Bolthole Index

Montgomery County, Tennessee

Building permits, zoning and septic rules in Montgomery County, Tennessee

71Index Score / 100
#50 of 95 in Tennessee

Unincorporated Montgomery County, Tennessee requires a building permit for a home through Montgomery County Building and Codes1. The county enforces adopted building codes, requires construction inspections and requires a Certificate of Occupancy before the home is occupied234. County zoning also applies, while septic permits come from the state56.

At a glance

Building permit
Required for a home, issued by County Building and Codes1
Zoning
Yes, a County Zoning Resolution for the unincorporated area5
Septic permit
State permit through TDEC, not a county permit6
Owner-builder exemption
Conditional: one residence every two years for the owner's own use7
Inspections
Required at specified stages of permitted construction3
Minimum home size
Varies by district and dwelling type; the published mobile-home minimum is district-specific8
Certificate of Occupancy
Required before occupying county-permitted construction4

Who to call

Building permits

Montgomery County Building and Codes

Building, pool, sign, deck and other construction permits, plan review and inspections for unincorporated Montgomery County, and collection of the Adequate Facilities Tax

931-648-5718

350 Pageant Lane, Suite 309, Clarksville, TN 37040

Planning & zoning

Clarksville-Montgomery County Regional Planning Commission

Zoning recommendations, rezoning cases and minor-plat review for unincorporated Montgomery County

931-645-7448

[email protected]

329 Main Street, Clarksville, TN 37040

Roads & driveways

Montgomery County Highway Department

Road bonds and driveway connection approval for driveways onto Montgomery County roads, required before Building and Codes will issue a building permit

(931) 648-5740

1213 Highway Drive, Clarksville, TN

Septic permits

TDEC Environment Groundwater Office (Subsurface Sewage Disposal Systems)

Septic (SSDS) permitting for Montgomery County, per the county's own referral to the state office

615-687-7000

Contact details are copied from each office’s official page and were checked against it on September 29, 2026.

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

Unincorporated Montgomery County requires a building permit for a home through Montgomery County Building and Codes1. The department's permit list covers single-family homes, additions, mobile homes, barns, sheds, renovations and several other projects9. The county adopted the listed 2018 International Codes and began enforcing that edition in 2021 within its jurisdiction outside cities2. Permitted work must pass inspections at specified construction stages, and the permit holder is responsible for scheduling them3. After all required inspections pass, a Certificate of Occupancy must be requested and issued before anyone occupies the home4. An owner may build one residence every two years for personal use, but not for resale, lease or rent; a hired prime contractor or construction manager is not covered by that exemption for work of $25,000 or more7.

Who is the Montgomery County Building and Codes Department, and how do you reach them?

Montgomery County Building and Codes issues residential permits and administers inspections in the county jurisdiction outside cities13. Reach the department at 931-648-5718 or visit 350 Pageant Lane, Suite 309, Clarksville, TN 37040, Monday through Friday from 7:30 a.m. to 4:30 p.m9. County permits must be issued to the property owner or a licensed contractor and paid in full by check or cash when issued; applicants receive an inspection checklist and use their application number when requesting inspections10. Before issuance, the county may require site-plan review or evidence of proper sewage disposal10. The county's published checklist also calls for septic documentation, a road-bond copy and an Adequate Facilities Tax receipt marked "Paid in Full" where applicable9.

Does Montgomery County have zoning?

Montgomery County's zoning resolution applies outside Clarksville's corporate boundaries and publishes separate standards for estate, mobile-home, residential, office and commercial districts511. That district matters: minimum lot size, setbacks, lot coverage and building height vary by zoning district and use12131415. The published minimum floor area of 480 square feet applies specifically to mobile homes in the RM-1 and RM-2 districts, not to every dwelling countywide8. The joint Clarksville-Montgomery County Regional Planning Commission makes rezoning recommendations for city and county land16. Before buying or designing, ask the Commission to identify the parcel's district and applicable table, exceptions and overlays; reach it at 931-645-7448, [email protected], or 329 Main Street, Clarksville, TN 3704016.

How do septic permits work in Montgomery County?

