Bolthole Index

Luzerne County, Pennsylvania

Building permits, zoning and septic in Dennison Township, Pennsylvania

Dennison Township, Pennsylvania requires building permits before construction or development begins.1 In this Luzerne County township, BHW serves as the Zoning Officer and Building Inspector/Code Enforcement Officer.2 On-lot sewage permits go through the township Sewage Enforcement Officer, with sewage approval preceding building permits for subdivision lots.34

At a glance

Building permits
Required before construction or development1
Zoning
Township zoning; BHW is the Zoning Officer2
Septic permits
Township Sewage Enforcement Officer; approval before building permits on subdivision lots34
Residential lot size
R-A: 2 acres; R-1: 1 acre56
RV living
Flood-zone conditions apply; permanent occupancy elsewhere is unconfirmed—ask BHW72
Tiny homes
Occupancy and minimum dwelling size unconfirmed—ask BHW2
Off-grid sanitation
Septic prohibited where sewer connection is required; composting toilets still need approved washwater disposal for new homes89

Who to call

Building permits

Dennison Township Zoning Officer and Building Inspector/Code Enforcement Officer — BHW Construction Consultation Services, Inc.

Township zoning applications, building-code applications and construction inspections

570-270-3900

1151 Highway 315, Suite 3 Dolphin Plaza Wilkes-Barre, PA 18702

Septic permits

Dennison Township Sewage Enforcement Officer

On-lot sewage permit applications and questions about septic inspection scheduling

570-239-7086

[email protected]

Planning & zoning

Dennison Township Municipal Office

Township administration, subdivision submissions and routing questions to the road crew or floodplain administrator

570-443-8190

[email protected]

76 Walnut Street White Haven, PA 18661

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

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Do you need a building permit in Dennison Township, PA?

Dennison Township requires a building permit before any construction or development begins, and Pennsylvania’s Uniform Construction Code governs construction inside the township.110 Residential construction subject to the UCC includes required inspections, and a UCC certificate of occupancy must be issued before a covered building can be used.1112

An owner doing the work should distinguish contractor licensing from building approval: Pennsylvania has no statewide licensing requirement for most construction contractors, but that does not remove Dennison Township’s building-permit requirement.131 Ask BHW to identify the approvals and inspections for your particular home, addition or outbuilding.2

Who handles building permits and zoning in Dennison Township?

Dennison Township lists BHW Construction Consultation Services, Inc. as both its Zoning Officer and its Building Inspector/Code Enforcement Officer; call 570-270-3900 for those roles.2 The township publishes building-permit and zoning applications, along with conditional-use and minor-subdivision forms.14 Request the current building and zoning fee schedules from BHW before budgeting your project.2

Building and zoning questions belong with BHW, while on-lot sewage permitting belongs with the township Sewage Enforcement Officer.23 For a proposed subdivision or major land development, Dennison Township’s Board of Supervisors retains approval authority, with Planning Commission review and county review forming part of the process.15

Does Dennison Township have zoning, lot-size rules and setbacks?

Dennison Township has its own zoning administration through BHW, and residential dimensions depend on the parcel’s district.256 For single-family residential development, the R-A Rural Agricultural District requires a minimum lot area of 2 acres; the R-1 Single Residential District requires 1 acre.56

R-A setbacks are 50 feet in front and 25 feet at the rear and each side.16 R-1 setbacks are 40 feet in front and 20 feet at the rear and each side.17 Maximum lot coverage is 7% in both districts.1819 Ask BHW to confirm the district and review a proposed house, septic area and accessory-building layout together before committing to the parcel.2

How do septic permits work inside Dennison Township?

Dennison Township’s Sewage Enforcement Officer handles on-lot sewage permits; call 570-239-7086 or email [email protected].320 Owners must obtain a sewage permit before constructing an on-lot system, and subdivision lots need sewage approval before building-permit issuance.4 Pennsylvania also requires approval before a constructed sewage system is covered, subject to the statutory notification exception; arrange the inspection sequence with the permit issuer.21

An accessible improved property whose principal building is within 150 feet of the sewer system must connect within 60 days after township notice.22 Septic tanks and similar receptacles are prohibited on improved property already connected or required to connect.8 A composting toilet in a new residence still requires an approved method for washwater or excess liquid.9

Can you live in an RV or tiny home in Dennison Township?

