Bolthole Index

Hickman County, Tennessee

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

80Index Score / 100
#21 of 95 in Tennessee

Unincorporated Hickman County, Tennessee requires a county zoning-compliance permit for construction, but the county is exempt from Tennessee's State Residential Building Code Enforcement Program12. Hickman County has zoning, and TDEC separately permits septic systems23. The county material reviewed does not settle whether Hickman County independently enforces a residential building code, so ask the Building/ADA Coordinator what inspections apply to your project4.

At a glance

Building permit
County zoning-compliance approval is required; the state residential-code program does not apply12
Zoning
Yes; district rules control uses, lot size, coverage and height2567
Septic permits
TDEC's Division of Water Resources issues permits and conducts site evaluations and final inspections389
RV living
Countywide occupancy rules are unconfirmed; special flood-hazard areas have specific limits10
Tiny homes
No distinct countywide tiny-home occupancy rule was confirmed; zoning and septic approval still apply23
Owner-builder
A property owner may build one personal residence every two years if it is not for sale, lease or rent11
Minimum lot size
District-specific: generally one acre in A-1 and 30,000 square feet in R-1, with exceptions5
Private wells
A Hickman County well-permit rule could not be confirmed; ask TDEC before relying on a well3

Who to call

Zoning

Hickman County Building/ADA Coordinator

County building and zoning questions, zoning-compliance permits, and directions to current application materials

931-729-5534

114 N. Central Avenue, Suite 101 Centerville, TN 37033

Online permits →

Septic permits

TDEC Columbia Environmental Field Office, Division of Water Resources

Division of Water Resources questions and septic-related services for Hickman County

(931) 380-3371

1421 Hampshire Pike, Suite 100, Columbia, TN 38401

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 Hickman County, Tennessee?

Yes, for zoning compliance—but do not confuse that approval with Tennessee's state residential-code permit. Hickman County's adopted zoning resolution requires the Building Commissioner to approve construction that conforms to county zoning, while the State Fire Marshal's current jurisdiction list marks Hickman County exempt from the State Residential Building Code Enforcement Program12. The county material reviewed does not establish whether Hickman County independently adopted a residential building code, so confirm the inspection scope with the Building/ADA Coordinator before pricing the job4. County approval also does not replace septic, floodplain, driveway or utility requirements12. For a temporary use, county zoning likewise requires a permit from the Building Commissioner2.

Who handles Hickman County building and zoning permits?

Start with the Hickman County Building/ADA Coordinator at 931-729-5534, 114 N. Central Avenue, Suite 101, Centerville, TN 370334. Ask for the current zoning application, fee schedule, zoning district for the parcel, required plot-plan details and the inspections that apply. The zoning resolution calls the local approval a zoning-compliance permit or building permit and provides for the Building Commissioner to issue it when the proposed work conforms to the resolution12. If a project divides land, subdivision review is separate: outside the Centerville regional planning jurisdiction, the subdivider must submit a plat, obtain planning-commission approval and record the approved plat with the county register13.

Does Hickman County have zoning?

Yes. Hickman County zoning applies outside the Centerville municipal corporation and regulates land use and development through district-specific standards2. Do not assume one acreage rule covers every parcel: A-1 lots are generally at least one acre, R-1 lots are generally at least 30,000 square feet but may fall to 15,000 square feet where public sewer is available, and R-2 lots generally require 15,000 square feet, subject to stated exceptions5. Coverage and height also vary: A-1 and R-1 buildings are generally limited to three stories or 35 feet, with specified exceptions7. Tennessee's agricultural exemption can protect a building incidental to an agricultural enterprise on agriculturally used land, but it has exceptions for certain locations, including floodplains and land near specified public facilities14.

How do septic permits work in Hickman County?

