Bolthole Index

Coffee County, Tennessee

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

68Index Score / 100
#59 of 95 in Tennessee

Coffee County, Tennessee requires a county building permit for covered construction, and its Codes Department regulates construction countywide12. Unincorporated land is also subject to county zoning3. TDEC requires a septic construction permit before a system is installed or repaired4. Owner-builders may construct a home for their own use under Tennessee's conditional exemption5.

At a glance

Building permit
Required for covered construction through Coffee County Codes1
Zoning
Yes, for unincorporated Coffee County3
Septic
TDEC permit required before installation or repair4
Setbacks
District-specific; confirm the parcel's district67
RV living
Not confirmed; ask county Planning and Zoning8
Tiny homes
Occupancy rule not confirmed; ask Planning and Zoning8
Owner-builder
Conditional exemption for a home built for the owner's use5
Minimum home size
Not confirmed; ask Planning and Zoning8

Who to call

Building permits

Coffee County Department of Codes and Safety (Codes Compliance)

Building permits, construction regulation, inspections and code compliance countywide

931-723-4841

[email protected]

1329 McArthur Street, Suite 2, Manchester, TN 37355

Zoning

Coffee County Planning and Zoning Department

Zoning and land-use questions for unincorporated Coffee County

931-723-4841

[email protected]

1329 McArthur Street, Suite 2, Manchester, TN 37355

Roads & driveways

Coffee County Highway Department

County-road questions, including access onto a county-maintained road

931-728-3321

97 Walker Street, Manchester, TN 37355

Septic permits

Tennessee Department of Environment and Conservation - Subsurface Sewage Disposal Systems

State septic construction permits and septic-system services for Coffee County

(888) 891-TDEC (8332)

Davy Crockett Tower 500 James Robertson Parkway Nashville, TN 37243

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 Coffee County, Tennessee?

Yes. Coffee County requires a local building permit for covered construction, and the county Codes Department regulates construction and code compliance countywide12. The applicable residential standards include the 2018 International Residential Code and 2018 International Energy Conservation Code9. Because Tennessee's state residential-permit program has local-enforcement and opt-out exceptions, do not use the state's permit portal or state fee table as a substitute for Coffee County's instructions10. Start with Coffee County Codes and describe the proposed structure, use and location. The county page publishes a building-permit fee table and an inspections document, so confirm the current fee and inspection sequence before work begins2.

Who issues Coffee County building permits, and how do you reach them?

Coffee County Codes Compliance is the local building office. It is at 1329 McArthur Street, Suite 2, Manchester, TN 37355; call 931-723-4841 or email [email protected]2. The office says it regulates construction, materials, use and occupancy, and the location and maintenance of buildings and related equipment2. Published hours are Monday through Friday from 8 a.m. to 4:30 p.m., with a closure from 11:30 a.m. to 12:30 p.m.2. Ask which application, plans, trade permits and inspections your project needs. Coffee County's reviewed materials establish only part of the workflow: land-use applications may require project details, a site sketch, an assessor map, plats or plans, but they do not establish the complete building-permit checklist11.

Does Coffee County have zoning, setbacks and land-use rules?

Yes. Coffee County administers zoning for unincorporated land312. The published bulk schedule is district-specific and expressly excludes A-1, so identify the parcel's district before applying a setback number7. For the categories shown, front setbacks are 50 feet, rear and side setbacks are 25 feet, and accessory structures must be in the rear yard at least 10 feet from property lines and other structures; A-1 has a 50-foot setback from every property line6. Agricultural buildings receive a setback exemption under the county schedule, but that does not establish an exemption from every other building, zoning, septic or floodplain requirement13. Subdivision plats also go through the Coffee County Planning Commission14.

How do septic permits work in Coffee County?

TDEC, rather than Coffee County, handles the Septic System Construction Permit. Obtain that permit before installing, changing or repairing a septic system and before dirt work or construction of a building pad4. TDEC inspects each permitted installation for compliance, and the final inspection occurs before the system is covered15. A conventional permit costs $400 for design flow up to 1,000 gallons per day, with $100 for each additional 1,000 gallons per day; alternative-system fees begin at $500 for the same initial capacity16. Only about 27.7% of Coffee County soils are rated without severe limitations for a conventional drain field, so ample acreage does not guarantee a standard system will work17. TDEC's statewide contact is (888) 891-TDEC (8332)18.

Can you live in an RV or tiny home on land in Coffee County?