Septic permits in Montgomery County come from the Tennessee Department of Environment and Conservation rather than the county6. A Septic System Construction Permit is required before installing a new system or repairing a faulty one, and larger conventional or alternative systems may require a licensed engineer's design17. Montgomery County Building and Codes directs applicants to the Environment Groundwater office at 615-687-7000 for the septic permit18. State review generally takes about 10 days and must be completed within 45 days; the conventional-system fee is $400 for up to 1,000 gallons per day, with $100 for each additional 1,000 gallons per day17. Only 34.1% of county soils are rated without severe limits for a conventional drain field, so make septic feasibility an early purchase contingency rather than assuming acreage alone makes a lot buildable19. We could not confirm the county-specific septic inspection sequence; ask TDEC when applying.

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

We could not confirm a Montgomery County rule that allows residential or long-term RV occupancy on private land, so ask the Regional Planning Commission before planning to live in an RV while building. County zoning applies in the unincorporated area, and allowed uses and dimensional standards depend on the parcel's district511. We also could not confirm a separate tiny-home occupancy rule. A very small unit is not automatically exempt from zoning or permitting: the published 480-square-foot minimum applies only to mobile homes in the RM-1 and RM-2 districts8. Mobile homes in those districts also have district-specific lot size, setback, lot-coverage and height standards12131415. Building and Codes lists mobile homes among projects requiring its permit process9.

Building a home in Montgomery County: the steps, in order

  1. Ask the Regional Planning Commission to confirm the parcel's zoning district, development table, overlays and whether plat review is needed511.
  2. Apply to TDEC for the septic construction permit, or document proper sewage disposal for Building and Codes61710.
  3. For access from a county road, obtain the Highway Department road bond; for a state-highway driveway, contact the state highway office2021.
  4. Pay the Adequate Facilities Tax and obtain a receipt marked "Paid in Full"9.
  5. Have the property owner or licensed contractor obtain and pay for the building permit, then keep the inspection checklist and application number10.
  6. Schedule each required inspection as work advances, correct any rejected work, and request the Certificate of Occupancy only after all required inspections pass34.

What to check before you buy land in Montgomery County

Start with zoning and septic feasibility. Montgomery County's minimum lot size, setbacks, lot coverage and height are district-specific, and an on-lot septic system may trigger a 20,000-square-foot minimum lot standard12131415. Only 34.1% of county soils are rated without severe limits for a conventional drain field, so obtain a site-specific septic evaluation before closing19. Confirm whether access meets the county road-bond process or needs a TDOT state-highway entrance permit2021. Agricultural buildings may qualify for a county-zoning exemption only when the land and structure meet Tennessee's conditions, and the exemption does not apply in the listed highway, airport, park or floodplain situations22. Finally, budget for the Adequate Facilities Tax and property taxes; the median annual property-tax bill is about $1,671 at an effective rate near 0.7%92324.

Watch-outs

  • Do not treat the published 480-square-foot mobile-home minimum as a countywide tiny-home rule; it applies specifically in the RM-1 and RM-2 districts8.
  • We could not confirm a published Montgomery County rule on RV or tiny-home occupancy; ask the Regional Planning Commission about the parcel and proposed use16.

Sources

  1. Montgomery County Building and Codes - Permit Types (2026 county census)
  2. Montgomery County Building and Codes, quoted and re-checked
  3. Montgomery County Department Services, quoted and re-checked
  4. Residential Building Permit Important Notices, quoted and re-checked
  5. Montgomery County Zoning Resolution (Unincorporated Area) (2026 county census)
  6. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  7. Residential Building Permit Important Notices, quoted and re-checked
  8. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  9. Montgomery County Building and Codes (montgomerytn.gov)
  10. Montgomery County Department Services, quoted and re-checked
  11. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  12. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  13. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  14. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  15. Zoning Resolution of Montgomery County, Tennessee, quoted and re-checked
  16. Clarksville-Montgomery County Regional Planning Commission (cmcrpc.com)
  17. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  18. TDEC Environment Groundwater Office (Subsurface Sewage Disposal Systems) (montgomerytn.gov)
  19. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  20. Montgomery County Highway Department (montgomerytn.gov)
  21. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  22. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  23. Median property tax bill: Bolthole Index county data
  24. Effective property tax rate: Bolthole Index county data

