Bolthole Index

Lancaster County, Pennsylvania

Zoning, building permits and septic in Manor Township, Pennsylvania

Manor Township, Pennsylvania requires permits before any construction, and the township office issues both zoning permits and Uniform Construction Code building permits1. Manor Township sets its own zoning under Chapter 4252. Septic permits come from a local sewage agency, and we could not confirm which one serves Manor Township, so ask the township office3.

At a glance

Building permit
Required before any construction; issued through the township office1
Zoning
Manor Township's own zoning ordinance, Chapter 4252
Building code
Pennsylvania Uniform Construction Code, adopted by the township4
Septic
Permit from a local sewage agency; ask the township office which one3
Driveways
Township driveway rules; state highway access needs a PennDOT permit56
Wells
No state construction standards for private wells7

Who to call

Building permits

Manor Township Office (zoning and building permits)

Zoning permits, building permits under the Uniform Construction Code, and other township permits for Manor Township

(717) 397-4769

950 West Fairway Drive, Lancaster, PA 17603

Septic permits

Manor Township Office (on-lot sewage program)

Township on-lot sewage pump-out program; first call to learn which local agency issues septic permits

(717) 397-4769

950 West Fairway Drive, Lancaster, PA 17603

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 Manor Township means bringing your own water and power. The kit we’d start with:

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Does Manor Township, PA have zoning?

Yes. Manor Township adopted its own zoning ordinance, Chapter 4252. Its districts include Agricultural, Rural, Low-Density Residential, Medium-Density Residential and High-Density Residential zones, plus commercial, industrial, conservation, floodplain and village districts8. Lancaster County itself does not zone: each municipality runs its own ordinance, and the county's planning staff only advise9.

We could not confirm any township rule on living in an RV, camping on private land or placing a tiny home, so do not assume any of them is allowed. Ask the township zoning officer in writing before you buy or move anything onto a lot1.

Do you need a building permit in Manor Township, and who issues it?

Yes. The township office states that permits are required before beginning all construction, and that it enforces the Uniform Construction Code1. Manor Township adopted the state code as its Municipal Building Code4. The township uses a third-party agency for plan review and inspections, and many projects need both a zoning permit and a building permit1.

Outside the township, Lancaster County has no building department; each municipality handles its own permits10. Pennsylvania excludes agricultural buildings without habitable space from the Construction Code Act, but township zoning rules can still apply to them11.

What fees and inspections apply?

Manor Township sets its construction-code fees by governing-body resolution, so ask the township office for the current schedule12. No zoning permit is issued until the application fees are paid12. After you finish the work, the Zoning Officer inspects within 10 days of your notice before issuing the certificate of use and occupancy13. Using or occupying a building without that certificate is unlawful14.

How do septic permits work in Manor Township?

Pennsylvania requires a permit from a local sewage agency before installing, building on, occupying or using a building served by an on-lot sewage system15. Local agencies can be a municipality, a group of municipalities or a county, and Lancaster County has no county health department3. We could not confirm which agency or Sewage Enforcement Officer issues septic permits in Manor Township, so call the township office first16.

An exemption may apply to some owner-occupied homes on contiguous tracts of 10 acres or more, but a local agency can require a permit anyway17. Where the township has public sewer and water, lots can be much smaller18. For existing on-lot systems, the township has a pump-out program: everyone must pump out at least every 3 years16.

What lot sizes, driveways and wells should you check?

In the Agricultural Zone, a nonagricultural single-family lot is limited to 2 acres, and the minimum can drop to 12,500 square feet only where both public sewer and public water are used18. Minimum dwelling size follows the Uniform Construction Code rather than a township number19. Driveways serving single-family homes in that zone must follow § 425-39, and a driveway onto a state highway also needs a PennDOT highway occupancy permit56.

Pennsylvania sets no construction standards for private water wells, and homeowners may drill their own on their own land7. We found no township well rule.

Building a home in Manor Township: the steps, in order

  1. Confirm the lot's zoning district on the township zoning map and ask whether your use is allowed8.
  2. Ask the township office who issues septic permits for your address, and arrange soil testing16.
  3. Apply for the zoning permit and building permit together at the township office, with any driveway, grading and storm water permits1.
  4. Subdivision and land development plans go through the township's Chapter 388, with advisory county review2021.
  5. Schedule the required inspections, then obtain the use and occupancy permit before moving in1.

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

Lancaster County does not issue building permits or zoning approval for land in Manor Township; the township does10. The county page covers Lancaster County as a whole. Floodplain building needs documentation sealed by a registered design professional, so check flood maps before buying22.

