Bolthole Index

Holmes County, Ohio

Building permits, zoning and land rules in Holmes County, Ohio

69Index Score / 100
#6 of 88 in Ohio

In Holmes County, Ohio, a detached one-, two-, or three-family home does not need approval from the East Central Ohio Building Authority, although it must comply with the Residential Code of Ohio1. Zoning is a separate local question: the county Planning Commission provides zoning information, but we could not confirm a countywide zoning rule2. The Holmes County General Health District permits household septic systems3.

At a glance

Building permit
No ECOBA approval for a detached one-, two-, or three-family home; the Residential Code of Ohio still applies1
Zoning
Countywide status is unconfirmed; ask the Planning Commission and the parcel's township, village, or city2
Septic permit
Required through the Holmes County General Health District for a new, replacement, or altered system4
Septic fees
$225 site review and $300 installation permit4
Floodplain permit
Required before development in or touching an identified special flood hazard area5
RV living
Private-land residential occupancy is unconfirmed; ask the local zoning authority and Health District26
Owner-builder
No Holmes County owner-builder exemption was confirmed7
Private well
A state-regulated private-water-system permit is required for construction, alteration, sealing, or decommissioning8

Who to call

Building permits

East Central Ohio Building Authority (ECOBA)

Ohio Building Code plan approval and inspections; detached one-, two-, or three-family dwellings are outside its jurisdiction

(330) 364-3164

[email protected]

339 Oxford Street, Dover, OH 44622

Zoning

Holmes County Planning Commission

Zoning and building-code information, subdivision regulations, and floodplain management

(330) 674-8625

2 Court St. Suite 21, Millersburg, OH 44654

Septic permits

Holmes County General Health District

Household and small-flow onsite sewage treatment system permits and inspections

(330) 674-5035

[email protected]

2600 Glen Drive, Millersburg, OH 44654

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

Do you need a building permit in Holmes County, Ohio?

A detached one-, two-, or three-family home in Holmes County does not need ECOBA plan approval, provided it is non-transient and is not connected to commercial use91. The home still must comply with the current Residential Code of Ohio910. ECOBA approval does apply to work within the scope of the Ohio Building Code, including commercial and larger residential projects9. Ohio's permit, inspection, and certificate-of-occupancy rules apply where a certified residential building department has jurisdiction, but the countywide residential administrator was not confirmed beyond ECOBA's published exclusion111213. Before building, ask the township, village, or city whether a local residential zoning permit applies9.

Who handles building and zoning questions in Holmes County?

Call ECOBA for a commercial project, a larger residential building, or a question about whether proposed work falls within the Ohio Building Code; ECOBA is at 339 Oxford Street, Dover, OH 44622, at (330) 364-3164 or [email protected]9. For a detached home, start with the Holmes County Planning Commission because the office provides zoning and building-code information, subdivision administration, and floodplain management2. The Planning Commission is at 2 Court St. Suite 21, Millersburg, OH 44654, and its phone number is (330) 674-86252. The Planning Commission page does not identify which townships or municipalities have adopted zoning, so ask it to identify the correct local authority for the parcel before relying on a seller's description.

Does Holmes County have zoning?

We could not confirm that Holmes County administers a countywide zoning resolution. The Planning Commission says it provides zoning and building-code information, but its page does not state that it administers countywide zoning2. Ohio law allows county commissioners to adopt zoning for unincorporated territory, and that statewide authority alone does not prove Holmes County adopted it14. ECOBA separately tells residential applicants to ask their city, village, or township whether a zoning permit is necessary9. That local answer controls practical questions such as setbacks, minimum dwelling size, building height, and RV or tiny-home use. Land division is different: Holmes County regulates subdivisions in unincorporated territory, including review rules for minor subdivisions and large-lot divisions15. A zoning layer published for the Village of Millersburg applies only to that village and does not establish countywide zoning16.

How do septic permits work in Holmes County?

The Holmes County General Health District issues permits for new, replacement, and altered household sewage treatment systems and small-flow onsite systems34. The site review comes first and requires a completed application, a certified soil evaluation, and a system design; construction cannot start until the installation application and fee are submitted4. The site review fee is $225, the installation permit fee is $300, and staff target a review within 7 business days unless problems extend the process4. Only 1.3% of county soils are rated without severe limitations for a conventional drain field, so make the soil evaluation an early purchase contingency17. The completed system receives a later operating inspection, and Ohio requires a sewer connection where an accessible, available public or regional sewer meets the applicable conditions1819.

Can you live in an RV or tiny home in Holmes County?

We could not confirm a Holmes County rule allowing full-time RV occupancy on private land or treating a tiny home as a separate residential category. Ask the Planning Commission which township, village, or city has land-use authority over the parcel, then ask that authority how it classifies the proposed unit2. Ohio's campground standards govern licensed recreational-vehicle parks and campgrounds, not the separate question of living in an RV on ordinary private land20. A permanently sited manufactured home follows a distinct state framework and may not be excluded from a residential district solely because it is manufactured when the statutory conditions are met21. Any occupied unit also needs lawful sewage disposal: the Health District permits onsite household systems, while an accessible and available sewer can trigger a connection requirement322.