We could not confirm a Coffee County rule that specifically authorizes or prohibits long-term RV occupancy, temporary camping or tiny-home occupancy on private land. Coffee County has zoning in unincorporated areas, and the Codes Department regulates use and occupancy of property, so the answer may depend on the parcel's district and proposed setup32. Before buying land or moving a unit onto it, give Planning and Zoning the parcel number, zoning district, intended length of stay, utility plan and whether the unit will be the principal residence. Ask separately about setbacks, septic approval and any temporary-use or special-exception process. For accessory dwellings and minimum dwelling size, Coffee County Planning and Zoning should also confirm the rule for the specific parcel8.

Building a home in Coffee County: what are the steps?

  1. Ask Coffee County Planning and Zoning to confirm the parcel's district, setbacks and proposed use36.
  2. If the parcel will use septic, obtain TDEC approval before grading a building pad or beginning construction4.
  3. Submit the required project information and supporting site materials, then obtain the local building permit from Coffee County Codes111.
  4. Owner-builders should confirm the exemption; Tennessee limits it to one permit every two years for individual use, not a home for sale, lease or rent19.
  5. Obtain a TDOT entrance permit before constructing or changing a driveway on state highway right-of-way20.
  6. Arrange county building inspections and the TDEC septic inspection before covered work is concealed215.

What should you check before buying land in Coffee County?

Confirm zoning and setbacks with Coffee County Planning and Zoning; the published bulk table does not cover every district in one schedule7. Verify septic feasibility early because only about 27.7% of county soils lack severe conventional-drain-field limitations17. Ask the Highway Department about access from a county-maintained road, while a driveway on state highway right-of-way requires TDOT approval2120. If a sanitary sewer serves the road and the utility has qualifying bonds, Tennessee law may allow the utility to require connection22. Ask Codes whether existing structures have permits and inspections1. Coffee County's effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $1,3782324. Ask the county whether the parcel is in a regulated floodplain because we could not confirm the complete local floodplain-development rule.

Watch-outs

  • Do not apply the Tennessee state residential-permit fee table to a Coffee County project without checking locally; Coffee County administers its own building permits110.
  • Coffee County's published setback schedule is district-specific, and the table for most districts expressly excludes A-17.
  • A farm-related setback exemption does not by itself waive every building, zoning, septic or floodplain requirement13.
  • Coffee County's RV, temporary-camping, tiny-home, minimum-dwelling-size and floodplain-development rules remain unconfirmed; ask Planning and Zoning about the parcel8.

Sources

  1. Coffee County Codes Compliance (2026 county census)
  2. Coffee County Department of Codes and Safety (Codes Compliance) (coffeecountytn.gov)
  3. Coffee County Planning & Zoning Department (2026 county census)
  4. Septic System Construction Permit, quoted and re-checked
  5. Can I build my own home without a license? (2026 county census)
  6. Bulk Regulations, quoted and re-checked
  7. Bulk Regulations, quoted and re-checked
  8. Coffee County Planning and Zoning Department (coffeecountytn.gov)
  9. Residential Permits, quoted and re-checked
  10. Residential Permit FAQs (Tennessee statewide rule), quoted and re-checked
  11. Coffee County Planning Commission Application, quoted and re-checked
  12. Tennessee Attorney General Opinion No. 10-108 (Tennessee statewide rule), quoted and re-checked
  13. Bulk Regulations, quoted and re-checked
  14. Coffee County Planning Commission Application, quoted and re-checked
  15. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  16. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  17. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  18. Tennessee Department of Environment and Conservation - Subsurface Sewage Disposal Systems (tn.gov)
  19. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  20. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  21. Coffee County Highway Department (coffeecountytn.gov)
  22. Utility Customers Frequently Asked Questions (Tennessee statewide rule), quoted and re-checked
  23. Effective property tax rate: Bolthole Index county data
  24. Median property tax bill: 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

Coffee County in Tennessee

68
County map
Coffee County highlighted among the Tennessee counties · colored by Index score

How Coffee County scores

Seclusion37100% ev.
Self-Sufficiency75100% ev.
Admin Boringness46100% ev.
Durability71100% ev.
Property Autonomy71100% ev.
Carry Cost80100% 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 →

$315kTypical home
0.6%Property tax
$5,382Land / acre
58.6"Annual rain
4.7% of yrsSevere drought
6.2 / yr (+5.9)Mid-century 100°F days
13.4 daysMid-century dry spell
2.67" (+9.7%)Mid-century 1-day rain
1.51×Wildfire change factor
100%Forward climate coverage
$1,693Home insurance / yr
-0.1% / yrInsurance growth
0.78%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
60,096People within 30 min
4,083,668People within 2 hr
61,709Radius comparison (15 mi)
141.3People / sq mi
9.1%Federal land
84.8%Land at 15% slope or less
27.7%Septic soil without severe limits
74,952 acWorkable land screen
49.4%Wooded land
82 tonsBiomass / forest ac
58.1°FAvg temp

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Answers from the rulebook for Coffee County

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

Coffee County rules

  • Zoning districtsPartial

    Published Coffee County zoning-district bulk regulations.