TDEC's Division of Water Resources administers Hickman County septic permits, site evaluations and final inspections38. The local contact is TDEC's Columbia Environmental Field Office at (931) 380-3371, which lists Hickman among the counties it serves15. A Septic System Construction Permit is required before constructing, modifying or repairing a septic system, and a complete application may take up to 45 days to process16. Apply early: only 18.6% of Hickman County soils are rated without severe limitations for a conventional drain field, so many parcels may need closer evaluation or a different design17. After installation, the Environmental Scientist inspects the system before it is covered and issues a Certificate of Completion if approved9.

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

Hickman County's reviewed zoning material does not provide a confirmed countywide answer for full-time RV occupancy or a distinct tiny-home category, so ask the Building/ADA Coordinator about the parcel's district and proposed occupancy before placing either dwelling42. A specific rule does apply in an identified Special Flood Hazard Area: an RV must be on site fewer than 180 consecutive days, be fully licensed and ready for highway use, or meet every requirement for new construction10. A small or movable dwelling still needs a lawful wastewater solution because TDEC requires a permit for septic construction or repair18. If sewer serves the abutting public way, a qualifying utility may have authority to require a building to connect19.

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

  1. Confirm that the parcel is outside Centerville and identify its Hickman County zoning district before relying on county rules2.
  2. Call the Building/ADA Coordinator at 931-729-5534 for the current zoning application, fee schedule and inspection scope4.
  3. Arrange the TDEC site evaluation early because only 18.6% of county soils lack severe conventional-drain-field limits817.
  4. Obtain the TDEC Septic System Construction Permit before installing or repairing a system18.
  5. Obtain county zoning-compliance approval before construction and verify any floodplain conditions120.
  6. Obtain a TDOT permit before building or changing a driveway on state-highway right-of-way; ask the county about access from another road21.
  7. Have TDEC inspect the installed septic system before covering it9.

What should you check before buying land in Hickman County?

Verify zoning, legal access, floodplain status, water supply and septic feasibility during due diligence. Hickman County is heavily wooded at 81%, while only 43.4% of its land has a slope of 15% or less, so clearing, driveway grade and buildable-area costs can vary sharply by tract2223. Septic deserves special attention because only 18.6% of soils are rated without severe limitations for a conventional drain field17. If a tract is being divided, confirm planning-commission approval and recording requirements before closing13. Floodway encroachments face additional restrictions and may require engineering analysis20. For budgeting context, the effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $1,0892425.

Watch-outs

  • Hickman County's zoning permit and Tennessee's state residential-code permit are different approvals; the county is exempt from the state program, but county zoning approval still applies12.
  • The reviewed county material does not confirm a separate residential building code, a general certificate-of-occupancy trigger or a minimum dwelling size; ask the Building/ADA Coordinator before finalizing plans4.
  • An agricultural building is not automatically exempt from every rule: Tennessee's county-zoning exemption has location and use conditions, and septic, access and floodplain requirements can still apply141820.

Sources

  1. Tennessee State Fire Marshal - Residential Jurisdictions & Inspectors list (2026 county census)
  2. Hickman County, TN Zoning Resolution (2025) (2026 county census)
  3. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  4. Hickman County Building/ADA Coordinator (hickmancountytn.gov)
  5. Hickman County Zoning Resolution, quoted and re-checked
  6. Hickman County Zoning Resolution, quoted and re-checked
  7. Hickman County Zoning Resolution, quoted and re-checked
  8. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  9. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  10. Hickman County Zoning Resolution, quoted and re-checked
  11. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  12. Residential Permit FAQs (Tennessee statewide rule), quoted and re-checked
  13. Hickman County Subdivision Regulations, Article I, quoted and re-checked
  14. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  15. TDEC Columbia Environmental Field Office, Division of Water Resources (tn.gov)
  16. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  17. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  18. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  19. Utility Customers Frequently Asked Questions (Tennessee statewide rule), quoted and re-checked
  20. Hickman County Subdivision Regulations, Article IV, quoted and re-checked
  21. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  22. Wooded share of land: Bolthole Index county data
  23. Share of land at 15% slope or less: Bolthole Index county data
  24. Effective property tax rate: Bolthole Index county data
  25. 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