Dennison Township’s verified RV provision addresses specified flood zones, rather than establishing permission for permanent RV living throughout the township.7 In flood Zones A, A1-30, AH and AE, an RV must either remain fewer than 180 consecutive days, be fully licensed and ready for highway use, or meet the ordinance’s manufactured-home permit requirements; other zoning and floodplain rules may apply.7

We could not confirm permanent RV occupancy outside those flood zones, tiny-home occupancy, accessory dwellings or a minimum dwelling size; ask BHW about the parcel and proposed use.2 For a tiny home subject to the UCC, the certificate-of-occupancy requirement remains part of the path to lawful use.12

Building a home in Dennison Township: what comes first?

Start with BHW: ask for the parcel’s zoning district, applicable dimensions and current building and zoning applications.214 Next, resolve sewer availability or an on-lot sewage permit with the township Sewage Enforcement Officer; subdivision lots require sewage approval before building permits.422

If the project includes subdivision or major land development, arrange township planning review and Board of Supervisors action, including required county review and applicable application fees.1523 Obtain the building permit before starting construction, schedule required UCC inspections and obtain the certificate of occupancy before using the covered home.11112 A driveway built or changed on state highway land, or connected to a PennDOT drainage facility, also needs a PennDOT Highway Occupancy Permit.24

What should you check before buying land in Dennison Township?

Confirm the buildable layout with BHW and sewage feasibility with the township Sewage Enforcement Officer before relying on acreage alone: district setbacks and sewage approval are separate constraints.216174 We could not confirm Dennison Township’s private-well permitting requirements; ask the municipal office which local water approvals apply.25 Pennsylvania’s water-well driller licensing and rig-permit rules concern drilling companies and do not establish a township homeowner well-permit answer.26

For land outside Dennison Township, consult the Luzerne County guide and identify the municipality before using a zoning rule: county zoning authority is limited where municipalities have their own ordinances.27 For township floodplain administration or road-access questions, ask the municipal office to identify the responsible official for the parcel.25

Watch-outs

  • The RV flood-zone provision is not a township-wide permission for permanent RV occupancy; ask BHW about the proposed residential use.72
  • A required sewer connection prevents using a septic tank or similar receptacle on the affected improved property.8
  • We could not confirm a general Dennison Township owner-builder exemption from building requirements; ask BHW before treating self-construction as exempt.2

Sources

  1. Code of Ordinances, Section 6-2.00, Building Permits Required (Dennison Township), quoted and re-checked
  2. Dennison Township Zoning Officer and Building Inspector/Code Enforcement Officer — BHW Construction Consultation Services, Inc. (dennisontwp.org)
  3. About Dennison Township (Dennison Township), quoted and re-checked
  4. Dennison Township SALDO, sewage provisions (Dennison Township), quoted and re-checked
  5. Dennison Township Zoning Ordinance as amended (Dennison Township), quoted and re-checked
  6. dennisontwp.org (Dennison Township), quoted and re-checked
  7. Code of Ordinances, Section 26-1229, Special Requirements for Recreational Vehicles (Dennison Township), quoted and re-checked
  8. Code of Ordinances, Section 24-204, Prohibited Waste Disposal Systems (Dennison Township), quoted and re-checked
  9. 25 Pa. Code § 73.65. Recycling toilet, incinerating toilet or composting toilet (Pennsylvania statewide rule), quoted and re-checked
  10. Apply for a Uniform Construction Code Building Permit (Dennison Township), quoted and re-checked
  11. Apply for a Uniform Construction Code Building Permit (Dennison Township), quoted and re-checked
  12. Apply for a Uniform Construction Code Building Permit (Dennison Township), quoted and re-checked
  13. Contractor Licensing (Pennsylvania statewide rule), quoted and re-checked
  14. Dennison Township Forms (Dennison Township), quoted and re-checked
  15. Dennison Township SALDO, Sections 101 and 303 (Dennison Township), quoted and re-checked
  16. dennisontwp.org (Dennison Township), quoted and re-checked
  17. dennisontwp.org (Dennison Township), quoted and re-checked
  18. dennisontwp.org (Dennison Township), quoted and re-checked
  19. dennisontwp.org (Dennison Township), quoted and re-checked
  20. Dennison Township Sewage Enforcement Officer (dennisontwp.org)
  21. Pennsylvania Sewage Facilities Act (Pennsylvania statewide rule), quoted and re-checked
  22. Code of Ordinances, Section 24-201, Connection to Sewer Required (Dennison Township), quoted and re-checked
  23. Minor Subdivision Land Development Application (Dennison Township), quoted and re-checked
  24. Apply for a PennDOT Highway Occupancy Permit (Pennsylvania statewide rule), quoted and re-checked
  25. Dennison Township Municipal Office (dennisontwp.org)
  26. Apply for a Water Well Drillers License and Rig Permit (Pennsylvania statewide rule), quoted and re-checked
  27. Pennsylvania Municipalities Planning Code, Section 602 (Pennsylvania statewide rule), quoted and re-checked