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

  1. Ask the Holmes County Planning Commission to identify the parcel's township or municipality and the applicable zoning contact2.
  1. Ask that local authority whether the home needs a zoning permit; ECOBA specifically directs detached-home applicants to make that inquiry9.
  1. Check flood maps and obtain a county floodplain development permit before work in or touching an identified special flood hazard area5.
  1. Arrange a certified soil evaluation and septic design, then submit the $225 site-review fee to the Health District4.
  1. Obtain the $300 septic installation permit before construction of the system begins4.
  1. Confirm that a recent parcel split complied with Holmes County subdivision review15.
  1. Build the detached home to the Residential Code of Ohio even though ECOBA does not approve that project type1.

What should you check before buying land in Holmes County?

Start with jurisdiction: confirm the township or municipality, its zoning rules, and whether the tract is inside the Village of Millersburg rather than assuming one countywide answer216. Make septic feasibility a contract contingency because only 1.3% of Holmes County soils lack severe limitations for a conventional drain field17. Check flood status because development in or touching a special flood hazard area needs a permit before work begins5. Verify legal access and any recent land split; Holmes County's subdivision rules govern certain driveways, access easements, streets, plats, and large-lot divisions in unincorporated territory2315. For budgeting, the county's median property-tax bill is about $2,802 per year and its effective property-tax rate is about 1.1%2425. Finally, ask the Health District about both septic and private-well approvals before treating an undeveloped parcel as buildable38.

Watch-outs

  • ECOBA's exclusion for detached one-, two-, and three-family homes does not waive the Residential Code of Ohio or a zoning permit that a township, village, or city may require9.
  • A county subdivision standard is not proof of a zoning rule for every existing parcel; ask the Planning Commission which standards apply to the specific tract215.
  • Holmes County's difficult septic soils can change the system design and cost, so obtain the certified soil evaluation before committing to a building site174.

Sources

  1. East Central Ohio Building Authority - Step-by-Step Guide (2026 county census)
  2. Holmes County Planning Commission (co.holmes.oh.us)
  3. Sewage – Holmes County General Health District, quoted and re-checked
  4. Sewage – Holmes County General Health District, quoted and re-checked
  5. Holmes County Floodplain Regulations, quoted and re-checked
  6. Holmes County General Health District (holmeshealth.org)
  7. (2026 county census)
  8. Chapter 3701-28 | Private water systems (Ohio statewide rule), quoted and re-checked
  9. East Central Ohio Building Authority (ECOBA) (ecohba.com)
  10. Rule 4101:8-1-01 | Administration., quoted and re-checked
  11. Residential Code of Ohio, Rule 4101:8-1-01, quoted and re-checked
  12. Residential Code of Ohio, Section 108, quoted and re-checked
  13. Residential Code of Ohio, Section 111, quoted and re-checked
  14. Section 303.02 | County commissioners may regulate building and land use in unincorporated territory (Ohio statewide rule), quoted and re-checked
  15. Subdivision Regulations for Holmes County, Ohio, quoted and re-checked
  16. Millersburg Zoning GIS Layer, quoted and re-checked
  17. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  18. Sewage – Holmes County General Health District, quoted and re-checked
  19. Rule 3745-42-07 | Best available technology for connection into sanitary sewers, quoted and re-checked
  20. Chapter 3701-26 - Ohio Administrative Code, quoted and re-checked
  21. Section 3781.06 | Public buildings to be safe and sanitary - definitions, quoted and re-checked
  22. Rule 3701-29-06 | General provisions and prohibitions, quoted and re-checked
  23. SUBDIVISION REGULATIONS, quoted and re-checked
  24. Median property tax bill: Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data

Written September 28, 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

Holmes County in Ohio

69
County map
Holmes County highlighted among the Ohio counties · colored by Index score

How Holmes County scores

Seclusion39100% ev.
Self-Sufficiency71100% ev.
Admin Boringness8190% ev.
Durability83100% ev.
Property Autonomy35100% ev.
Carry Cost61100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$374kTypical home
1.1%Property tax
$9,808Land / acre
41.4"Annual rain
0.9% of yrsSevere drought
1.2 / yr (+1.2)Mid-century 100°F days
11.4 daysMid-century dry spell
1.56" (+7.9%)Mid-century 1-day rain
1.77×Wildfire change factor
100%Forward climate coverage
$1,093Home insurance / yr
-0.1% / yrInsurance growth
0.83%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
30,234People within 30 min
6,463,932People within 2 hr
65,260Radius comparison (15 mi)
105People / sq mi
0.1%Federal land
68.1%Land at 15% slope or less
1.3%Septic soil without severe limits
3,404 acWorkable land screen
38.5%Wooded land
68.2 tonsBiomass / forest ac
50.5°FAvg temp

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Answers from the rulebook for Holmes County

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

Holmes County rules

  • Who permits septicLocal

    Household sewage treatment systems and small flow onsite sewage treatment systems in Holmes County.

    • The Holmes County General Health District administers the permitting and inspection program described on its official sewage page.
    “Our Water Quality Program Staff permits and inspects new, replacement, and alterations to household sewage treatment systems (HSTS) and small flow onsite sewage treatment systems (SFOSTS).”
  • Septic permitRequired

    New, replacement, or altered household sewage treatment systems and small flow onsite sewage treatment systems in Holmes County.