Hickman County in Tennessee

80
County map
Hickman County highlighted among the Tennessee counties · colored by Index score

How Hickman County scores

Seclusion62100% ev.
Self-Sufficiency65100% ev.
Admin Boringness59100% ev.
Durability66100% ev.
Property Autonomy71100% ev.
Carry Cost87100% 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 →

$200kTypical home
0.6%Property tax
$4,098Land / acre
54.6"Annual rain
4.1% of yrsSevere drought
12.1 / yr (+11.1)Mid-century 100°F days
14.5 daysMid-century dry spell
2.4" (+6.8%)Mid-century 1-day rain
1.55×Wildfire change factor
100%Forward climate coverage
$1,726Home insurance / yr
1.5% / yrInsurance growth
0.82%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
13,724People within 30 min
2,961,159People within 2 hr
29,811Radius comparison (15 mi)
42.2People / sq mi
0.2%Federal land
43.4%Land at 15% slope or less
18.6%Septic soil without severe limits
64,721 acWorkable land screen
81%Wooded land
50.6 tonsBiomass / forest ac
58.6°FAvg temp

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Answers from the rulebook for Hickman County

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

Hickman County rules

  • Minimum lot sizeSpecified

    Lots in Hickman County zoning districts.

    • A-1: generally at least one acre for separate lots or building sites, with an existing-lot exception.
    • R-1: generally 30,000 square feet, reducible to 15,000 square feet when public sewer is available; multifamily development requires 3 acres plus 5,000 square feet per dwelling unit.
    • R-2: minimum 15,000 square feet, with district-specific exceptions.

    A-1 minimum lot area: >= 1 acre (existing lot of record may be used for one single-family dwelling) · R-1 minimum lot area: >= 30000 square feet (15,000 square feet when public sewer is available) · R-1 multifamily minimum lot area: >= 3 acres (plus 5,000 square feet per dwelling unit) · R-2 minimum lot area: >= 15000 square feet (district exceptions apply)

    “All lots shall have a minimum lot area of (15,000) sq. ft.”
  • Lot coverageSpecified

    Buildings and paved areas in Hickman County zoning districts.

    • Coverage varies by district and use.
    • A-1 non-agricultural structures: no more than 15 percent.
    • R-1 agricultural accessory buildings: no more than 15 percent; permitted nonagricultural uses: no more than 35 percent.
    • R-2: no more than 50 percent.

    A-1 non-agricultural coverage: <= 15 percent · R-1 nonagricultural coverage: <= 35 percent · R-2 coverage: <= 50 percent

    “On any lot or parcel of land, the area occupied by all buildings and paved areas may not exceed fifty (50) percent of the total area of the lot/parcel.”
  • Building heightSpecified

    Buildings in Hickman County zoning districts.

    • A-1 and R-1 generally limit buildings to three stories or 35 feet, except as provided in Article V, Section 5.030.
    • Industrial districts may have different rules.
    • Airport zoning establishes additional height limitations.

    A-1/R-1 maximum height: <= 35 feet (or three stories; Article V exceptions apply)

    “No building shall exceed three (3) stories or thirty-five (35) feet in height, except as provided in Article V, Section 5.030.”
  • Living in an RVLimited

    Recreational vehicles placed in identified Special Flood Hazard Areas.

    • The RV must be on site fewer than 180 consecutive days, or be fully licensed and ready for highway use, or meet all requirements for new construction.

    maximum site duration: < 180 consecutive days (in an identified Special Flood Hazard Area)

    “All recreational vehicles placed in an identified Special Flood Hazard Area must either: 1. Be on the site for fewer than one hundred-eighty (180) consecutive days. 2. Be fully licensed and ready for highway use [...] or; 3. The recreational vehicle must meet all the requirements for new construction.”
  • Mandatory utility hookupConditional

    Residential development in county zoning districts.

