permits (Village of Kelleys Island), quoted and re-checked
  2. Kelleys Island Code, § 152.007 Zoning District Map (Village of Kelleys Island), quoted and re-checked
  3. Zoning and Jurisdictional Information, quoted and re-checked
  4. Kelleys Island Code, § 152.010 Supplementary Regulations (Village of Kelleys Island), quoted and re-checked
  5. Kelleys Island Code, Chapter 152: Zoning Code (Village of Kelleys Island), quoted and re-checked
  6. Kelleys Island Code, § 152.062 Types of Zoning Permits (Village of Kelleys Island), quoted and re-checked
  7. Kelleys Island Code, § 152.012 Manufactured Housing and Associated Facilities (Village of Kelleys Island), quoted and re-checked
  8. Kelleys Island Code, § 152.031 R-1 Low Density Single Family Residential Zoning District (Village of Kelleys Island), quoted and re-checked
  9. Kelleys Island Code, § 152.030 AG Agricultural Zoning District (Village of Kelleys Island), quoted and re-checked
  10. Kelleys Island Code, § 152.031 R-1 Low Density Single Family Residential Zoning District (Village of Kelleys Island), quoted and re-checked
  11. Kelleys Island Code, § 152.030 AG Agricultural Zoning District (Village of Kelleys Island), quoted and re-checked
  12. Kelleys Island Code, § 152.010 Supplementary Regulations (Village of Kelleys Island), quoted and re-checked
  13. Village of Kelleys Island Office (Zoning Inspector) (kelleysisland.us)
  14. Kelleys Island Code, § 152.060 Administration (Village of Kelleys Island), quoted and re-checked
  15. Section 3791.04 | Submission of plan - approvals - prohibition - fine (Ohio statewide rule), quoted and re-checked
  16. Kelleys Island Code, § 152.069 Schedule of Fees (Village of Kelleys Island), quoted and re-checked
  17. Kelleys Island Code, § 152.010 Supplementary Regulations (Village of Kelleys Island), quoted and re-checked
  18. Sewage Treatment - Erie County Health Department, quoted and re-checked
  19. Chapter 3701-29 - Ohio Administrative Code, quoted and re-checked
  20. 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
  21. Kelleys Island Code, § 152.012 Manufactured Housing and Associated Facilities (Village of Kelleys Island), quoted and re-checked
  22. Kelleys Island Code, § 152.010 Supplementary Regulations (Village of Kelleys Island), quoted and re-checked
  23. Private Drinking Water, quoted and re-checked
  24. Kelleys Island Code, § 152.060 Administration (Village of Kelleys Island), quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data

Written October 24, 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 Kelleys Island

Village of Kelleys Island’s own rules

  • Building permitRequired

    Structures built, erected, enlarged, or placed on property within Kelleys Island village limits.

    • The Zoning Inspector issues the construction permit when satisfied from applicant information that the proposed structure conforms with the code.
    • The permit must be displayed on the subject property until construction is completed.
    “Before any structure, as defined in this chapter is built, erected, enlarged, or placed on a property, a construction permit is required.”
  • InspectionsLimited

    Buildings, structures, and land uses within Kelleys Island village alleged to violate the Zoning Code.

    • The cited inspection authority concerns alleged Zoning Code violations, not a documented general construction inspection schedule.
    “determine compliance with this Zoning Code.”
  • Certificate of occupancyRequired

    Any new structure within Kelleys Island village limits.

    • The Zoning Inspector issues the occupancy permit only when satisfied that construction follows submitted plans and the stated use conforms with Chapter 152.
    “an occupancy permit is issued by the Zoning Inspector.”
  • Local zoningPresent (with conditions)

    Land within Kelleys Island village limits.

    • The adopted map includes Historical and Environmental Protection Overlay Districts.
    “Official Zoning Districts Map of the village.”
  • Zoning districtsPublished (with conditions)

    Zoning districts within Kelleys Island village limits.

    • The Chapter 152 contents publish AG, R-1, R-2, R-3, PR, commercial, industrial, quarrying, planned-unit-development, manufactured-home-park, and overlay district provisions.
    “Use, Height and Area Regulations Within Zoning Districts”
  • Camping on your landLimited

    Temporary park-camps and recreation camps within Kelleys Island village limits.

    • Such uses are subject to specific Ohio Department of Health development standards.
    • The use must be listed as permitted in the zoning district where proposed.
    “Pursuant to R.C. § 3733.02, manufactured home parks, recreational vehicle parks, recreation camps and temporary park- camps are regulated with respect to specific development standards by the Ohio Department of Health. Said uses however, must be listed as a permitted use within the zoning district within which such use is proposed to be located.”
  • Manufactured homesLimited

    Manufactured homes within Kelleys Island village limits.

    • Manufactured homes must be in manufactured-home parks except for the stated sales, display, storage, and temporary-use exceptions.
    • A temporary manufactured home may be used only while construction or development is actively underway and for no more than 18 months.
    • Sleeping quarters require a self-contained sanitary system or an Erie County General Health District-approved sewage-disposal-system attachment.

    temporary use maximum period: <= 18 months (Only while construction or development is actively underway.)

    “All manufactured homes, shall be located within manufactured home parks, except as provided in divisions (D) and (E) below.”
  • Accessory dwellingsLimited

    Conversion of accessory structures to living area within Kelleys Island village limits.