    • A site evaluation and health-district site review are required before the permit application is accepted.
    • The site review includes an application and fee, certified soil evaluation, system design plan, and, when applicable, an incremental repair or replacement plan.
    • The permit application and fee must be submitted before construction starts.
    • For an SFOSTS, a sewage system design plan from a qualified system designer is required.
    • Under OAC 3701-29-09, the approved permit is valid for one year and may be extended six months; the permit may include siting, design, installation, operation, monitoring, maintenance, and abandonment conditions.

    Holmes County site review fee: 225 USD · Holmes County installation permit fee: 300 USD · Holmes County site review staff response time: 7 business days (Longer if problems are identified)

    “No person shall install a new or replacement STS or alter an existing STS without an installation or alteration permit issued by the board of health.”
  • Septic inspectionRequired

    Installation and operation of household sewage treatment systems and small flow onsite sewage treatment systems in Holmes County.

    • The board of health must inspect the installation in a timely manner; additional progress inspections may be required.
    • The completed system must be inspected again no later than twelve months after installation approval.
    • The inspection assesses proper operation and whether the system causes a public health nuisance or safety hazard.
    • An operation permit is required to operate an STS or a type 2, 3, or 4 gray water recycling system.

    Post-approval inspection deadline: <= 12 months · Certification deadline after post-approval inspection: <= 60 days

    “The board of health shall inspect the completed system again not later than twelve months after the approval of the installation to observe the system's operation.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in the unincorporated area of Holmes County.

    • Subdivision must comply with the Holmes County subdivision regulations.
    • No plat may be recorded and no land or lot may be sold until the plat has been approved as required.
    • The regulations do not apply to subdivisions that occurred before enactment of the regulations.
    • Certain divisions, sales, exchanges, or improvements are exempt from certain provisions, including qualifying divisions of lots at least 20 acres without new streets, certain adjoining-owner transfers, qualifying lot combinations, and certain parcels used only for agricultural or personal recreational purposes.
    • Agricultural or personal recreational exemption parcels require a signed grantor-and-grantee statement certifying the restricted use and must be presented to the Holmes County Planning Commission.
    • Minor subdivisions require at least 50 feet of frontage, lots of five acres or less, and no more than five lots including the remainder.

    minor subdivision frontage: >= 50 feet (Must be along an existing or previously dedicated public street or other dedicated right of way; no roadway opening, widening, extension, or improvement.) · minor subdivision lot size: <= 5 acres · minor subdivision lot count: <= 5 lots (Includes the remainder from the original parcel.) · large lot division lot size: > 5 acres (Large lot divisions are not considered subdivisions and remain subject to specified review and approval rules.)

    “It shall be unlawful for any person, organization or entity to subdivide any land within the unincorporated area of Holmes County, unless said subdivision complies with these regulations. No plat shall be recorded and no land or lot shall be sold until said plat has been approved as herein required. These regulations shall apply to all subdivisions of land; however, they shall not apply to any subdivisions of land that occurred prior to enactment of these regulations.”
  • Driveway accessLimited

    Driveways and access arrangements regulated by the Holmes County subdivision regulations, including subdivision streets, lots, and shared access easements.

    • Driveways may not be located within 100 feet from the center line of an intersecting street on the same side of the fronting roadway.
    • Driveway approaches must provide exiting vehicles an unobstructed view of oncoming traffic for at least 400 feet, or another distance determined by the County Engineer after site review consistent with Holmes County access-management requirements.
    • All subdivision lots must have 50 feet of frontage on an approved improved public or private street or access easement.
    • Private streets and shared access easements have additional standards, including right-of-way, maintenance-agreement, signing, cul-de-sac, bonding, drainage, and emergency-access requirements depending on the number of lots and easement type.
    • The regulations publish a $35 Driveway Permit fee; the source does not state that every driveway countywide requires that permit.

    minimum distance from intersecting street center line: >= 100 feet (same side of the fronting roadway) · minimum unobstructed sight distance: >= 400 feet (unless the County Engineer determines another distance after site review) · minimum subdivision lot frontage: >= 50 feet (on an approved improved public or private street or access easement)

    “Driveways shall not be located within 100 feet from the center line of any street that intersects the fronting roadway”
  • Building in a floodplainRequired

    Construction or other development activity wholly within, partially within, or in contact with an identified special flood hazard area within Holmes County jurisdiction.

    • A floodplain development permit must be obtained from the Floodplain Administrator before beginning construction or other development activity, including filling, grading, construction, alteration, remodeling, expansion of a structure, or alteration of a watercourse.
    • The application is required for all development activities located wholly within, partially within, or in contact with an identified special flood hazard area and must be submitted by the property owner or authorized agent before construction begins.
    • If it is unclear whether the site is in a special flood hazard area, the Floodplain Administrator may require an application to determine the site's location.
    • Applications must include scaled site plans, existing natural-ground elevation, lowest-floor elevation, and other information requested by the Floodplain Administrator; applicable technical analyses may also be required.
    • The Floodplain Administrator reviews a complete application within 30 days and approves or disapproves it; an approved permit is conditional on work commencing within one year and expires one year after issuance unless the activity has substantially begun and is pursued to completion.
    • Necessary prior federal, state, or local permits remain the applicant's responsibility, including applicable U.S. Army Corps of Engineers and Ohio Environmental Protection Agency permits.
    • Permit filing is not required for listed exemptions, including maintenance work or small nonstructural development valued at less than $5,000 except filling and grading; certain Ohio Department of Health-regulated manufactured-home-park activities; major utility facilities permitted by the Ohio Power Siting Board; hazardous-waste facilities permitted by the Hazardous Waste Siting Board; and qualifying federal-agency activities.
    • For applicable map-revision proposals, the applicant is responsible for preparing and submitting technical data to FEMA and paying map-revision submittal and processing fees; a Conditional Letter of Map Revision is required before permit issuance for specified floodway encroachments or development increasing the base flood elevation by more than one foot where FEMA provides base flood elevations but no floodway.

