Bolthole Index

Morgan County, Tennessee

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

75Index Score / 100
#37 of 95 in Tennessee

Morgan County, Tennessee requires building permits and maintains a Building Codes and Zoning department.1 The county also administers zoning, while septic construction permits go through the Tennessee Department of Environment and Conservation.23

At a glance

Building permit
Required; confirm the permit path with county Building Codes and Zoning1
Zoning
Administered by the county; parcel-level districts and standards need confirmation2
Septic
TDEC construction permit and inspection required45
RV living
Long-term occupancy rule not confirmed; ask county Building Codes and Zoning6
Tiny home
Occupancy and minimum-size rules not confirmed; ask county Building Codes and Zoning6
Owner-builder
Allowed under a conditional Tennessee exemption for an owner's own residence7
County-road driveway
Road Superintendent sets the culvert size; resident buys it and the county installs it8

Who to call

Building permits

Morgan County Government

General county contact for requesting the current Building Codes and Zoning contact

(423) 346-6288

P.O. Box 387 Wartburg, TN 37887

Septic permits

TDEC Knoxville Environmental Field Office

Septic-related inquiries and forms for Morgan County

(865) 594-6035

3711 Middlebrook Pike, Suite 101, Knoxville, TN 37921

Online permits →

Roads & driveways

Morgan County Highway Department

County-road questions, including the driveway culvert process stated in the county road specifications

(423) 346-6661

[email protected]

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

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

Yes. Morgan County requires a residential building permit and maintains a Building Codes and Zoning department.1 The department's public page does not provide a usable phone number, address, application, fee schedule or permit portal. Call the general Morgan County Government number to request the current Building Codes and Zoning contact.6 Before ordering plans or starting site work, ask which permit covers the project and what inspections, fees and documents apply; those details could not be confirmed from the published county page.

Who handles Morgan County building permits and how do you reach them?

Morgan County identifies Building Codes and Zoning as the department for county building and zoning administration.1 The department's official page currently shows placeholders instead of working contact information, so we could not confirm a direct phone number, street address, online application or permit-search portal. Call Morgan County Government at the number in the office listing and request the current Building Codes and Zoning contact.6 Then confirm the required application, plan review, inspection sequence and fees before construction.

Does Morgan County, Tennessee have zoning?

Morgan County administers zoning through its Building Codes and Zoning department.2 We could not confirm the operative zoning ordinance, map, district boundaries or whether every unincorporated parcel is covered. Ask Morgan County Building Codes and Zoning for the parcel's district and written standards before relying on a listing description; the general county number can route the call.6 RV occupancy, tiny-home occupancy, minimum dwelling size, minimum lot size, setbacks, lot coverage and building height also remain unconfirmed. Tennessee's agricultural zoning exemption is conditional rather than blanket: qualifying structures must be on land devoted to agricultural use and incidental to the agricultural enterprise, with stated location exceptions.9

How do septic permits work in Morgan County?

A Morgan County property owner must obtain a TDEC Septic System Construction Permit before installing a septic system or repairing a faulty one.4 Applications and fees go to the Tennessee Division of Water Resources through the appropriate environmental field office, and the Knoxville Environmental Field Office serves Morgan County and answers septic questions.310 After installation, the Division inspects the system for compliance with the permit and regulatory requirements.5 Site feasibility deserves early attention: only about 2.9% of county soils are rated without severe limits for a conventional septic drain field.11 That soil rating does not itself deny a permit, but it makes an early site and soils evaluation especially valuable.

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

We could not confirm a Morgan County rule allowing or prohibiting long-term RV living, temporary camping, tiny-home occupancy, manufactured-home occupancy or accessory dwellings. Morgan County administers zoning, so ask Building Codes and Zoning for a parcel-specific written answer before buying land or moving a dwelling onto it.26 A tiny home used as a residence should not be treated as exempt merely because it is small; Morgan County requires building permits, while the published materials do not establish a minimum dwelling size.1 The Tennessee residential permit process also distinguishes manufactured or modular-home installation from custom site work such as a deck, patio or stoop, but that statewide process applies only where the state program governs.12

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

  1. Ask Morgan County Building Codes and Zoning to identify the parcel's zoning district, allowed residential use, setbacks and required building permit.21
  1. Apply to TDEC for the septic construction permit before installing or repairing an onsite system.4
  1. Confirm driveway jurisdiction. For an entrance onto a county road, the Road Superintendent or designee determines culvert size and length; the resident buys the culvert and the County Road Department installs it.8 For a driveway on state-highway right-of-way, obtain the required TDOT permit.13
  1. If acting as owner-builder, verify the Tennessee exemption: it covers an owner's individual-use residence under stated timing, occupancy and contractor conditions.7
  1. Schedule every inspection required by the building authority and the final TDEC septic inspection.5

What should you check before buying land in Morgan County?