Written October 11, 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 Dennison Township

Dennison Township’s own rules

  • Building permitRequired

    Any construction or development within Dennison Township.

    • The permit must be obtained before construction or development begins.
    “Building permits shall be required before any construction or development is undertaken within any area of the Township of Dennison.”
  • Minimum lot sizeSpecified

    Single-family residential development in the R-A Rural Agricultural District.

    • Table 501 also specifies 150-foot minimum width, setbacks, lot coverage, and height limits.
    • Other ordinance provisions and state or local regulations may impose greater restrictions.

    minimum lot size: 2 acres

    “R-A 2 Acres 150 50 25 25 7% 2 1/2 Stories or 35 feet”
    One more reviewed finding on this topic
    • Specified — Single-family residential development in the R-1 Single Residential District.
      “R-1 1 Acre 150 40 20 20 7% 2 1/2 Stories or 35 feet”
  • SetbacksSpecified

    R-1 Single Residential District.

    • Front, rear, and side setbacks are listed in Table 501.

    front setback: 40 feet · rear setback: 20 feet · side setback: 20 feet per side

    “R-1 1 Acre 150 40 20 20 7% 2 1/2 Stories or 35 feet”
    One more reviewed finding on this topic
    • Specified — R-A Rural Agricultural District.
      “R-A 2 Acres 150 50 25 25 7% 2 1/2 Stories or 35 feet”
  • Lot coverageSpecified

    R-1 Single Residential District.

    maximum lot coverage: 7 percent

    “R-1 1 Acre 150 40 20 20 7% 2 1/2 Stories or 35 feet”
    One more reviewed finding on this topic
    • Specified — R-A Rural Agricultural District.
      “R-A 2 Acres 150 50 25 25 7% 2 1/2 Stories or 35 feet”
  • Building heightSpecified

    R-1 Single Residential District.

    maximum building height: 2 1/2 stories or 35 feet

    “R-1 1 Acre 150 40 20 20 7% 2 1/2 Stories or 35 feet”
    One more reviewed finding on this topic
    • Specified — R-A Rural Agricultural District.
      “R-A 2 Acres 150 50 25 25 7% 2 1/2 Stories or 35 feet”
  • Living in an RVLimited

    Recreational vehicles in Dennison Township flood Zones A, A1-30, AH and AE.

    • The RV must be on site fewer than 180 consecutive days, or be fully licensed and ready for highway use, or meet manufactured-home permit requirements under Section 26-1228.
    • Other zoning and floodplain rules may apply.

    maximum consecutive days unless another condition is met: < 180 days

    “Recreational vehicles in Zones A, A1-30, AH and AE must either: a. Be on the site for fewer than 180 consecutive days; b. Be fully licensed and ready for highway use; or c. Meet the permit requirements for manufactured homes in Section 26-1228.”
  • Who permits septicLocal

    On-lot sewage permitting inside Dennison Township.

    • Dennison Township identifies a Sewer Enforcement Officer and its SALDO directs lot owners to apply to the Township for a sewage permit.
    “A sewage permit must be approved and issued by the Township Sewage Enforcement Officer prior to the start of any construction or development upon any lot within an approved subdivision or land development.”
  • Septic permitRequired

    Construction of an on-lot sewage disposal system in Dennison Township.

    • The sewage permit is required before construction of the on-lot sewage disposal system.
    • For subdivision lots, a sewage permit is required before issuance of any building permit.
    “Individual owners of lots must apply to the Township for a sewage permit prior to the construction of any on-lot sewage disposal system.”
  • Off-grid sanitationLimited

    Privy vaults, cesspools, sinkholes, septic tanks, and similar receptacles on improved properties inside Dennison Township that are connected to or required to connect to the sewer.