    adoption date: 2008-09-29 · application decision period: 30 days (after receipt of a complete application) · permit commencement deadline: 1 year (permit is conditional upon commencement of work within one year) · permit expiration: 1 year (unless the permitted activity has been substantially begun and is thereafter pursued to completion) · small nonstructural development exemption threshold: < 5000 USD (maintenance work and small nonstructural development activities; filling and grading are excluded from this exemption) · base flood elevation increase threshold for Conditional Letter of Map Revision: > 1 foot (where FEMA has provided base flood elevations but no floodway)

    “It shall be unlawful for any person to begin construction or other development activity including but not limited to filling; grading; construction; alteration, remodeling, or expanding any structure; or alteration of any watercourse wholly within, partially within or in contact with any identified special flood hazard area, as established in Section 1.6, until a floodplain development permit is obtained from the Floodplain Administrator.”
    One more reviewed finding on this topic
    • Required — Construction or other development activity wholly within, partially within, or in contact with an identified special flood hazard area in Holmes County.
      “until a floodplain development permit is obtained from the Floodplain Administrator.”
  • Permit feesPublished (with conditions)

    County-administered subdivision and floodplain permitting fee categories in Holmes County.

    • The published schedule lists major and minor subdivision fees at $50 per lot.
    • Variance fee is $100.
    • Fee in lieu of dedication is 10% of the true value of land.
    • Driveway Permit fee is $35.
    • Septic / Well Site Evaluation fee is $225 per home site.
    • Septic / Well Review is $100 per lot for a major subdivision and $25 per lot for a minor subdivision.
    • Sediment and Erosion Control Permit fee is $10.
    • Storm Water Pollution Prevention Plan fee is $200.
    • Public road inspections, bonding or letters of credit, and public sewer review are based on project size.
    • Floodplain Permit fee is $25-$1,000 depending upon acreage.

    major subdivision fee: per 50 USD per lot · minor subdivision fee: per 50 USD per lot · variance fee: 100 USD · driveway permit fee: 35 USD · floodplain permit fee: 25-1,000 USD (depending upon acreage)

    “Major subdivision $50 / lot Minor subdivision $50 / lot Variance $100 Fee in Lieu of Dedication 10% of true value of land Driveway Permit $35”
  • Permit processPublished (with conditions)

    Floodplain development permit applications for development wholly within, partially within, or in contact with an identified special flood hazard area in Holmes County.

    • The application must be made by the property owner or authorized agent before actual commencement of construction.
    • The application must include site plans, existing natural ground elevation, lowest-floor elevation, other information requested by the Floodplain Administrator, and applicable technical analyses.
    • The application is not reviewed until all information required by Section 3.4 has been received.
    • The applicant is responsible for obtaining required federal, state, and local prior approvals, including applicable U.S. Army Corps of Engineers and Ohio Environmental Protection Agency permits.
    • The Floodplain Administrator must approve or disapprove a complete application within 30 days.
    • Approved permits require commencement of work within one year and expire one year after issuance unless the permitted activity has been substantially begun and is thereafter pursued to completion.
    • Periodic inspections are conducted during construction.
    • Post-construction elevation certifications are required for specified structures, and a Letter of Map Revision is required for development subject to Section 3.10(A).
    • Applications are not required for maintenance work such as roofing, painting, and basement sealing, or small nonstructural activities valued at less than $5,000, except filling and grading; certain manufactured-home-park, major utility, hazardous-waste, and federal-agency activities are also exempt.

    application decision deadline: 30 days after receipt of a complete application · permit commencement deadline: 1 year · permit expiration: 1 year after issuance (unless the permitted activity has been substantially begun and is thereafter pursued to completion) · small nonstructural activity exemption threshold: < 5000 USD (filling and grading are not exempt)

    “Within thirty (30) days after the receipt of a complete application, the Floodplain Administrator shall either approve or disapprove the application.”
  • County-wide zoningAbsent

    The county does not administer countywide residential zoning; the building authority directs owners to check with their local city, village or township for any zoning permit. The Holmes County Planning Commission administers subdivision regulations only.

    Holmes County Planning Commission - Overview ↗Scouted from the county site, not yet independently re-checked

Ohio rules that apply here

  • Building permitLimited

    Residential construction in Holmes County, including one-, two-, and three-family dwellings within the Residential Code of Ohio, when no municipal, township, or county certified residential building department has jurisdiction.

