Bolthole Index

Clay County, Tennessee

Building permits, zoning and land rules in Clay County, Tennessee

83Index Score / 100
#10 of 95 in Tennessee

Clay County, Tennessee is listed as opted out of the state's residential building-permit program, but that does not establish whether the county separately requires a local permit1. County zoning also remains unconfirmed2. A TDEC permit is required before installing or repairing a septic system3.

At a glance

Building permit
State residential program does not apply; a separate local requirement is unconfirmed1
Building code
Clay County is listed as OPT OUT of the state residential building-code program4
Zoning
Countywide zoning could not be confirmed; ask the County Mayor's office2
Septic permit
Required for installation or repair and handled by TDEC53
RV or tiny-home living
Long-term occupancy rules could not be confirmed; ask the County Mayor's office2
Owner-builder
One owner permit every two years for a personal residence not offered for sale, lease or rent6
Septic soils
Only 4% of soils lack severe limits for a conventional drain field7

Who to call

Building permits

Tennessee State Fire Marshal's Office

Optional state inspections and Certificates of Occupancy in opt-out or non-code jurisdictions

615-741-7170

Online permits →

Septic permits

TDEC Cookeville Environmental Field Office

Division of Water Resources questions, including septic-related inquiries, for Clay County

931-206-6329

1844 Foreman Dr, Suite 101, Cookeville, TN 38501

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

Do you need a building permit in Clay County, Tennessee?

Clay County is listed as OPT OUT of Tennessee's residential building-permit program for one- and two-family dwellings41. That means the state residential program does not supply the ordinary permit requirement here; it does not prove that Clay County has no separate local permit1. We could not confirm a complete local inspection or certificate-of-occupancy rule, so ask the County Mayor's office about the parcel and project. Septic, floodplain, driveway and municipal requirements are separate layers8. An owner may build a personal residence under the owner-builder provision once every two years if it will not be sold, leased or rented6.

Who handles Clay County building permits and inspections?

We could not confirm a Clay County building department or published local permit process. Start with the County Mayor's office to ask whether the county requires a local approval and who handles floodplain review. Clay County's state-program status is OPT OUT, so do not use Tennessee's ordinary residential workflow as proof that a county permit is either required or unnecessary1. Owners in an opt-out or non-code jurisdiction may request a State Fire Marshal's Office inspection during construction; a qualifying dwelling that meets statewide safety standards can receive a Certificate of Occupancy910. The office answers inspection questions at 615-741-71709.

Does Clay County have zoning?

We could not confirm whether unincorporated Clay County has countywide zoning, and the available entry has low confidence because it rests on the absence of a planning or zoning department from the county office list rather than an explicit ordinance statement2. Ask the County Mayor's office whether a parcel is subject to county zoning, subdivision controls, setbacks, minimum lot size, lot coverage or height limits. Tennessee law authorizes counties to adopt zoning outside municipal corporations, so rural land should not be treated as unrestricted without a parcel-specific answer11. Agricultural buildings receive a conditional county-zoning exemption only when on land devoted to agricultural use and incidental to that enterprise, with highway, airport, park and floodplain exceptions12.

How do septic permits work in Clay County?

Tennessee requires a Septic System Construction Permit before a septic system is installed or an existing faulty system is repaired, and TDEC is the responsible authority53. For Clay County, contact the TDEC Cookeville Environmental Field Office at 931-206-632913. A new conventional permit costs $400 for design flow up to 1,000 gallons per day, while a new alternative-system permit costs $500 at that flow; larger designs add fees3. Site feasibility deserves early attention because only 4% of Clay County soils are rated without severe limitations for a conventional drain field7. A qualifying utility with sewer along the road may have authority to require connection14.

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

We could not confirm Clay County rules for long-term RV living, temporary camping, tiny-home occupancy, manufactured homes or accessory dwellings. The uncertain countywide-zoning finding is not enough to conclude that those uses are allowed2. Before buying, give the County Mayor's office the parcel number and ask who answers occupancy, setbacks, minimum dwelling size, floodplain and subdivision questions. If the land lies inside an incorporated municipality, ask that city because Tennessee county zoning authority concerns land outside municipal corporations11. A dwelling using onsite wastewater still needs the required TDEC approval before system installation or repair3. Clay County's opt-out status does not settle local occupancy questions1.