Written September 29, 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

Montgomery County in Tennessee

71
County map
Montgomery County highlighted among the Tennessee counties · colored by Index score

How Montgomery County scores

Seclusion42100% ev.
Self-Sufficiency73100% ev.
Admin Boringness46100% ev.
Durability72100% ev.
Property Autonomy71100% ev.
Carry Cost79100% 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 →

$323kTypical home
0.7%Property tax
$5,228Land / acre
52.3"Annual rain
3.6% of yrsSevere drought
11.9 / yr (+10.7)Mid-century 100°F days
14.8 daysMid-century dry spell
2.43" (+10.1%)Mid-century 1-day rain
1.63×Wildfire change factor
100%Forward climate coverage
$1,761Home insurance / yr
2.2% / yrInsurance growth
1.22%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
49,965People within 30 min
3,110,282People within 2 hr
225,267Radius comparison (15 mi)
444.9People / sq mi
12.8%Federal land
66.9%Land at 15% slope or less
34.1%Septic soil without severe limits
115,366 acWorkable land screen
60.2%Wooded land
62.9 tonsBiomass / forest ac
58.7°FAvg temp

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Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • Owner-builder exemptionConditional

    An owner constructing a single residence under the county residential permit process.

    • The owner may construct one single residence once every two years.
    • The residence must be for the owner's own use and not for resale, lease, or rent.
    • A hired prime contractor or construction manager is not exempt from license requirements for work of $25,000 or more.

    frequency: per 2 years (single residence for owner's own use) · contractor threshold: >= 25000 USD (hired prime contractor or construction manager is not exempt)

    “an owner of property may construct a single residence, once every two (2) years, for their own use”
  • Building code adoptedAdopted (with conditions)

    County Building and Codes jurisdiction outside city jurisdictions.

    • The county adopted the listed 2018 International Codes and the 2009 ICC/ANSI A117.1 code.
    • The 2018 edition was to be enforced beginning January 1, 2021.
    “On October 12, 2020, the Resolution to adopt the 2018 IBC, IRC, IPC, IFGC, IEC, IPMC”
  • InspectionsRequired

    County-permitted construction in the county jurisdiction outside city jurisdictions.

    • Required inspections include footing or monolithic slab, foundation, rough-in plumbing when applicable, framing, final plumbing when applicable, and final inspection.
    • The permittee is responsible for scheduling inspections.
    • A $50 reinspection fee applies after more than one rejection.

    reinspection fee: 50 USD (after more than one rejection)

    “The adopted codes require that all work must be inspected at specific intervals during the construction process by a certified building inspector.”
  • Certificate of occupancyRequired

    Occupancy of county-permitted construction outside city jurisdictions.

    • All required inspections must be completed and passed.
    • The certificate must be requested and issued before occupying.
    “A Certificate of Occupancy must be requested and issued prior to occupying.”
  • Zoning districtsPublished (with conditions)

    County zoning districts and district development standards outside Clarksville corporate boundaries.

    • The resolution includes district tables for estate, mobile-home, residential, office, and commercial districts.
    • District-specific exceptions and overlay rules may apply.
    “3.2 ESTABLISHMENT OF ZONING DISTRICTS [...] 3.3 ZONING DISTRICTS DESCRIBED”
  • Minimum dwelling sizeSpecified

    Mobile homes in the RM-1 and RM-2 districts.

    • The cited minimum is district-specific and applies to the mobile-home table.
    • Other districts and dwelling types may have different standards.

    minimum floor area: >= 480 square feet (RM-1 and RM-2 mobile-home table)

    “Minimum Floor Area 480 square feet 480 square feet”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential and mobile-home districts in the unincorporated county zoning jurisdiction.

    • Examples include RM-1 and RM-2 mobile-home lots and E-1, EM-1, E-1A, and EM-1A estate districts.
    • On-lot septic systems may trigger a 20,000-square-foot minimum.