    • This is a statewide Ohio rule and does not establish that Holmes County lacks a certified residential building department.
    • If a certified municipal, township, or county residential building department has jurisdiction, the owner must follow the applicable submission and approval process.
    • The Residential Code of Ohio applies to construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of one-, two-, and three-family dwellings, appurtenances, and incidental accessory structures.
    • The RCO scope exceptions include manufactured homes constructed under 24 CFR Part 3280; multiple single-family dwelling structures more than three stories in height and with more than three dwelling units; residential buildings attached to occupancies within the Ohio Building Code; buildings containing two or three dwelling units with a shared exit; qualifying agricultural buildings; agricultural labor camps; Type A or Type B family day-care homes except the inspection required for ODJFS licensure; qualifying federal and state military buildings; sewerage systems and related equipment regulated under the cited public-treatment-works provision; building sewer piping; private water systems regulated by the Ohio Department of Health; wind turbines, pumps, site lighting, and flagpoles not connected to building services equipment; fixed or floating docks; retaining walls, bridges, walkways, or site stairs unless associated with or necessary for the building or its egress; and OBC provisions applicable where there are no RCO provisions.
    • The OBC remains applicable to buildings regulated by the OBC that are permitted to use RCO construction requirements.
    “If no certified municipal, township, or county building department certified for residential buildings pursuant to division (E) of section 3781.10 of the Revised Code has jurisdiction, the owner is not required to make the submissions described in division (A)(1) of this section.”
    2 more reviewed findings on this topic
    • Required — Residential construction for which construction documents are required under Section 105, within the jurisdiction of a certified residential building department in Ohio.
      “Before beginning the construction of any building for which construction documents are required under section 105, the owner or the owner’s representative shall submit construction documents to the residential building official of a certified residential building department for approval.”
    • Required — Construction, erection, manufacture, equipment, alteration, or addition of buildings subject to Ohio Revised Code section 3781.06, including industrialized units, statewide.
      “No owner shall proceed with the construction, erection, alteration, or equipment of any building until the plans or drawings, specifications, and data have been approved as this section requires, or the industrialized unit inspected at the point of origin.”
  • Building code adoptedAdopted (with conditions)

    Residential and nonresidential building-code requirements applicable in Ohio, including Holmes County where enforcement is by a building department certified for the relevant code type.

    • The Ohio Board of Building Standards formulates and adopts separate residential and nonresidential building codes.
    • Residential-code requirements are uniform in areas with a building department certified to enforce the state residential building code.
    • A certified department may enforce only the type of building code for which it is certified.
    • A local code or regulation may differ from the state residential building code only for subject matter not addressed by that code or when adopted under Ohio Revised Code section 3781.01.
    • The cited source states an effective date of September 30, 2025.

    effective date: 2025-09-30

    “The board of building standards shall formulate and adopt rules governing the erection, construction, repair, alteration, and maintenance of all buildings or classes of buildings specified in section 3781.06 of the Revised Code, including land area incidental to those buildings, the construction of industrialized units, the installation of equipment, and the standards or requirements for materials used in connection with those buildings. The board shall incorporate those rules into separate residential and nonresidential building codes.”
    3 more reviewed findings on this topic
    • Adopted (with conditions) — Ohio's state residential building code for one-, two-, and three-family residential buildings in areas with a certified municipal, township, or county residential building department, including any applicable Holmes County jurisdiction.
      “The rules governing residential buildings are uniform requirements in any area with a building department certified to enforce the state residential building code”
    • Adopted (with conditions) — Residential construction in Holmes County subject to the scope of Ohio's Residential Code of Ohio; Ohio also maintains separate residential and nonresidential building codes.
      “The board shall incorporate those rules into separate residential and nonresidential building codes. The standards shall relate to the conservation of energy and the safety and sanitation of those buildings.”
    • Adopted (with conditions) — Buildings and classes of buildings regulated under Ohio Revised Code Chapter 3781, including residential and nonresidential buildings and industrialized units.
      “The board of building standards shall formulate and adopt rules governing the erection, construction, repair, alteration, and maintenance of all buildings or classes of buildings specified in section 3781.06 of the Revised Code, including land area incidental to those buildings, the construction of industrialized units, the installation of equipment, and the standards or requirements for materials used in connection with those buildings. The board shall incorporate those rules into separate residential and nonresidential building codes.”
  • InspectionsRequired

    Residential construction for which approval is required under the Residential Code of Ohio, within the jurisdiction of a certified residential building department.

    • The owner or authorized representative must notify the residential building department when work is ready for inspection.
    • Work must remain accessible and exposed until inspected, subject to the rule’s four-day inspection exception.
    • The required inspection list is provided with the certificate of plan approval and is performed by an appropriately certified residential inspector.
    • The rule is effective July 1, 2019.

    inspector response period: <= 4 days excluding Saturdays, Sundays, and legal holidays (If the inspector fails to inspect within this period after the work is ready, work may proceed to the point of the next required inspection.)

    “Construction or work for which an approval is required shall be subject to inspection. It shall be the duty of the owner or the owner’s duly authorized representative to notify the residential building department when work is ready for inspection.”
    One more reviewed finding on this topic
    • Required — Building work subject to Ohio building-code enforcement after certificate of plan approval, and inspections initiated after complaints, accidents, or natural disasters.
      “Once a certificate of plan approval has been issued in accordance with rule 4101:1-1-01 or 4101:8-1-01 of the Administrative Code, or upon receipt of a complaint or occurrence of an accident or natural disaster, the building official directs necessary inspections and investigations to determine whether the work which has been performed and the installations which have been made are in conformity with the approved construction documents.”
  • Certificate of occupancyRequired

    Residential buildings or structures subject to the Residential Code of Ohio, within the jurisdiction of a certified residential building department.