Start with written parcel answers on zoning, setbacks, dwelling type, RV use, floodplain status and the building-permit path from Morgan County Building Codes and Zoning.21 Arrange septic feasibility early because about 2.9% of county soils are rated without severe limits for conventional drain fields, and only about 28.9% of county land has a slope of 15% or less.1114 Confirm whether access is from a county road or state highway because different entrance requirements apply.813 For budgeting context, the county's effective property-tax rate is about 0.6%, with a median annual property-tax bill of about $837.1516

Watch-outs

  • A direct Building Codes and Zoning contact could not be confirmed; call Morgan County Government and request the current office contact before filing.6
  • Do not assume a wooded parcel will support a conventional septic field: about 2.9% of Morgan County soils are rated without severe limitations for that use.11
  • Before constructing an entrance onto a county road, have the County Road Superintendent or designee determine the needed culvert size and length.8

Sources

  1. Morgan County, TN - Building Codes and Zoning (2026 county census)
  2. Morgan County, TN - Building Codes and Zoning (2026 county census)
  3. Subsurface Sewage Disposal System Installer, Pumper and Land Disposal Permits, quoted and re-checked
  4. Septic System Construction Permit, quoted and re-checked
  5. Subsurface Sewage Disposal System Installer, Pumper and Land Disposal Permits, quoted and re-checked
  6. Morgan County Government (ctas.tennessee.edu)
  7. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  8. Morgan County Road Specifications for Acceptance of New Road, quoted and re-checked
  9. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  10. TDEC Knoxville Environmental Field Office (tn.gov)
  11. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  12. Residential Permits (Tennessee statewide rule), quoted and re-checked
  13. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  14. Share of land at 15% slope or less: Bolthole Index county data
  15. Effective property tax rate: Bolthole Index county data
  16. Median property tax bill: Bolthole Index county data

Written September 28, 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

Morgan County in Tennessee

75
County map
Morgan County highlighted among the Tennessee counties · colored by Index score

How Morgan County scores

Seclusion57100% ev.
Self-Sufficiency58100% ev.
Admin Boringness50100% ev.
Durability76100% ev.
Property Autonomy71100% ev.
Carry Cost86100% 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 →

$221kTypical home
0.6%Property tax
$4,274Land / acre
57.9"Annual rain
3.9% of yrsSevere drought
2.5 / yr (+2.4)Mid-century 100°F days
12.4 daysMid-century dry spell
2.36" (+9.8%)Mid-century 1-day rain
1.66×Wildfire change factor
100%Forward climate coverage
$1,616Home insurance / yr
-1.2% / yrInsurance growth
1.3%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
16,583People within 30 min
2,500,206People within 2 hr
36,683Radius comparison (15 mi)
41.3People / sq mi
1.6%Federal land
28.9%Land at 15% slope or less
2.9%Septic soil without severe limits
8,251 acWorkable land screen
87.1%Wooded land
60.2 tonsBiomass / forest ac
56.2°FAvg temp

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Answers from the rulebook for Morgan County

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

Morgan County rules

  • Subdividing landRegulated (with conditions)

    Subdivisions in Morgan County that involve new roads or roads proposed for acceptance into the county system.

    • A subdivision is defined in the county road specifications as land divided and sold in five-acre tracts or less.
    • New-road acceptance requires written plan approval, construction inspections, final inspection, a maintenance bond, and County Commission approval.
    • Road improvements for subdivisions are paid solely by the developer.

    subdivision tract threshold: <= 5 acres (The source says five (5) acre tracts or less per state statute.) · maintenance bond: 10 percent of total road cost (The bond or deposit is held in escrow for two years commencing on acceptance for county maintenance.)

    “A subdivision for Morgan County is defined as any tract of land divided and sold in five (5) acre tracts or less per State Statue. Morgan County Road specifications allow for new roads in subdivisions to be Hot Mix/Asphalt or Tar and Chip.”
  • Driveway accessRequired

    Construction of an entrance or exit road to a Morgan County road.

    • The County Road Superintendent or designee determines the required culvert size and length.
    • The resident must purchase the culvert.
    • The culvert must be at least fifteen inches in diameter.
    • The County Road Department installs the culvert.

    minimum culvert diameter: >= 15 inches

    “Before constructing an entrance or exit road to a county road, the resident or future resident must have County Road Superintendent or his designee determine the size and length of culvert required.”
  • County-wide zoningPresent

    The county's official Building Codes and Zoning department indicates the county administers zoning.

    Morgan County, TN - Building Codes and Zoning ↗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 serving property in Morgan County.

    • The Tennessee Division of Water Resources administers the state permit program; the Knoxville Environmental Field Office is the listed regional contact serving Morgan 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 or repair of a subsurface sewage disposal system in Morgan County.
      “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.”
  • Septic inspectionRequired

    Permitted SSDS installations in Morgan County.

    • The installer must notify the Division after installation so the system can be inspected and approved; the Division inspects each SSDS installation for compliance with permit conditions and regulatory requirements.
    “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."”
  • 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.””
  • 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.

  • Inspections — Building inspections in Morgan County.
  • Local zoning — Aggregate local zoning across Morgan County municipalities and unincorporated areas.
  • Zoning districts — Published zoning districts in Morgan County.
  • Minimum dwelling size — Minimum dwelling size in Morgan County.
  • Minimum lot size — Minimum lot size in Morgan County.
12 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • 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 Morgan County, Tennessee

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

Morgan County scores 75/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals.

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

Morgan County generally requires a residential building permit, 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 Morgan County, Tennessee?

Land in Morgan County runs about $4,274 per acre, based on the latest county data.

What is the water situation in Morgan County?

Morgan County gets about 57.9" of rain a year, with severe drought in roughly 3.9% of years.

How remote is Morgan County?

A representative private-land location has about 16,583 people within a 30-minute drive and 2,500,206 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 Morgan County means bringing your own water and power. The kit we’d start with:

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How Morgan compares in Tennessee

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