County-level figures: the effective property tax rate is 1.4%23, and about 45.1% of county soils rate as not limited for a conventional septic drain field, so a site evaluation is still wise24.

Watch-outs

  • We could not confirm which local agency issues septic permits in Manor Township, so call the township office at (717) 397-4769 before signing a purchase contract16.
  • We found no township rule on RV living, camping, tiny homes or manufactured homes, so ask the zoning officer for a written answer1.
  • Township zoning and fees can change; the construction fee schedule is set by resolution and is not published in the ordinance12.

Sources

  1. Manor Township Office (zoning and building permits) (manortownship.net)
  2. Chapter 425: Zoning - Township of Manor, PA (Manor Township), quoted and re-checked
  3. Municipal On Lot Sewage Service Areas, quoted and re-checked
  4. Chapter 168: Construction Codes, Uniform - Township of Manor, PA (Manor Township), quoted and re-checked
  5. Article II: Zone Regulations - Township of Manor, PA (Manor Township), quoted and re-checked
  6. Apply for a PennDOT Highway Occupancy Permit (Pennsylvania statewide rule), quoted and re-checked
  7. Apply for a Water Well Drillers License and Rig Permit, quoted and re-checked
  8. Chapter 425: Zoning - Township of Manor, PA (Manor Township), quoted and re-checked
  9. Planning Commission, quoted and re-checked
  10. West Hempfield Township (Lancaster County) - Permits (2026 county census)
  11. Pennsylvania Construction Code Act — Chapter 1 (Pennsylvania statewide rule), quoted and re-checked
  12. Chapter 168: Construction Codes, Uniform - Township of Manor, PA (Manor Township), quoted and re-checked
  13. Article VII: Administration - Township of Manor, PA (Manor Township), quoted and re-checked
  14. Article VII: Administration - Township of Manor, PA (Manor Township), quoted and re-checked
  15. 25 Pa. Code § 72.22. Permit issuance (Pennsylvania statewide rule), quoted and re-checked
  16. Manor Township Office (on-lot sewage program) (manortownship.net)
  17. Pennsylvania Sewage Facilities Act, quoted and re-checked
  18. Article II: Zone Regulations - Township of Manor, PA (Manor Township), quoted and re-checked
  19. Article III: General Provisions - Township of Manor, PA (Manor Township), quoted and re-checked
  20. Chapter 388: Subdivision and Land Development - Township of Manor, PA (Manor Township), quoted and re-checked
  21. LCPD Review of Subdivision and / or Land Development Plans, quoted and re-checked
  22. Apply for a Uniform Construction Code Building Permit, quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data

Written October 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 Manor Township

Manor Township’s own rules

  • Building code adoptedAdopted (with conditions)

    Construction governed by the Municipal Building Code of Manor Township.

    • The adopted Uniform Construction Code Act and regulations are amended from time to time.
    • Administration and enforcement may be by a Township employee, construction code officials, or third-party agencies acting for Manor Township.
    “The Uniform Construction Code Act contained in 34 Pa. Code, Chapters 401 to 405, as amended from time to time, is hereby adopted and incorporated herein by reference as the Municipal Building Code of Manor Township.”
  • InspectionsRequired

    Structures, buildings, and signs completed under a Manor Township zoning permit.

    • Inspection occurs within 10 days after notice that permitted work is completed.
    • The Zoning Officer must be satisfied that work conforms to the permit and pertinent laws before issuing the certificate of use and occupancy.

    inspection timing after completion notice: <= 10 days

    “The Zoning Officer shall inspect any structure, building, or sign within 10 days upon notification that the proposed work that was listed under the permit has been completed, and if satisfied that the work is in conformity and compliance with the work listed in the issued permit and all other pertinent laws, he shall issue a certificate of use and occupancy for the intended use listed in the original application.”
  • Certificate of occupancyRequired

    Any structure, building, sign, or land for which a Manor Township zoning permit is required.

    • The certificate application must be made when the zoning-permit application is filed.
    • Temporary certificates may be issued if a portion can safely be used before full completion; they may not exceed six months.

    maximum temporary certificate period: <= 6 months

    “It shall be unlawful to use and/or occupy any structure, building, sign, and/or land or portion thereof for which a permit is required herein until a certificate of use and occupancy for such structure, building, sign, and/or land or portion thereof has been issued by the Zoning Officer.”
  • Local zoningPresent (with conditions)

    Land within Manor Township, Lancaster County, Pennsylvania.

    • Chapter 425 was adopted by the Manor Township Board of Supervisors on June 6, 2016; amendments are noted where applicable.
    “[HISTORY: Adopted by the Board of Supervisors of Manor Township 6-6-2016 by Ord. No. 3-2016. Amendments noted where applicable.]”
  • Zoning districtsPublished (with conditions)

    Zoning districts established by Manor Township Chapter 425.