    • No residential building or structure may be used or occupied until the residential building official issues a certificate of occupancy or certificate of completion.
    • For new residential buildings, occupancy is prohibited until the certificate is issued.
    • For alterations or additions, the building may not be occupied or used until the certificate is issued, except unaffected spaces may continue if the official determines they can be safely occupied.
    • The rule is effective July 1, 2019.
    “No residential building or structure, in whole or in part, shall be used or occupied until the residential building official has issued an approval in the form of a certificate of occupancy or certificate of completion in compliance with this section.”
    One more reviewed finding on this topic
    • Limited — Certificates of occupancy under the Residential Code of Ohio for one-, two-, and three-family dwellings when a certified municipal, township, or county residential building department has jurisdiction.
      “obtain certificates of occupancy required in this Chapter.”
  • Manufactured homesLimited

    Placement and residential occupancy of a manufactured home in Ohio, including Holmes County, where a political subdivision permits single-family homes.

    • The home must comply with federal manufactured-home construction and safety standards and have the required permanent federal label or tag.
    • The home must qualify as a permanently sited manufactured home under Revised Code section 3781.06(C)(6).
    • Qualification requires a permanent foundation and connection to appropriate facilities; at least twenty-two feet of width at one point; at least twenty-two feet of length at one point; at least nine hundred square feet of total living area excluding garages, porches, and attachments; a minimum 3:12 residential roof pitch; conventional residential siding; a six-inch minimum eave overhang including appropriate guttering; manufacture after January 1, 1995; and location outside a manufactured home park.
    • A political subdivision may require zoning requirements uniformly imposed on all single-family residences in the applicable district or zone, except minimum roof-pitch requirements and requirements inconsistent with federal manufactured-housing standards.
    • A political subdivision may prohibit travel trailers, park trailers, mobile homes, and manufactured homes that do not qualify as permanently sited manufactured homes from residential districts or zones.
    • Private deed restrictions may prohibit manufactured homes, travel trailers, park trailers, and mobile homes.

    minimum width: >= 22 feet at one point · minimum length: >= 22 feet at one point · minimum total living area: >= 900 square feet (Excludes garages, porches, or attachments) · minimum residential roof pitch: >= 3:12 · minimum eave overhang: >= 6 inches (Including appropriate guttering) · manufacture date: > 1995-01-01 (The structure must have been manufactured after January 1, 1995)

    “shall be a permitted use in any district or zone in which a political subdivision permits single-family homes”
    One more reviewed finding on this topic
    • Limited — Occupancy of manufactured homes installed in Ohio and regulated under Chapter 4781 of the Revised Code and implementing rules.
      “Except as provided in paragraph (C) of this rule, no manufactured home shall be occupied until the inspector has issued the inspection seal.”
  • Off-grid sanitationLimited

    On-site sewage treatment systems used instead of public sanitary sewer service in Ohio, including Holmes County.

    • An STS cannot be sited, permitted, or installed where a sanitary sewerage system is accessible unless otherwise excepted by law.
    • If a sanitary sewer becomes accessible to a dwelling or structure served by an STS, the dwelling or structure must connect to the sewer and the STS must be abandoned.
    • The board of health may consider connection availability, local or state connection rules, technical feasibility, treatment-system capacity, and distance from the structure to the sewer right-of-way.
    • Conditions and schedules established by the board of health cannot conflict with Ohio EPA findings or orders from county commissioners or another local authority.
    “A STS shall not be sited, permitted, or installed where a sanitary sewerage system is accessible, unless otherwise excepted by law. Whenever a sanitary sewerage system becomes accessible to a dwelling or structure served by a STS, the dwelling and/or structures shall be connected to the sanitary sewerage system and the STS abandoned in accordance with rule 3701-29-21 of the Administrative Code.”
  • Well permitRequired

    Construction, alteration, sealing, or decommissioning of private water systems, including private wells and test wells, in Ohio.

    • A valid permit must be issued by the board of health before construction, alteration, or sealing, except that a person sealing a well or decommissioning a private water system not being replaced must apply no later than five business days afterward.
    • Except where specified exceptions apply, no work may begin until the permit is issued and approved.
    • Applications require the applicable permit fee, required information, and a fee for at least one water sample for alteration, conversion, or new construction.
    • An application becomes a permit upon validation by the local health district.
    • Plans are additionally required for specified systems, including systems serving a building, non-one/two/three-family dwellings, cisterns, springs or ponds, flowing-well areas, drive-point wells, buried pressure tanks, gasoline-powered pumps, continuous disinfection or filtration, and certain point-of-entry treatment systems.

    post-sealing/decommissioning application deadline: <= 5 business days (Applies when the well or private water system is not being sealed or decommissioned because it is being replaced.)

    “No person shall construct, alter or seal a private water system, test well or part thereof, unless a valid permit for the system has been issued”
  • Mandatory utility hookupSewer (with conditions)

    Disposal of sewage where an existing publicly owned or regional sanitary sewer is accessible and available.