Building a home in Clay County: steps in order

  1. Ask the County Mayor's office to identify local building, zoning, subdivision and floodplain approvals; those rules could not be confirmed.
  1. Contact TDEC's Cookeville Environmental Field Office and establish septic feasibility before fixing the house site133.
  1. Resolve access. A new or changed driveway on Tennessee state-highway right-of-way needs a TDOT permit; the county-road rule remains unconfirmed15.
  1. Choose the builder. The owner-builder provision allows one personal residence every two years if it is not for sale, lease or rent; a paid prime contractor above $25,000 must be licensed6.
  1. Decide whether to request voluntary State Fire Marshal inspections and a Certificate of Occupancy910.

What should you check before buying land in Clay County?

Make septic feasibility the first contingency: only 4% of Clay County soils are rated without severe limitations for a conventional drain field7. Terrain also affects siting because 34.4% of the land is at a slope of 15% or less, while 70.8% is wooded1617. Ask the County Mayor's office who handles floodplain determinations and county-road entrances; neither county process could be confirmed. A driveway touching state-highway right-of-way requires a TDOT permit before construction or a change in use15. The effective property-tax rate is about 0.6% and the median annual bill is about $8411819. The nearest city of 100,000 or more is about 67 miles from the county center20.

Watch-outs

  • Clay County's OPT OUT listing answers only the state residential program; it does not establish that no separate local permit exists1.
  • Countywide zoning, RV occupancy, tiny-home occupancy, setbacks and minimum dwelling size remain unconfirmed; ask the County Mayor's office before relying on an unrestricted-use assumption2.
  • Only 4% of Clay County soils are rated without severe limitations for a conventional septic drain field7.
  • Clay County's floodplain administrator and county-road driveway process could not be confirmed; ask the County Mayor's office to route both questions2.

Sources

  1. Tennessee Fire Marshal's Office Residential Jurisdictions & Inspectors, quoted and re-checked
  2. Clay County, Tennessee Government (2026 county census)
  3. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  4. Tennessee Fire Marshal's Office Residential Jurisdictions & Inspectors, quoted and re-checked
  5. Subsurface Sewage Disposal System (SSDS) Permits, quoted and re-checked
  6. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  7. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  8. Residential Permit FAQs (Tennessee statewide rule), quoted and re-checked
  9. Tennessee State Fire Marshal's Office (tn.gov)
  10. Statewide Building Construction Code Inspections in “Opt-Out” or “Non-Code” Jurisdictions (Tennessee statewide rule), quoted and re-checked
  11. Tennessee Attorney General Opinion No. 10-108 (Tennessee statewide rule), quoted and re-checked
  12. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  13. TDEC Cookeville Environmental Field Office (tn.gov)
  14. Utility Customers Frequently Asked Questions (Tennessee statewide rule), quoted and re-checked
  15. Highway Entrance Permits, quoted and re-checked
  16. Share of land at 15% slope or less: Bolthole Index county data
  17. Wooded share of land: Bolthole Index county data
  18. Effective property tax rate: Bolthole Index county data
  19. Median property tax bill: Bolthole Index county data
  20. Distance to the nearest metro area: Bolthole Index county data

Written September 27, 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

Clay County in Tennessee

83
County map
Clay County highlighted among the Tennessee counties · colored by Index score

How Clay County scores

Seclusion60100% ev.
Self-Sufficiency61100% ev.
Admin Boringness84100% ev.
Durability66100% ev.
Property Autonomy71100% ev.
Carry Cost8796% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$219kTypical home
0.6%Property tax
$3,793Land / acre
53.5"Annual rain
1.4% of yrsSevere drought
6.8 / yr (+6.3)Mid-century 100°F days
13.6 daysMid-century dry spell
2.3" (+7.4%)Mid-century 1-day rain
1.68×Wildfire change factor
100%Forward climate coverage
$1,401Home insurance / yr
2% / yrInsurance growth
0.56%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
17,135People within 30 min
2,209,255People within 2 hr
27,222Radius comparison (15 mi)
32.6People / sq mi
18.9%Federal land
34.4%Land at 15% slope or less
4%Septic soil without severe limits
4,975 acWorkable land screen
70.8%Wooded land
59.6 tonsBiomass / forest ac
57.9°FAvg temp

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Answers from the rulebook for Clay County

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

Clay County rules

  • Building permitLimited

    State residential building-permit program in Clay County.

