Bolthole Index

Putnam County, Tennessee

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

73Index Score / 100
#42 of 95 in Tennessee

Putnam County, Tennessee requires a building permit for any new home, addition, deck or accessory building over 200 square feet, issued by the county's own Codes Department under the 2018 International Building and Residential Codes12. Putnam County has no county-wide zoning, though it does enforce floodplain zoning in FEMA-mapped 100-year flood plains and requires new subdivisions to follow its subdivision regulations34. Septic permits come from the state, not the county: Tennessee's Department of Environment and Conservation issues the Septic System Construction Permit you need before you build5.

At a glance

Building permit
Required, issued by Putnam County Codes1
Zoning
No county-wide zoning, but floodplain zoning applies in FEMA-mapped 100-year flood plains34
Septic permit
Issued by the State of Tennessee (TDEC), not the county5
Owner-builder exemption
Yes: one permit every 2 years for your own home, not for sale, lease or rent67
Accessory building permit threshold
Required for garages or storage buildings over 200 sq ft2
Special plumbing/HVAC license
County requires one for all plumbers and HVAC contractors; $50/year2

Who to call

Building permits

Putnam County Codes

Building, plumbing and mechanical permits, inspections and occupancy certificates for unincorporated Putnam County

931-526-2285

270 Carlen Ave, Cookeville, TN 38501

Planning & zoning

Putnam County Regional Planning Commission

Subdivision plat review, the county growth plan, and floodplain-zoning enforcement in FEMA-mapped flood plains for unincorporated Putnam County

931-372-0070

67 S. Elm Ave., Cookeville, TN 38501

Roads & driveways

Putnam County Highway Department

County road and bridge construction and maintenance under Tennessee's Uniform Road Law

931-526-4864

505 East Veterans Drive, Cookeville, TN 38501

Septic permits

Tennessee Department of Environment and Conservation (TDEC) — Subsurface Sewage Disposal Systems

Statewide Septic System Construction Permits, including for Putnam County (there is no county septic office)

1-888-891-8332

Building permits

Putnam County Codes — Building Permit Fee Schedule

Published permit-fee schedule (valuation-based sliding scale)

Contact details are copied from each office’s official page and were checked against it on September 24, 2026.

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

Yes, for most construction in unincorporated Putnam County. The county's own Codes department enforces the 2018 International Building Code and 2018 International Residential Code and requires a permit for all new residential and commercial buildings, additions, decks or porches, modular homes, and garages or storage buildings over 200 square feet21. Putnam County also requires a special license for plumbers and HVAC contractors, renewed yearly for $502. This is a county-run program, not the state's residential permit program that some other Tennessee counties rely on, so Putnam County sets and collects its own fees: the published schedule charges $460 for the first $100,000 of a home's valuation, plus $3 for each additional thousand dollars, up to $500,0008. Building without a permit does not exempt you from any code requirement, and the county's fee schedule doubles the fee when work starts before a permit is pulled8.

Who is the Putnam County building department, and how do you reach them?

Putnam County Codes handles building, plumbing and mechanical permits, inspections, and occupancy certificates for the unincorporated county2. Reach them at 270 Carlen Ave, Cookeville, Tennessee, phone 931-526-2285, or by email at [email protected], Monday through Friday, 7:00 a.m. to 3:30 p.m.2. For a new address for new construction, call the Putnam County 911 center at 931-528-15552. The Putnam County Regional Planning Commission, at 67 S. Elm Ave., Cookeville, phone 931-372-0070, handles subdivision plats, the county growth plan, and floodplain-zoning enforcement4. The Highway Department, at 505 East Veterans Drive, phone 931-526-4864, maintains all county roads under Tennessee's Uniform Road Law9.

Does Putnam County have zoning?

No countywide zoning: "Currently Putnam County has no county-wide zoning regulations"43. That is not the same as no rules at all. Putnam County enforces floodplain zoning inside FEMA-mapped 100-year flood plains, so a parcel in a mapped floodplain still faces development limits4. If you subdivide land, the new lots must comply with Putnam County's subdivision regulations even though there's no zoning code behind them4. And if your land sits within the corporate limits of Algood, Baxter, Cookeville or Monterey rather than the unincorporated county, that city's own zoning and building codes apply instead of the county's4. Because there's no countywide zoning, private deed restrictions or subdivision covenants recorded against your specific parcel — not the county — are usually what would limit lot uses, setbacks, or a second dwelling, so read your deed and plat before you buy.