    • The sewer connection may not conflict with an areawide waste-treatment plan, approved regional sewage-service and treatment plan, or connection ban.
    • The receiving disposal system must have or be expected to have capacity to collect and treat the sewage.
    • For an existing structure, any part of the structure generating waste must be within 300 feet of the nearest sanitary-sewer right-of-way boundary.
    • For a proposed structure outside a larger common plan, any lot property line must be within 300 feet.
    • For two or more proposed structures, the threshold is 200 feet multiplied by the number of proposed structures, up to 5,000 feet.
    • The director may grant an exemption when technical, financial, environmental, legal, or physical barriers prevent connection and the alternative will not adversely affect human health or the environment.
    • When a sewer later becomes accessible and available, a non-public or non-regional disposal system must generally be abandoned and connection made within three years unless the director authorizes another timeframe.

    existing structure sewer-distance threshold: <= 300 feet (Measured to the nearest boundary of the sanitary-sewer right-of-way.) · proposed structure sewer-distance threshold: <= 300 feet (Measured from any property line of the lot.) · multiple proposed structures threshold: 200 feet multiplied by the number of proposed structures (Maximum distance is 5,000 feet.) · connection deadline after accessibility becomes available: 3 years (Unless an alternative timeframe is authorized by the director.)

    “Connection into existing publicly owned or regional sanitary sewers is required for the disposal of sewage when said sewers are accessible and available.”
    One more reviewed finding on this topic
    • Sewer (with conditions) — Disposal of sewage from structures in Ohio, including Holmes County, when a publicly owned or regional sanitary sewer is accessible and available.
      “Connection into existing publicly owned or regional sanitary sewers is required for the disposal of sewage when said sewers are accessible and available.”
  • Agricultural exemptionConditional

    Buildings or structures incident to agricultural use of the land, and a specific building or structure declared by a county or township zoning inspector to be used in agriculture.

    • The exemption in section 3781.06 applies to buildings or structures incident to agricultural use of the land.
    • The buildings or structures must not be used in the business of retail trade.
    • A building or structure is not considered used in the business of retail trade if fifty per cent or more of gross income from sales of products in the building or structure comes from products produced or raised in a normal crop year on farms owned or operated by the seller.
    • Under section 3781.061, a county zoning inspector under section 303.16 or township zoning inspector under section 519.16 must issue a zoning certificate declaring the specific building or structure is to be used in agriculture for the additional exemption described there.
    • The cited section 3781.06 is effective January 1, 2025; section 3781.061 is effective October 17, 2019.

    retail-sales agricultural-product threshold: >= 50 percent of gross income (Products must be produced or raised in a normal crop year on farms owned or operated by the seller.)

    “issues a zoning certificate that declares a specific building or structure is to be used in agriculture, such building is not subject to sections”
    One more reviewed finding on this topic
    • Conditional — A specific agricultural building or structure in Ohio, including Holmes County, when the applicable county or township zoning inspector issues a zoning certificate declaring that the building or structure is to be used in agriculture.
      “Whenever a county zoning inspector under section 303.16 of the Revised Code, or a township zoning inspector under section 519.16 of the Revised Code, issues a zoning certificate that declares a specific building or structure is to be used in agriculture, such building is not subject to sections 3781.06 to 3781.20, 3781.40, or 3791.04 of the Revised Code.”
  • Campground & park staysLimited

    Operation of a temporary park-camp or campground in Ohio, including Holmes County.

    • A temporary park-camp generally requires a license from the licensor before operation; a separate license is required for each temporary park-camp.
    • The temporary license is valid for no longer than seven consecutive days.
    • A tract may not be used as a temporary campground for more than twenty-one days in a calendar year; operation beyond twenty-one days or parts thereof requires a license as a recreational vehicle park, recreation camp, or combined park-camp.
    • A person who neither intends to receive nor receives anything of value from campground use or related goods or services is not required to obtain a license, although applicable health hazards must still be corrected.
    • County or state fairs and qualifying independent agricultural societies are exempt when participant recreational vehicles or portable camping units are parked only during preparation, operation, and dismantling of the fair.
    • A qualifying motorsports park is exempt for participant-only areas during preparation and operation of the event if it holds at least one annual event sanctioned by NASCAR or the National Hot Rod Association and provides participant parking.
    • A site hosting reenactors for a historical reenactment is exempt for designated participant areas for a total of seven days, including preparation, operation, and dismantling, if it provides parking for portable camping units belonging to reenactors and their families.
    • A qualifying equestrian event facility is exempt for participant-only areas during preparation and operation if it holds at least one annual event sanctioned by the International Professional Rodeo Association or American Professional Rodeo Association and provides participant parking.
    • A person subject to the statute or rules may apply for a waiver or variance; the director may grant one upon a showing that it will not adversely affect public health and safety.
    • Under Rule 3701-26-06, temporary-campground variance or waiver approval remains effective for two years if the site plan does not change.

    temporary license validity: <= 7 consecutive days · maximum temporary campground use of one tract: <= 21 days per calendar year (Beyond twenty-one days or parts thereof, a recreational vehicle park, recreation camp, or combined park-camp license is required) · temporary-campground variance or waiver approval: 2 years (Provided that the site plan does not change)