    • Clay County is listed as OPT OUT of the state residential building program.
    • The source does not establish whether a separate local permit requirement applies.
    “Clay County | OPT OUT | Kyle Vari | [email protected] | 615-427-9586”
  • Building code adoptedPartial

    State residential building-code enforcement for one- and two-family dwellings and townhouses in Clay County.

    • The State Residential Building Code Enforcement Program applies only in areas that have not received a local-code exemption and have not opted out.
    • The official jurisdiction table lists Clay County as OPT OUT.
    • The statewide program page states that Tennessee has adopted the 2018 International Residential Code and 2018 International Energy Conservation Code.
    “The state has adopted the 2018 International Residential Code (IRC) and the 2018 International Energy Conservation Code (IECC).”
    One more reviewed finding on this topic
  • County-wide zoningAbsent

    The Clay County government lists no planning or zoning department among its offices, consistent with rural TN counties having no countywide zoning.

    Clay County, Tennessee Government ↗Scouted from the county site, not yet independently re-checked

Tennessee rules that apply here

  • Owner-builder exemptionConditional

    A Tennessee property owner constructing a single residence for the owner's individual use.

    • The owner may have one permit every two years.
    • The residence must not be for sale, lease, or rent.
    • If the owner hires a contractor, the contractor is a prime and must be licensed and obtain the building permit for inspections.
    • Contracts may not be split into phases to circumvent the licensing law.
    • Anyone paid more than $25,000 by the owner is considered a prime and must be licensed.
    • The exemption is based on TCA 62-6-103 and Rule 0680-1-.22.

    owner permits: per 1 permit per two years · contractor payment threshold: > 25000 USD (Anyone paid in excess of this amount is considered a prime and must be licensed.)

    “one permit every two years to build their home as long as it is not for sale, lease, or rent (individual use).”
    One more reviewed finding on this topic
    • Available (with conditions) — An owner constructing a single residence in Tennessee, including Clay County, for the owner's own use.
      “an owner of property may construct a single residence once every two years”
  • Certificate of occupancyLimited

    Certificates of occupancy for one- and two-family dwellings in Tennessee opt-out or non-code jurisdictions when the State Fire Marshal's Office inspects the dwelling during construction.

    • The owner or contractor may obtain a state building permit to request the inspection.
    • The Certificate of Occupancy is released only if the dwelling is determined to meet statewide building construction safety standards.
    • The source describes this process for opt-out or non-code jurisdictions and for new construction or additions to existing homes.
    “determined to meet the statewide building construction safety standards, the State Fire Marshal’s Office will release a Certificate of Occupancy”
  • Who permits septicState

    Subsurface sewage disposal system permitting and related permits in Clay County.

    • The state source identifies the Division of Water Resources as the permitting authority.
    • No Clay County contract-county exception was identified on the construction-permit page; the page lists contract counties and Clay is not among them.
    “Completed application forms and application fees should be sent to the Division of Water Resources”
    One more reviewed finding on this topic
    • State — Subsurface sewage disposal permitting affecting Clay County.
      “Completed application forms and application fees should be sent to the Division of Water Resources at the appropriate Environmental Field Office.”
  • Septic permitRequired

    Installation of a subsurface sewage disposal system on property in Tennessee, and repair of an existing faulty system.