How do septic permits work in Putnam County?

Septic permits in Putnam County come from the State of Tennessee, not the county: the Department of Environment and Conservation (TDEC) issues the Septic System Construction Permit required before you install or repair a subsurface sewage system anywhere in the state510. A new conventional system permit costs $400 for up to 1,000 gallons per day of design flow, plus $100 for each additional 1,000 gallons per day; a new alternative-system permit costs $500 up to the same flow, plus $150 per additional 1,000 gallons per day10. TDEC's review generally takes 10 days and must be completed within 45 days10. You can reach TDEC's statewide line at 1-888-891-8332 to find your servicing environmental field office11. Only 22% of Putnam County's surveyed soil is free of a severe limitation for a conventional drain field, so plan on a site evaluation and budget for the possibility of a costlier alternative system12. Putnam County's own building-permit steps list buying your septic permit before your building permit, in that order2.

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

Because Putnam County has no countywide zoning outside its FEMA floodplains, there is no county zoning rule that bans placing an RV or a tiny home on unincorporated land34. That is different from an official permission: the county's building-permit list requires a permit for a modular home but does not separately mention recreational vehicles, so confirm your specific plan with Putnam County Codes before you rely on that silence2. If you build a conventional house instead, Tennessee's statewide owner-builder rule lets you pull one building permit every two years for a home that will be your own residence and cannot be sold, leased or rented, as long as any contractor you pay more than $25,000 is a licensed prime contractor67. Since the county itself doesn't zone most land, the real constraint on an RV or tiny home is usually a private subdivision covenant or deed restriction on your specific parcel, not a county ordinance, so check the plat and deed before you buy4.

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

  1. Call the Putnam County 911 center at 931-528-1555 for a new address once your construction stakes are up (new construction only)2.
  2. Purchase your septic permit from the State of Tennessee's environmental office before applying for anything else locally52.
  3. Purchase your building permit from Putnam County Codes, 270 Carlen Ave, Cookeville2.
  4. Purchase your plumbing and mechanical (HVAC) permits from the same office; plumbers and HVAC contractors need the county's special license2.
  5. Post your address per 911 specifications and your building permit on site before work starts2.
  6. Call for inspections in order: footer, foundation, plumbing in slabs, concrete slabs, rough-in (framing, plumbing and mechanical together), energy, and a final inspection before you occupy the home2.
  7. If your driveway will connect to a state highway, get a TDOT entrance permit first; for a county road, start with the Highway Department139.

What to check before you buy land in Putnam County

Soils: only 22% of Putnam County's surveyed soil carries no severe limitation for a conventional septic drain field, so get a site evaluation before you assume a standard system will work12. Flood: even though Putnam County has no general zoning, it does enforce floodplain zoning in FEMA-mapped 100-year flood plains, so check the Regional Planning Commission before buying in a low-lying area4. Subdivision status: if your lot came from a recent subdivision, it had to meet the county's subdivision regulations, and any land inside Algood, Baxter, Cookeville or Monterey answers to that city's codes instead of the county's4. Access: a driveway onto a state highway needs a TDOT permit; onto a county road, start with the Highway Department, which maintains all county roads under the state's Uniform Road Law139. Taxes: Putnam County's effective property tax rate is about 0.5%, with a median annual bill near $1,2991415.

Watch-outs

  • Putnam County has no county-wide zoning, so don't assume a covenant-free lot: private subdivision restrictions, not the county, are usually what would limit an RV, mobile home, or second dwelling on your parcel34.
  • Building without a permit doubles the fee under Putnam County's schedule and does not excuse you from any code requirement, so pull your permits before work starts8.
  • Land inside Algood, Baxter, Cookeville or Monterey follows that city's own zoning, building and subdivision codes, not Putnam County's — confirm which jurisdiction your parcel is in before relying on this guide4.