    RM-1 mobile-home lot: >= 9000 square feet (mobile homes and accessories) · RM-2 mobile-home lot: >= 9000 square feet (mobile homes and accessories) · on-lot septic minimum: >= 20000 square feet (if served by on-lot septic)

    “SF = 9,000 sq. ft. [...] 2F = 15,000 sq. ft.”
  • SetbacksDistrict specific (with conditions)

    Residential and mobile-home districts in the unincorporated county zoning jurisdiction.

    • Setbacks vary by zoning district and use.
    • The zoning tables identify exceptions in §4.2.1.
    • Cluster-development setbacks may be increased by drainage or utility easements.

    RM-1 front/street-side setback: 50 feet (all uses in RM-1/RM-2 table) · RM-1 mobile-home side setback: 10; total 30 feet (RM-1) · RM-2 mobile-home side setback: 8; total 20 feet (RM-2)

    “Mobile Homes (T = The Total for Both Side Yard Setbacks) 10 feet; T=30 feet 8 feet; T=20 feet”
  • Lot coverageDistrict specific (with conditions)

    Residential and mobile-home districts in the unincorporated county zoning jurisdiction.

    • Maximum coverage varies by district and use.
    • For RM-1/RM-2 mobile homes and accessories, the cited maximum is 40 percent.

    mobile-home maximum lot coverage: 40 percent (RM-1 and RM-2)

    “Mobile Home & Unattached Accessory Uses 40 percent 40 percent”
  • Building heightDistrict specific (with conditions)

    Structures in the unincorporated county zoning districts.

    • RM-1/RM-2 mobile homes have a 20-foot maximum; single-family dwellings and other principal uses have a 35-foot maximum.
    • Agricultural buildings have no height limitation under the cited table note.
    • Other exceptions and overlay restrictions may apply.

    mobile-home maximum height: 20 feet (RM-1 and RM-2) · single-family dwelling maximum height: 35 feet (RM-1 and RM-2)

    “Mobile Homes 20 feet (2) 20 feet (2) [...] Single Family Dwellings and Other Principal Uses 35 feet (2) 35 feet (2)”
  • Permit processPublished (with conditions)

    County building-permit issuance and inspection process outside city jurisdictions.

    • Permits are issued to the property owner or licensed contractor.
    • Permits must be paid in full by check or cash at issuance.
    • Applicants receive an inspection checklist and must provide an application number to request inspections.
    • Site-plan review or evidence of proper sewage disposal may be required before issuance.
    “Permits must be issued to the property owner or licensed contractor. Permits must be paid in full by check or cash at the time of issuance.”
  • County-wide zoningPresent

    Montgomery County has a County Zoning Resolution applicable to the unincorporated area, administered by the Clarksville-Montgomery County Regional Planning Commission.

    Montgomery County Zoning Resolution (Unincorporated Area) ↗Scouted from the county site, not yet independently re-checked

  • Who permits septicTennessee Department of Environment and Conservation (TDEC)

    Subsurface sewage disposal (septic) permits are issued by TDEC under Rule 0400-48-01.

    TDEC - Subsurface Sewage Disposal Systems (SSDS) ↗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?”
  • 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.”
  • 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 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”
  • 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.

  • Living in an RV — Residential or long-term recreational-vehicle occupancy on private land.
  • Camping on your land — Temporary camping on private land outside incorporated municipalities.
  • Tiny homes — Tiny-home occupancy in unincorporated Montgomery County.
  • Septic inspection — Inspection requirements for septic systems serving Montgomery County property.
  • Off-grid sanitation — Off-grid sanitation systems on property in unincorporated Montgomery 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 Montgomery County, Tennessee

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

Montgomery County scores 71/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 52.3″/yr rainfall plus 60.2% wooded land. Watch-outs: about 49,965 people within a 30-minute drive.

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

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

Land in Montgomery County runs about $5,228 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 52.3" of rain a year, with severe drought in roughly 3.6% of years.

How remote is Montgomery County?

A representative private-land location has about 49,965 people within a 30-minute drive and 3,110,282 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 Montgomery County means bringing your own water and power. The kit we’d start with:

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How Montgomery compares in Tennessee

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