    • The prohibition applies only to improved property connected to a sewer or required under Section 24-201 to connect.
    • Existing receptacles must be abandoned and may be cleansed and filled at the owner's expense under Township direction.
    “No privy vault, cesspool, sinkhole, septic tank or similar receptacle shall be used or maintained at any time upon any Improved Property which has been connected to a Sewer or which shall be required under Section 24-201 to be connection to a Sewer.”
  • Mandatory utility hookupSewer (with conditions)

    An improved property inside Dennison Township whose principal building is within 150 feet of the Sewer System.

    • Connection and use must occur within 60 days after notice from the Township.
    • The requirement covers discharge of sanitary sewage and industrial wastes.
    • A septic tank or similar receptacle may not be used on property connected to or required to connect to the sewer.

    distance from sewer system: <= 150 feet · connection deadline after Township notice: 60 days

    “The Owner of any Improved Property accessible to and whose principal building is within 150 feet from the Sewer System shall connect such Improved Property with and shall use such Sewer System, in such manner as this Township may require, within 60 days after notice to such Owner from this Township to make such connection, for the purpose of discharge of all Sanitary Sewage and Industrial Wastes from such Improved Property, subject, however, to such limitations and restrictions as shall be established herein or otherwise shall be established by the Township from time to time.”
  • Subdividing landRegulated (with conditions)

    Subdivisions and land developments within Dennison Township municipal limits.

    • The Board of Supervisors approves or disapproves subdivisions and major land developments.
    • Planning Commission review and recommendation are part of the process.
    • Luzerne County Planning Commission review is required before township approval or expiration of the 30-day review period.
    “The Dennison Township Board of Supervisors shall retain and exercise the authority for the approval or disapproval of all subdivisions and major land developments as set forth in this Ordinance.”
  • Permit feesVariable (with conditions)

    Subdivision and land-development applications inside Dennison Township.

    • The application requires a SALDO fee and Luzerne County Planning Commission review fee.
    • Highway occupancy, sewage, DEP planning, conservation-district, consulting, and other agency fees may apply depending on the project.
    “Application fee (SALDO fee schedule at dennisontwp.org) [...] Luzerne County Planning Commission review fee (LCPC fee schedule at dennisontwp.org) [...] Consulting fees deposit (if applicable)”
  • Permit processPublished (with conditions)

    Township zoning, building, and subdivision/land-development applications.

    • The Township publishes building, zoning, conditional-use, and minor-subdivision forms.
    • Major subdivision and land-development plans require Planning Commission review and Board of Supervisors action.
    • Applications may require supporting plans, DEP planning modules, agency reviews, and fees.
    “Dennison Township Building Permit Application 2025 [...] Dennison Township Zoning Application [...] Minor Subdivision Land Development Application”

Rules another office applies inside Dennison Township

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

  • Building code adoptedAdopted (with conditions)

    Construction inside Dennison Township is governed by Pennsylvania's Uniform Construction Code.

    • The UCC regulates building-project codes and standards statewide.
    “The Pennsylvania Uniform Construction Code (UCC) regulates the codes and standards of building projects in the Commonwealth.”
  • InspectionsRequired

    Construction inside Dennison Township subject to the Pennsylvania UCC.

    • Inspections apply in several cases, including residential or commercial construction and electrical, gas, mechanical, plumbing, pool, hot-tub, manufactured-housing, and industrialized-housing work.
    “Inspections are also necessary in several cases, including construction or changes to commercial or residential buildings, electrical, gas, mechanical or plumbing systems, and the installation of swimming pools or hot tubs.”
  • Certificate of occupancyRequired

    Buildings and facilities inside Dennison Township subject to the UCC.

    • A UCC certificate of occupancy must be issued before the building or facility is used.
    “A UCC certificate of occupancy must be issued before a building or facility can be used.”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemption from Dennison Township or UCC building requirements.
  • Minimum dwelling size — Minimum dwelling size inside Dennison Township.
  • Tiny homes — Tiny-home occupancy inside Dennison Township.
  • Accessory dwellings — Accessory dwelling units inside Dennison Township.
  • Septic inspection — Inspection requirements for on-lot sewage systems inside Dennison Township.
2 more unanswered
  • Well permit
  • Agricultural exemption

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 Dennison Township publishes no rule on the point, not that none exists. Luzerne County’s page lists the county offices to call.

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