Sources

  1. Building Codes | Putnam County TN (2026 county census)
  2. Putnam County Codes (putnamcountytn.gov)
  3. Putnam County TN - Regional Planning Commission (2026 county census)
  4. Putnam County Regional Planning Commission (putnamcountytn.gov)
  5. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  6. Can I build my own home without a license? (2026 county census)
  7. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  8. Putnam County Codes — Building Permit Fee Schedule (putnamcountytn.gov)
  9. Putnam County Highway Department (putnamcountytn.gov)
  10. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  11. Tennessee Department of Environment and Conservation (TDEC) — Subsurface Sewage Disposal Systems (tn.gov)
  12. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  13. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  14. Effective property tax rate: Bolthole Index county data
  15. Median property tax bill: Bolthole Index county data

Written September 24, 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.

Found land here? Start a Property Hunt →

County locator

Putnam County in Tennessee

73
County map
Putnam County highlighted among the Tennessee counties · colored by Index score

How Putnam County scores

Seclusion40100% ev.
Self-Sufficiency66100% ev.
Admin Boringness64100% ev.
Durability75100% ev.
Property Autonomy71100% ev.
Carry Cost78100% 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 →

$319kTypical home
0.5%Property tax
$5,779Land / acre
58.3"Annual rain
3.5% of yrsSevere drought
4.7 / yr (+4.5)Mid-century 100°F days
13 daysMid-century dry spell
2.3" (+7%)Mid-century 1-day rain
1.61×Wildfire change factor
100%Forward climate coverage
$1,616Home insurance / yr
1.2% / yrInsurance growth
1%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
93,884People within 30 min
3,802,496People within 2 hr
100,350Radius comparison (15 mi)
209People / sq mi
0.8%Federal land
50.1%Land at 15% slope or less
22%Septic soil without severe limits
56,047 acWorkable land screen
67.6%Wooded land
60.7 tonsBiomass / forest ac
57.2°FAvg temp

Scout Putnam County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Putnam County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Answers from the rulebook for Putnam County

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

Putnam County rules

  • Building permitRequired

    New buildings and listed additions or structures in unincorporated Putnam County.

    • Permits are required for all new residential and commercial buildings, additions, decks or porches, modular homes, garages or storage buildings over 200 square feet, and plumbing or mechanical additions.
    • Municipal requirements may apply inside incorporated municipalities.

    garage or storage-building threshold: > 200 sq ft

    “Permits are required for the following: All new buildings, residential and commercial. Any additions to existing buildings. Decks or porches added to existing buildings. Modular homes. Garages or storage buildings that are over 200 Sq. Ft. Plumbing and mechanical additions.”
  • Building code adoptedAdopted (with conditions)

    County-enforced commercial and residential construction codes in unincorporated Putnam County.

    • Municipal building codes may apply inside incorporated municipalities.
    • The county page states the adopted editions are the 2018 IBC and 2018 IRC.

    IBC edition: 2018 · IRC edition: 2018

    “Putnam County has adopted the 2018 IBC and 2018 IRC”
  • InspectionsRequired

    County building inspections for structures in unincorporated Putnam County.

    • The page requires footer, foundation, slab, rough-in, energy, and final inspections for all structures; plumbing-in-slab inspection is conditional if required.
    • The final inspection must occur before inhabiting the building.
    “The following inspections are required for all structures: 1. Footer (before concrete is ordered) 2. Foundations, anchor bolts, silt plate and drains around basements 3. Plumbing in slabs (if required) 4. Concrete slabs 5. Rough-in framing, plumbing and mechanical all in one inspection 6. Energy (insulation values or trade offs) 7. Final before habitating a building”
  • County-wide zoningAbsent

    Countywide zoning in Putnam County, subject to separate floodplain regulations and municipal jurisdiction inside Algood, Baxter, Cookeville, and Monterey.

    • The county page separately identifies floodplain zoning enforced only in FEMA-identified 100-year flood plains.
    • Municipal development codes apply inside Algood, Baxter, Cookeville, and Monterey.
    “Currently Putnam County has no county-wide zoning regulations.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across Putnam County; the county has no countywide zoning, while incorporated municipalities administer their own development codes.