    • A Septic System Construction Permit is required before installation or repair.
    • The application requires site and system information; soils maps may be required and large conventional or alternative systems require a licensed-engineer design.
    • The review generally takes 10 days and must be completed within 45 days.
    • New conventional permit fee is $400 up to 1,000 gallons per day, plus $100 for each additional 1,000 gallons per day.
    • New alternative permit fee is $500 up to 1,000 gallons per day, plus $150 for each additional 1,000 gallons per day.
    • Experimental SSDS permit fee is $500.
    • Repair permits have no permit fee; repair construction inspection fee is $100.
    • Contract counties Blount, Davidson, Hamilton, Jefferson, Knox, Madison, Sevier, Shelby, and Williamson may require an additional permit.

    new conventional SSDS permit fee: 400 USD up to 1000 gallons per day design flow ($100 for each additional 1000 gpd flow) · new alternative SSDS permit fee: 500 USD up to 1000 gallons per day design flow ($150 for each additional 1000 gpd flow) · experimental SSDS permit fee: 500 USD · repair permit fee: No permit fee

    “Any individual or property owner who desires to have a subsurface sewage disposal (septic) system installed on their property or requiring repair to an existing faulty system must get a Septic System Construction Permit.”
    One more reviewed finding on this topic
    • Required — Installation of a subsurface sewage disposal system or repair of an existing faulty system on property in Clay County.
      “must get a Septic System Construction Permit.”
  • Mandatory utility hookupSewer (with conditions)

    Residential, commercial, or industrial buildings on lots or parcels abutting a street or other public way containing a sanitary sewer, where the applicable Tennessee utility system has issued bonds payable for sewer services.

    • The cited Tennessee statute grants qualifying utility systems authority to require connection.
    • The building must exist on the abutting lot or parcel.
    • The owner, tenant, or occupant may be required to cease using other means for disposal of sewage, sewage waste, or other polluting matter.
    • This source describes authority to require sewer connection; it does not establish that every Tennessee property has sewer available.
    “Utility systems within the State of Tennessee that have issued bonds payable for sewer services are granted authority in TCA § 7-35-201 (1) to "require the owner tenant or occupant of each lot or parcel of land that abuts upon a street or other public way containing a sanitary sewer and upon which lot or parcel a building exists for residential, commercial or industrial use, to connect the building with the sanitary sewer and to cease to use any other means for the disposal of sewage, sewage waste or other polluting matter."”
  • Agricultural exemptionConditional

    Buildings or structures on land used for agricultural purposes and subject to county zoning regulation in Tennessee.

    • The building or structure must be located on lands devoted to agricultural uses.
    • The building or structure must be incidental to the agricultural enterprise.
    • The exemption does not apply to agricultural lands adjacent or in proximity to state or federal-aid highways, public airports, or public parks.
    • The exemption does not apply to land located within the one-hundred-year flood plain.
    • The Attorney General opinion states that the provision applies to counties only and has no application to municipalities.
    • There is no blanket exemption for cotton gins, grain elevators, slaughterhouses, processing plants, or milk bottling plants; those structures qualify only when the statutory conditions are met.
    “it must be located on lands “devoted to agricultural uses;” and (2) it must be “incidental to the agricultural enterprise.””
  • Driveway accessRequired

    Driveway entrances within the right-of-way of a Tennessee state highway in Clay County.

    • A permit is required before construction of a driveway on state highway right-of-way.
    • The requirement also covers modification, revision, or change in use of existing driveway facilities.
    • The permit is obtained from TDOT.
    • TDOT may issue permits only when the application complies with the state driveway-entrance rules.
    • TDOT may impose terms, conditions, and limitations necessary and convenient to meet those rules.
    • The state standards, procedures, and requirements are in addition to any county or municipal land-use regulations that may govern driveways.
    • The rules' administrative history states that new rules were effective March 27, 2016.
    “Under state law, a permit is required before construction of a driveway on state highway right-of-way, including the modification, revision, or change in use of any existing driveway facilities. Property owners must obtain a permit from TDOT.”
    2 more reviewed findings on this topic
    • Required — Construction, modification, revision, or change in use of a driveway within the right-of-way of a Tennessee state highway in Clay County.
      “Under state law, a permit is required before construction of a driveway on state highway right-of-way, including the modification, revision, or change in use of any existing driveway facilities. Property owners must obtain a permit from TDOT.”
    • Limited — Construction, modification, revision, or change in use of a driveway on Tennessee state highway right-of-way.
      “Under state law, a permit is required before construction of a driveway on state highway right-of-way, including the modification, revision, or change in use”
  • Permit feesPublished (with conditions)

    Residential building permits administered by Tennessee's State Residential Building Code Enforcement Program for one- and two-family dwellings and townhouses where the state program applies.