    • The opened schedule is expressly for all districts except A-1, so it is not a complete district schedule.
    • The schedule identifies minimum development area, lot width, setbacks, height, and other bulk controls for the displayed categories.
    “APPENDIX 3 – Bulk Regulations for All Districts Except A-1”
  • SetbacksSpecified

    Lots in Coffee County zoning districts covered by Appendix 3 bulk regulations.

    • Appendix 3 applies to all districts except A-1.
    • Front setback is 50 feet, rear setback 25 feet, and side setback 25 feet for the listed development-area categories.
    • Setbacks are not applicable to agricultural buildings and structures.
    • Corner lots have additional front-yard treatment.
    • Accessory structures must be in the rear yard and at least 10 feet from property lines and other structures.
    • A-1 building setbacks are 50 feet from all property lines.

    front setback: 50 feet · rear setback: 25 feet · side setback: 25 feet · accessory structure setback: >= 10 feet (From property line and other structures)

    “1. Front 50 50 50 2. Rear 25 25 25 3. Side 25 25 25”
  • Lot coverageSpecified

    Lots governed by Appendix 3 bulk regulations.

    • Appendix 3 applies to all districts except A-1.
    • The table lists maximum lot coverage by all buildings as N/A for the displayed categories; this does not establish absence of coverage rules in every district or A-1.
    “2) Maximum Lot Coverage by all Buildings (As a percent of lot area) N/A N/A N/A”
  • Agricultural exemptionConditional

    Setback requirements for agricultural buildings and structures under the Coffee County bulk regulations.

    • The exemption is limited to setbacks; it does not establish exemption from all zoning, building, septic, floodplain, or other requirements.
    • The cited Appendix 3 applies to all districts except A-1.
    “Setbacks are not applicable to agricultural buildings and structures.”
  • Subdividing landRegulated (with conditions)

    Subdivision applications and plats reviewed through the Coffee County Planning Commission.

    • The county application distinguishes minor and major subdivisions.
    • Published fees include $150 for a preliminary/final plat, $15 per lot for a major preliminary plat, and $10 per lot plus $400 construction plans for a major final plat.

    preliminary/final plat fee: 150 USD · major preliminary plat fee: 15 USD per lot · major final plat fee: 10 USD per lot (Plus $400 construction plans)

    “PLEASE CHECK: SUBDIVISIONS °CMINORJ � Preliminary/Final Plat $150.00 MAJOR: ___ Preliminary Plat $15/lot _ Final $10/lot + $400 Construction Plans”
  • Permit feesPublished

    Coffee County planning, zoning, subdivision, and related permit applications shown on the county application form.

    • The published application lists fees for preliminary/final plats, temporary use permits, house-moving permits, site-plan review, rezoning, and zoning-resolution changes.
    • The form does not establish that every county permit fee is covered.

    temporary use permit: 200 USD · house moving permit: 200 USD · site plan review: 250 USD · rezoning request: 300 USD · zoning resolution change: 300 USD

    “__ Temporary Use Permit $200.00 __ House Moving Permit $200.00 __ Site Plan Review $250.00 __ Request for Re-zoning $300.00 __ Request for change in Zoning Resolution $300.00”
  • Permit processPartial

    Coffee County zoning, special-exception, subdivision, and related land-use applications.

    • Applications require project and property information and may require site plans, assessor maps, plats, plans, or other supporting documents.
    • The special-exception form states that other necessary permits must be obtained before work or construction begins.
    • The opened sources do not establish the complete building-permit process.
    “The following documents are required to be submitted with your request. • A sketch plan of your site, include all drives, parking spaces, primary and accessory structures. • County Assessor's map showing the boundaries of the subject property.”
  • County-wide zoningPresent

    The county has a Planning & Zoning Department and a county zoning resolution enforced by the Planning Commission and adopted by the County Commission.