    • Putnam County and the Regional Planning Commission do not have jurisdiction inside Algood, Baxter, Cookeville, or Monterey.
    • Municipal zoning, building codes, and subdivision regulations apply inside those corporate limits.
    • County floodplain regulations apply in designated 100-year floodplains.
    “Property located with the corporate limits of Algood, Baxter, Cookeville, or Monterey will have to comply with that city’s development codes (zoning, building codes, subdivision regulations, etc).”
  • Mandatory utility hookupConditional

    Water and sewer improvements required for subdivision final approval in the county planning jurisdiction.

    • The subdivision regulations exclude areas under the jurisdiction of Cookeville, Algood, Monterey, and Baxter.
    • Required improvements include water supply and sewer systems; the Planning Commission may accept security in lieu of prior construction under stated conditions.
    “The required improvements that must be in place before unqualified final approval are: [...] g. Water supply system h. Sewer system”
  • Subdividing landRegulated (with conditions)

    Subdivision of land in the Putnam County planning jurisdiction, excluding Cookeville, Algood, Monterey, and Baxter.

    • A plat must be submitted and approved before recording.
    • The regulations define subdivision to include division into two or more lots requiring new street or utility construction, or division of less than five acres for sale or building development.
    • Specified exceptions include certain five-acre-or-larger divisions without roads or utilities, testamentary divisions, and owner partition divisions, subject to stated plat requirements.

    final plat decision period: 60 days (failure to act is deemed approval)

    “Any owner of land within the Putnam County Planning Region wishing to subdivide land shall submit to the Planning Commission a plat of the subdivision according to the procedures outlined in Article II, which plat shall conform to the minimum requirements set forth in Article III.”
  • Driveway accessLimited

    Driveway cuts for houses to be built immediately by a developer as part of subdivision final approval.

    • This requirement is in the subdivision-improvement list and is not established here as a countywide driveway permit for every parcel.
    • Other access requirements may apply under road, floodplain, building, or municipal rules.
    “f. Driveway cuts (for houses to be built immediately by the developer)”
  • Permit processPublished (with conditions)

    County building-permit process for new construction in unincorporated Putnam County.

    • For new construction, obtain a new 911 address first.
    • The listed sequence is septic permit, building permit, plumbing permit, mechanical permit, posting house numbers, and calling for inspections in order.
    • Before inspections, a portable toilet, crushed-stone ramp, erosion-control devices, 911 address posting, and onsite building permit must be in place.
    “Steps in Obtaining a Building Permit 1. Obtain a new 911 address by calling 931-528-1555. (new construction only) 2. Purchase Septic Permit from Environmental Office at State of TN 3. Purchase Building Permit 4. Purchase Plumbing Permit 5. Purchase Mechanical Permit (HVAC) 6. Post house numbers per 911 regulations (available with permit) 7. Call for Inspections in proper order (see below)”

Tennessee rules that apply here

  • Owner-builder exemptionConditional

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

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

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

    “one permit every two years to build their home as long as it is not for sale, lease, or rent (individual use).”
  • 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 Putnam County.

    • TDEC conducts the site evaluation and the local Environmental Scientist schedules the final inspection.
    • A licensed installer performs the permitted installation.
    “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.”
  • Septic inspectionRequired

    Final inspection of septic-system installations serving property in Putnam County.

    • The final inspection occurs before the system is covered.
    • If approved, TDEC 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.””
  • 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.

  • Off-grid sanitation — Alternative or off-grid sanitation arrangements serving property in Putnam County.
  • Well permit — Private water-well permitting for property in Putnam County.

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 Putnam County, Tennessee

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

Putnam County scores 73/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and mixed durability signals. Watch-outs: about 93,884 people within a 30-minute drive.

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

Putnam County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by Tennessee TDEC - Subsurface Sewage Disposal System (SSDS) 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 Putnam County, Tennessee?

Land in Putnam County runs about $5,779 per acre, based on the latest county data.

What is the water situation in Putnam County?

Putnam County gets about 58.3" of rain a year, with severe drought in roughly 3.5% of years.

How remote is Putnam County?

A representative private-land location has about 93,884 people within a 30-minute drive and 3,802,496 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 Putnam County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

How Putnam compares in Tennessee

Compare side-by-side →See all 95 Tennessee counties ranked →