    “A person shall obtain a separate license for each temporary park-camp that the person intends to operate”
    4 more reviewed findings on this topic
    • Limited — Recreational vehicle occupancy in Ohio campgrounds regulated as recreational vehicle parks or campgrounds.
      “Except as provided in paragraph (I)(11) of this rule, sites shall be a minimum area of one thousand square feet;”
    • Limited — Occupancy and placement of recreational vehicles in Ohio-licensed campgrounds and temporary campgrounds.
      “Recreational vehicles or portable camping units shall be parked only on sites that have been verified as complying with plans approved by the director, or in the case of a temporary campground, by the licensor;”
    • Prohibited — Camping in Ohio state forests outside areas, sites, or campgrounds designated by the chief of the division of forestry or an authorized agent.
      “No person shall camp in a state forest except in areas, sites or campgrounds designated by the chief of the division of forestry or authorized agent.”
    • Limited — Roadside camping at designated Ohio state forests along public roads maintained by the division of forestry.
      “Roadside camping is permitted at designated state forests, along public roads maintained by the division of forestry, during certain legally established hunting seasons as authorized by the chief of the division of forestry.”
  • county zoning authorityGeneral

    County commissioners may adopt zoning resolutions regulating building, structures, land uses, and districts or zones in unincorporated territory statewide.

    • The authority is exercised by resolution and must be in accordance with a comprehensive plan.
    • The authority applies to unincorporated territory of the county.
    • The statute begins with the exception phrase “Except as otherwise provided in this section,” so the limitations in ORC Chapter 303 apply.
    • For nonresidential property only, the county may regulate height, bulk, number of stories, size, lot coverage, yards, courts, open spaces, and population density.
    • Agricultural uses and agricultural buildings are subject to the limitations in ORC 303.21; the statute also contains limitations for public utilities, railroads, telecommunications towers, alcoholic-beverage sales, oil and gas drilling, and permanently sited manufactured homes.
    • Activities regulated under ORC Chapters 1513 and 1514 may be regulated only in the interest of public health or safety, and Chapter 1514 activities must be provided for as permitted or conditional uses as specified by ORC 303.02.
    “the board of county commissioners may regulate by resolution, in accordance with a comprehensive plan”
  • county building authorityGeneral

    County commissioners may adopt and enforce local residential building regulations in unincorporated areas and may operate certified county building departments that enforce state residential and nonresidential building codes, accept and approve plans, and conduct inspections.

    • Local residential building regulations may be enforced within the unincorporated area or within districts established in the unincorporated area.
    • A local residential building regulation may not differ from the state residential building code unless it addresses subject matter not addressed by that code or is adopted under ORC 3781.01.
    • An existing structures code must concern subject matter not addressed by, and may not conflict with, the state residential building code.
    • County building departments may enforce state codes only for the types of buildings and subject matters for which they are certified.
    • Certification permits enforcement authority, plan approval, and inspections; the certification application identifies whether it covers residential or nonresidential buildings and whether residential certification covers new construction only or also repair and alteration.
    • The board may adopt flood-hazard, Lake Erie coastal-erosion, and drainage regulations, subject to the statutory limits and exceptions in ORC 307.37.
    • Local regulations, codes, or amendments require public hearings at not fewer than two regular or special board sessions; they take effect on the thirty-first day after adoption.
    • Regulations adopted under ORC 307.37 generally do not affect buildings or structures existing, or under construction, before adoption, except as provided for an existing structures code.
    • The state residential building code is effective as a uniform requirement in areas with a building department certified to enforce it.
    “The board of county commissioners may adopt local residential building regulations governing residential buildings as defined in section 3781.06 of the Revised Code”

Inside cities and towns in Holmes County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Zoning districtsPartial

    The Holmes County GIS server publishes a zoning feature layer for the Village of Millersburg; the layer identifies zoning-district fields and displayed district values, but this does not establish countywide zoning or zoning rules for other municipalities or townships.

    • The cited GIS layer is specific to Millersburg.
    • The source does not establish that Holmes County administers Millersburg zoning or that the map covers the entire county.
    • Other incorporated municipalities and townships may administer separate local zoning rules.
    “Name: Millersburg Zoning Display Field: Ordinance Type: Feature Layer Geometry Type: esriGeometryPolygon”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemption from building permits, inspections, or certificates of occupancy in Holmes County.
  • Local zoning — Zoning administered by townships and municipalities within Holmes County.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Holmes County.
  • Minimum lot size — Minimum lot size for dwellings or development in unincorporated Holmes County.
  • Setbacks — Building setbacks in unincorporated Holmes County.
7 more unanswered
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • 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.

Living off-grid in Holmes County, Ohio

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

Holmes County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: mixed durability signals and low administrative friction for a quiet rural property. Watch-outs: a weaker property-autonomy legal backdrop and about 30,234 people within a 30-minute drive.

Do you need a building permit in Holmes County, Ohio?

Holmes County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Holmes County General Health District (under Ohio DoH OAC 3701-29). 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 Holmes County, Ohio?

Land in Holmes County runs about $9,808 per acre, based on the latest county data.

What is the water situation in Holmes County?

Holmes County gets about 41.4" of rain a year, with severe drought in roughly 0.9% of years.

How remote is Holmes County?

A representative private-land location has about 30,234 people within a 30-minute drive and 6,463,932 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 Holmes County means bringing your own water and power. The kit we’d start with:

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How Holmes compares in Ohio

Compare side-by-side →See all 88 Ohio counties ranked →