    • The published Chapter 425 index identifies Agricultural, Rural, Low-Density Residential, Medium-Density Residential, High-Density Residential, commercial, industrial, conservation, Floodplain, Village, and residential-flex zones, among others.
    “§ 425-11 (A) Agricultural Zone. § 425-12 (R) Rural Zone. § 425-13 (RL) Low-Density Residential Zone. § 425-14 (RM) Medium-Density Residential Zone. § 425-15 (RH) High-Density Residential Zone.”
  • Minimum dwelling sizeSpecified

    Habitable floor area for dwellings in Manor Township.

    • The Township code incorporates the Uniform Construction Code requirement rather than stating a numeric Township zoning minimum in the opened provision.
    “Minimum habitable floor space shall be as required by the Uniform Construction Code (UCC).”
  • Mandatory utility hookupConditional

    New single-family dwellings in Township zones where the applicable zone requires public sewer and public water.

    • The Township zoning code does not establish a single Township-wide distance-to-main rule in the opened material.
    • In the Agricultural Zone, the stated 12,500-square-foot minimum-lot alternative applies only if both public sewer and public water are utilized.
    “Single-family detached dwellings, provided that both public sewer and public water are utilized.”
  • Agricultural exemptionConditional

    Tilling associated with agricultural or horticultural uses in Manor Township.

    • The exception is limited to tilling; other listed alteration or development activities require a zoning permit.
    “The alteration or development of any improved or unimproved real estate, including but not limited to mining, dredging, filling, grading, paving, excavation and/or drilling operations, and excluding tilling associated with agricultural or horticultural uses;”
  • Subdividing landRegulated (with conditions)

    Subdivision and land development within Manor Township.

    • Specific application, approval, and improvement requirements were not extracted from the opened chapter index.
    “Chapter 388 Subdivision and Land Development”
  • Driveway accessRequired

    Driveways serving single-family dwellings in Manor Township's Agricultural (A) Zone.

    • All driveways serving single-family dwellings must comply with § 425-39.
    • Lanes exclusively serving agricultural, horticultural, or forestry activities are exempt from driveway and access-drive requirements.
    “Driveways and access drives. All driveways serving single-family dwellings shall be in accordance with § 425-39 of this chapter. All access drives serving other uses shall be in accordance with § 425-40 of this chapter. All lanes exclusively serving agricultural, horticultural and/or forestry-related activities shall be exempt from driveway and access drive requirements.”
  • Permit feesVariable (with conditions)

    Uniform Construction Code and zoning permits in Manor Township.

    • UCC administration and enforcement fees are established by Township governing-body resolution from time to time.
    • No zoning permit is issued until prescribed application fees are paid; other fees under law or ordinances may also apply.
    “Fees assessable by Manor Township for the administration and enforcement undertaken pursuant to this chapter and the Pennsylvania Construction Code Act shall be established by the governing body by resolution from time to time.”

Rules another office applies inside Manor Township

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

  • Minimum lot sizeDistrict specific (with conditions)

    Nonagricultural single-family detached dwelling lots in Manor Township's Agricultural (A) Zone.

    • For qualifying pre-September 19, 1990 tracts, the lot must meet PADEP water-supply and wastewater-disposal requirements, as well as setback, coverage, and other dimensional requirements.
    • The 12,500-square-foot alternative requires both public sewer and public water.
    • The normal maximum lot size is two acres and dwelling/lot quota limits also apply.

    reduced minimum lot area with public sewer and water: 12500 square feet (Both public sewer and public water are utilized.)

    “For each 25 acres of contiguous land in single ownership as of September 19, 1990, there may be one lot sold or utilized for a single-family detached dwelling or other principal nonagricultural use, provided that the minimum lot area be sufficient to meet the requirements of PADEP for water supply and wastewater disposal, as well as setback, lot coverage and other dimensional requirements, and a maximum lot size of two acres; however, the minimum lot area requirement may be reduced to 12,500 square feet if both public sewer and public water are utilized;”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Manor Township or Lancaster County directly.

  • Owner-builder exemption — Owner-built residential construction in Manor Township.
  • Living in an RV — Long-term RV occupancy on private land in Manor Township.
  • Camping on your land — Temporary camping on private land in Manor Township.
  • Tiny homes — Tiny-home occupancy in Manor Township.
  • Manufactured homes — Manufactured-home occupancy in Manor Township.
6 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • 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 Manor Township publishes no rule on the point, not that none exists. Lancaster County’s page lists the county offices to call.

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