    • The state program does not apply where a local government enforces local building codes under an exemption or where the city or county has opted out by a two-thirds vote.
    • For construction costs above the maximum listed in the table, an additional fee of $50.00 applies for each additional $50,000 or fraction thereof.
    • The construction cost cannot be less than $60.57 per heated square foot of construction.
    • An HVAC and Plumbing Inspection is required for all new construction.
    • A slab other than Monolith Pour Inspection is required when slab and footing are cast separately.

    permit fee for construction cost $0 to $5,000: 100 USD · permit fee for construction cost $5,001 to $100,000: 350 USD · additional fee for plumbing and HVAC inspection: 100 USD (Applicable as stated in the fee table.) · additional fee for slab other than monolith pour: 100 USD (Applicable when slab and footing are cast separately.)

    “$0 to $5,000 | $100 | $100 | $100 $5,001 to $100,000 | $350 | $100 | $100”
  • Permit processPublished (with conditions)

    Residential permit purchase and inspection process under Tennessee's State Residential Building Code Enforcement Program.

    • The state program applies to one- and two-family dwellings and townhouses only in areas without the stated local-code exemption or opt-out.
    • A first-time CORE user must register for an account.
    • A building permit must be purchased online or at a local Issue Agent.
    • Inspections cover the foundation before pouring, framing/rough-in construction, and final construction.
    • One free re-inspection is available; each additional re-inspection requires an additional fee.
    • A homeowner may build a home only if it will be the homeowner's residence, not sold or leased, and the homeowner has not received a homeowner building permit during the preceding 24 months.
    • Detached garages, sheds, barns, and other detached structures not used for living purposes do not require a state residential building permit.
    • A permit is not required for installation of a manufactured or modular home, but custom site work such as a deck, patio, or stoop requires a permit.

    effective date for permit requirement for additions over 30 square feet: 2011-10-01 (Applies to additions to existing homes.) · free re-inspections per project: 1 inspection (Available if a required inspection is not passed the first time.)

    “A building permit must be purchased online or at a local Issue Agent. The cost of the building permit is based on the estimated cost”
    One more reviewed finding on this topic
    • Published (with conditions) — Tennessee state residential permitting process where the state residential program applies or a state permit is requested.
      “The permit holder is solely responsible for requesting an inspection.”
  • county zoning authorityGeneral

    County legislative bodies adopting zoning regulations for portions of Tennessee counties outside municipal corporations.

    • The authority is exercised under the conditions and procedures in Tennessee Code Annotated §§ 13-7-101 through 13-7-119.
    • The grant applies to portions of counties outside municipal corporations.
    • County zoning authority does not authorize county building permits or regulation of buildings or structures on agricultural land when the building or structure is incidental to the agricultural enterprise, except on agricultural lands adjacent or in proximity to state federal-aid highways, public airports or public parks.
    • The agricultural-land limitation applies to counties only and has no application to municipalities.
    “Under Tenn. Code Ann. § 13-7-101, et seq., the General Assembly has expressly delegated the authority to county legislative bodies to enact zoning regulations and create a board of zoning appeals.”

Still unanswered

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

  • Inspections — Residential building inspections in Clay County.
  • Local zoning — Local zoning within Clay County, including incorporated municipalities and any other local authorities.
  • Zoning districts — Published zoning districts for Clay County.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Clay County.
  • Minimum lot size — Minimum lot size in unincorporated Clay County.
14 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Subdividing land
  • Building in a floodplain
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Clay County, Tennessee

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

Clay County scores 83/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property.

Do you need a building permit in Clay County, Tennessee?

Clay County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Tennessee Department of Environment and Conservation (TDEC), Division of Water Resources. Owner-builders may act as their own contractor to build their home. 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 Clay County, Tennessee?

Land in Clay County runs about $3,793 per acre, based on the latest county data.

What is the water situation in Clay County?

Clay County gets about 53.5" of rain a year, with severe drought in roughly 1.4% of years.

How remote is Clay County?

A representative private-land location has about 17,135 people within a 30-minute drive and 2,209,255 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 Clay County means bringing your own water and power. The kit we’d start with:

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How Clay compares in Tennessee

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