    Coffee County Planning & Zoning Department ↗Scouted from the county site, not yet independently re-checked

  • Who permits septicTennessee Department of Environment and Conservation (TDEC), Subsurface Sewage Disposal System program

    A TDEC Septic System (SSDS) Construction Permit is required statewide before installing or repairing a subsurface sewage disposal system.

    TDEC - Subsurface Sewage Disposal Systems (SSDS) ↗Scouted from the county site, not yet independently re-checked

Tennessee rules that apply here

  • Building permitRequired

    Residential construction governed by Tennessee's State Residential Building Code Enforcement Program.

    • A building permit must be purchased online or at a local Issue Agent.
    • Additions over 30 square feet to existing homes require a permit.
    • A state residential building permit is not required for detached garages, sheds, barns, or other detached structures not used for living purposes.
    • 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.
    • The state program has local-enforcement and opt-out exceptions.
    “A building permit must be purchased online or at a local Issue Agent.”
    One more reviewed finding on this topic
    • Limited — State residential building permits for one- and two-family dwellings and townhouses in Tennessee jurisdictions where the State Fire Marshal's Office administers the residential building permit program.
      “Why is the state residential building permit only required in some areas of the state?”
  • 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
    • Conditional — Homeowner construction under Tennessee's State Residential Building Code Enforcement Program.
      “A homeowner may build a home as long as the construction is to be the residence of the homeowner (not to be sold or leased) and the homeowner has not been issued a homeowner building permit for the 24 month period prior to the application.”
  • Building code adoptedAdopted (with conditions)

    One- and two-family dwellings and townhouses subject to Tennessee's State Residential Building Code Enforcement Program, including applicable Coffee County areas.

    • The state program does not apply where a local government has received an exemption by enforcing local building codes or where the city or county has opted out by a two-thirds legislative vote.
    • The state has adopted the 2018 IRC and 2018 IECC.

    residential code edition: 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).”
  • InspectionsRequired

    Residential construction governed by Tennessee's State Residential Building Code Enforcement Program.

    • Inspections include foundation before pouring, framing/rough-in, and final construction.
    • Plumbing and mechanical systems are inspected at rough-in and final for permits purchased on or after October 1, 2011.
    • One free re-inspection is allowed; each additional re-inspection requires an additional fee.
    • Inspections are performed by state-contracted inspectors.

    effective permit date for plumbing/mechanical rough-in and final inspections: >= 2011-10-01

    “Inspections are performed of the foundation prior to pouring, the framing/rough-in construction and the final construction.”
  • 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”
  • 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, modification, or repair of septic systems serving property in Coffee County.
      “A septic system permit is required for the construction, modification or repair of a septic system.”
  • Septic inspectionRequired

    Permitted septic-system installations in Coffee County.

    • The final inspection occurs before the system is covered.
    • The installer contacts the local Environmental Scientist to schedule inspection.
    • Approval results in a Certificate of Completion.
    “The Division inspects each SSDS installation to ensure that it was installed in accordance with permit conditions and regulatory requirements.”
  • 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."”
  • Driveway accessLimited

    Construction, modification, revision, or change in use of a driveway on Tennessee state highway right-of-way.

    • The requirement applies to state highway right-of-way and does not establish a permit requirement for every driveway on every road.
    • Property owners must obtain the permit from TDOT.
    • County or municipal land-use regulations may also apply.
    “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”
  • 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.

  • Minimum dwelling size — Minimum dwelling size in Coffee County.
  • Living in an RV — Long-term or residential RV occupancy on private land in Coffee County.
  • Camping on your land — Temporary camping on private land in Coffee County.
  • Tiny homes — Tiny-home occupancy in Coffee County.
  • Accessory dwellings — Accessory-dwelling occupancy in Coffee County.
4 more unanswered
  • Off-grid sanitation
  • Well permit
  • 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 Coffee County, Tennessee

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

Coffee County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 58.6″/yr rainfall plus 49.4% wooded land. Watch-outs: about 60,096 people within a 30-minute drive.

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

Coffee County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Tennessee Department of Environment and Conservation (TDEC), Subsurface Sewage Disposal System program. 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 Coffee County, Tennessee?

Land in Coffee County runs about $5,382 per acre, based on the latest county data.

What is the water situation in Coffee County?

Coffee County gets about 58.6" of rain a year, with severe drought in roughly 4.7% of years.

How remote is Coffee County?

A representative private-land location has about 60,096 people within a 30-minute drive and 4,083,668 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 Coffee County means bringing your own water and power. The kit we’d start with:

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How Coffee compares in Tennessee

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