    • Requirements vary by district and use.
    • Multiple-family dwelling developments in the R-1 district require public sewer or a state-approved package sewer system.
    • The zoning resolution also contains district-specific public-water and sewer acreage rules.
    “Public Sewer or STATE APPROVED PACKAGE SEWER SYSTEM is required for multiple-family dwelling developments.”
  • Subdividing landRegulated (with conditions)

    Subdivisions in Hickman County outside the Centerville regional planning jurisdiction.

    • The subdivider must submit a plat, obtain planning commission approval, and file the approved plat with the county register.
    • The regulations do not apply within the Centerville regional planning jurisdiction.
    • Drainage, water, sewerage, utilities, and public services must be addressed.
    “These subdivision regulations shall apply to all subdivisions, as herein defined, located within Hickman County, Tennessee, except those areas located within the Centerville regional planning jurisdiction. No land shall be subdivided within the jurisdictional area until the subdivider submits a plat as required by these regulations, obtains planning commission approval of the plat, and files the approved plat with the county register.”
  • Building in a floodplainLimited

    Subdivisions and development in floodplains and Special Flood Hazard Areas.

    • The planning commission may prohibit subdivision of floodplain property.
    • Floodway encroachments are prohibited unless hydrologic and hydraulic analyses demonstrate no increase in base-flood elevation, velocities, or floodway widths and a Tennessee-registered professional engineer provides supporting data and certification.
    • Flood-prone subdivisions are subject to special provisions.
    “Encroachments are prohibited, including earthen fill material, new construction, substantial improvements, or other development within the regulatory floodway. Development may be permitted however, provided it is demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practices”
  • County-wide zoningPresent

    Hickman County has an adopted Zoning Resolution (last updated March 2025) administered by its Planning and Zoning Department.

    Hickman County, TN Zoning Resolution (2025) ↗Scouted from the county site, not yet independently re-checked

Tennessee rules that apply here

  • Building permitLimited

    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.

    • The state permit is required only in some areas because other jurisdictions may enforce local residential building codes.
    • A county legislative body may remove unincorporated areas from the state program or a city legislative body may remove the city by a two-thirds vote.
    • The state permit does not replace grading or fill approval, floodplain compliance, septic or sewer permits, electrical permits, or zoning approval.
    • Local governments remain responsible for locally adopted codes and other requirements.
    “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).”
  • 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 (with conditions)

    Subsurface sewage disposal systems in Hickman County.

    • TDEC's Division of Water Resources administers the septic permit and inspection process.
    • The local Environmental Scientist conducts the site evaluation and final inspection.
    “A TDEC Environmental Scientist will conduct a site evaluation to determine the type of septic system required for your property.”
  • 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
  • Septic inspectionRequired

    Final inspection of septic installations in Hickman County.

    • The inspection occurs before the system is covered.
    • If approved, the Environmental Scientist issues a Certificate of Completion.
    “When installation is complete, the installer will contact the local Environmental Scientist to schedule a final inspection before the system is covered. If the septic system installation is approved, the Environmental Scientist will issue a Certificate of Completion.”
  • 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 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”
  • 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”
  • 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.

  • Building code adopted — Residential building-code adoption in Hickman County.
  • Minimum dwelling size — Minimum dwelling size in Hickman County.
  • Tiny homes — Tiny-home occupancy in Hickman County.
  • Accessory dwellings — Accessory dwelling units in Hickman County.
  • Off-grid sanitation — Off-grid sanitation systems in Hickman County.
2 more unanswered
  • 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.

Living off-grid in Hickman County, Tennessee

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

Hickman County scores 80/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop.

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

Hickman County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county 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 Hickman County, Tennessee?

Land in Hickman County runs about $4,098 per acre, based on the latest county data.

What is the water situation in Hickman County?

Hickman County gets about 54.6" of rain a year, with severe drought in roughly 4.1% of years.

How remote is Hickman County?

A representative private-land location has about 13,724 people within a 30-minute drive and 2,961,159 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 Hickman County means bringing your own water and power. The kit we’d start with:

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How Hickman compares in Tennessee

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