    • A change-of-use permit is required.
    • The applicant must obtain and provide the Zoning Inspector Erie County General Health District approval for the onsite sewage-disposal system.
    “Accessory structures are not considered dwellings and the change from an accessory structure to living area requires a change of use permit. Accessory structures shall not be converted into living areas unless a change of use permit is obtained.”
  • Subdividing landRegulated (with conditions)

    Subdivision plats within Kelleys Island village limits.

    • The Zoning Inspector accepts, reviews for completeness, and coordinates administrative review of subdivision-plat applications required by the Zoning Code.
    “To accept, review for completeness, and respond to questions regarding applications upon which the Zoning Inspector is authorized by the provisions of this Zoning Code to review including amendments to the Zoning Code, development plan review, conditional uses, variances, appeals, and subdivision plats.”
  • Permit feesPublished (with conditions)

    Village Planning Commission applications within Kelleys Island village limits.

    • The applicant also pays the cost of required notification.
    • Council may waive the fee for an application submitted by a village department or other political subdivision.
    • Late permit applications are charged double fees.

    special meeting fee: 250 USD · change of use permit fee: 100 USD · conditional use permit fee: 200 USD

    “The schedule of fees for applications made to the Village Planning Commission is established as follows: Special meetings | $250 Change of use permits | 100 Conditional use permits | 200 Zoning change permits | 200 Demolition fee | 50 Sign permit | 100 Excavation permit | 150 Annual review of conditional use permit | 50 Variance request | 200”
  • Permit processPublished (with conditions)

    Zoning-permit applications within Kelleys Island village limits.

    • The permit is issued when all applicable provisions of Chapter 152 have been complied with.
    “All applications for zoning permits shall be submitted to the Zoning Inspector who shall issue a zoning permit when all applicable provisions of this chapter have been complied with.”

Rules another office applies inside Village of Kelleys Island

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

  • Minimum dwelling sizeSpecified

    Single-family dwelling units in the AG Agricultural Zoning District within Kelleys Island village.

    • Gross floor area is measured at the foundation.
    • One-story dwelling width is at least 27.5 feet; two-story dwelling width is at least 24 feet.

    minimum living floor area: >= 960 square feet (Measured at the foundation.)

    “A dwelling unit shall have not less than 960 square feet of gross floor area measured at the foundation. The minimum width of any one story dwelling unit shall be 27.5 feet and the minimum width of any two story dwelling unit shall be 24 feet.”
    One more reviewed finding on this topic
    • Specified — Single-family dwelling units in the R-1 Low Density Single Family Residential Zoning District within Kelleys Island village.
      “A dwelling unit shall have not less than 960 square feet of gross floor area measured at the foundation. The minimum width of any one story dwelling unit shall be 27.5 feet and the minimum width of any two story dwelling unit shall be 24 feet.”
  • Lot coverageSpecified

    Residentially zoned properties within Kelleys Island village.

    • The combined developed surface includes a principal residence, outbuildings including decks, and pavement.

    maximum combined developed surface area: <= 25 percent (Applies only to residentially zoned properties.)

    “No person shall develop more than a combined 25% of the surface area of any building lot which includes a principal residence, outbuildings including decks, and pavement. This section applies only to residentially zoned properties.”
  • Building heightSpecified

    Buildings in the AG Agricultural Zoning District within Kelleys Island village.

    • The limit excludes accessory structures including radio towers, antennas, flag poles, and chimneys.
    • A more restrictive limitation may be required within the Environmental Protection Overlay District.

    maximum building height: <= 35 feet (Measured from average finished yard grade to highest portion of the structure.)

    “No building shall exceed 35 feet in height from average finish grade of yard to the highest portion of the structure, except for accessory structures including but not limited to radio towers, antennas, flag poles and chimneys. A more restrictive height limitation may be required if a property is located within the Environmental Protection Overlay District.”
    One more reviewed finding on this topic
    • Specified — Buildings in the R-1 Low Density Single Family Residential Zoning District within Kelleys Island village.
      “No building shall exceed 35 feet in height from average finish grade of yard to the highest portion of the structure, except for accessory structures including but not limited to radio towers, antennas, flag poles and chimneys. A more restrictive height limitation may be required if a property is located within the Environmental Protection Overlay District.”
  • Who permits septicMixed (with conditions)

    Sewage-disposal approval for structures with sewer facilities within Kelleys Island village limits.

    • The applicable approval authority is the Ohio EPA or Erie County Health Department, as the case may be in terms of jurisdiction.
    “Erie County Health Department, or Ohio EPA”
  • Septic permitRequired

    Proposed sewage-disposal systems for zoning-permit applicants involving structures with sewer facilities within Kelleys Island village limits.

    • Prior to zoning-permit issuance, satisfactory evidence of Ohio EPA or Erie County Health Department sewage-disposal-system approval must be shown.
    • Which authority applies depends on jurisdiction.
    “Prior to the issuance of a zoning permit, satisfactory evidence that a proposed sewage disposal system has been approved by the Ohio EPA, or Erie County Health Department, must be shown.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Kelleys Island or Erie County directly.

  • Owner-builder exemption — Owner-built residential construction within Kelleys Island village limits.
  • Building code adopted — Building-code adoption for land within Kelleys Island village limits.
  • Tiny homes — Tiny-home occupancy within Kelleys Island village limits.
  • Septic inspection — Onsite sewage systems within Kelleys Island village limits.
  • Well permit — Private wells within Kelleys Island village limits.
5 more unanswered
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals

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

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