Bolthole Index

Roane County, Tennessee

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

67Index Score / 100
#63 of 95 in Tennessee

Roane County, Tennessee requires a building permit for new construction and applies county zoning outside municipal boundaries12. Permanent residence in an RV is prohibited in unincorporated Roane County, while lot sizes and setbacks depend on the parcel's zoning district345. Tennessee's Department of Environment and Conservation issues the septic permit required before installation or repair67.

At a glance

Building permit
Required; county enforces the 2024 International Building and Residential Codes1
Zoning
County zoning applies outside municipal boundaries2
Septic permit
Required from the state (TDEC), not the county67
Owner-builder exemption
Yes, one permit every two years for a home that is not for sale, lease or rent89
Permanent RV living
Prohibited as an accessory use in unincorporated areas3
Lot size and setbacks
Vary by zoning district45
Short-term rental permit
Required annually before advertising or renting10

Who to call

Building permits

Roane County Building Codes Department

Building permits, inspections, and the Short-Term Rental Operating Permit program for Roane County; enforces the 2024 International Building and Residential Codes.

865-717-4230

[email protected]

308 N. 3rd Street, Kingston, TN 37763

Zoning

Roane County Planning and Zoning Department

Administers zoning, subdivision review, and development proposals in unincorporated Roane County; Kingston, Harriman and Rockwood set their own zoning inside city limits.

865-717-4232

200 E. Race Street, Kingston, TN 37763

Roads & driveways

Roane County Highway Department

County road driveway permits, road maintenance and specifications, and Roane County's Adopt-A-Highway program.

865-882-9782

3070 Roane State Highway, Harriman, TN 37748

Septic permits

TDEC Knoxville Environmental Field Office

TDEC's regional office for Subsurface Sewage Disposal System (septic) construction permits and other environmental questions for Roane County.

(865) 594-6035

3711 Middlebrook Pike, Suite 101, Knoxville, TN 37921

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 Roane County, Tennessee?

Roane County requires a building permit for new construction and enforces its own building codes rather than using the State Fire Marshal's residential-permit program1. A Tennessee property owner may act as an unlicensed builder for one personal residence, limited to one owner-builder permit every two years; the home cannot be for sale, lease or rent, and anyone paid more than $25,000 is a prime contractor who must be licensed89. Agricultural land receives conditional protection from county zoning when a structure is incidental to the farm operation, subject to exceptions for locations near specified highways, airports and parks or within the hundred-year floodplain11. Roane County may still require a building permit before construction of an agricultural building, so confirm the permit path with Building Codes before starting work12.

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

The Roane County Building Codes Department is at 308 N. 3rd Street, Kingston, TN 37763, phone 865-717-4230, email [email protected]13. Office hours run Monday through Friday, 8:00 a.m. to 4:00 p.m., and building permit applications and inspection requests must be submitted by 3:30 p.m.; a submission made between 3:00 and 3:30 p.m. may wait until the next business day13. The office also accepts Short-Term Rental Operating Permit applications online or in person14. That annual permit must be issued before a Roane County short-term rental is advertised or rented10.

Does Roane County have zoning?

Roane County zoning applies outside municipal boundaries, while Kingston, Harriman and Rockwood govern zoning inside their city limits215. Minimum lot area and ordinary setbacks vary by district, so identify the parcel on the official zoning map before relying on a seller's description45. Corner lots must generally stay 30 feet from property lines fronting a public or private road; the Board of Zoning Appeals may reduce one such setback by up to 15 feet when the building official finds no pedestrian or vehicle safety issue5. Ask Planning and Zoning at 200 E. Race Street, Kingston, TN 37763, phone 865-717-4232, for the parcel's district and applicable dimensional rules15. Agricultural zoning protection is conditional, and Roane County may still require a building permit for an agricultural building12.

How do septic permits work in Roane County?

Septic systems in Roane County are permitted by the state, not the county: Tennessee's Department of Environment and Conservation (TDEC) issues the Septic System Construction Permit required before installing a new system or repairing a faulty one67. Roane County is served by TDEC's Knoxville Environmental Field Office, 3711 Middlebrook Pike, Suite 101, Knoxville, TN 37921, phone (865) 594-603516. A new conventional-system permit runs $400 for up to 1,000 gallons per day of design flow, plus $100 for each additional 1,000 gallons; a new alternative-system permit runs $500 plus $150 per additional 1,000 gallons; repairs carry no permit fee but a $100 construction-inspection fee7. Only about 15.3% of Roane County's soils carry no severe limitation for a conventional drain field, so most of the county's hilly, wooded ground is a candidate for an engineered or alternative system rather than a standard one, and a site and soil evaluation is worth budgeting for early17.

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

Unincorporated Roane County prohibits using a camping trailer, camper, recreational vehicle or motor home as a permanent residence; temporary storage behind the front building line is a permitted accessory use3. We could not confirm a general rule for temporary camping on private land, so ask Planning and Zoning at 865-717-4232 about the intended duration and parcel before setting up15. We also could not confirm a countywide tiny-home occupancy rule or minimum dwelling size. A tiny home intended as a permanent dwelling still needs a parcel-specific zoning answer and, because Roane County requires building permits for new construction, a conversation with Building Codes at 865-717-42304113.

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

  1. Ask Roane County Planning and Zoning at 865-717-4232 to identify the parcel's district, allowed use, minimum lot area and setbacks1545.
  2. If the lot is not on public sewer, apply for a Septic System Construction Permit through TDEC's Knoxville Environmental Field Office at (865) 594-6035 before installation or repair167.
  3. For a county-road entrance, contact the Roane County Highway Department; its specifications call for at least a 15-inch culvert tile and require the driveway to meet the county road's elevation for 20 feet18.
  4. For an entrance on state highway right-of-way, obtain a TDOT permit before construction19.
  5. Apply to the Building Codes Department at 308 N. 3rd Street, Kingston; applications and inspection requests are due by 3:30 p.m.13.
  6. If acting as owner-builder, keep the project within the personal-use limits of Tennessee's exemption9.
  7. Before advertising a short-term rental, obtain the separate annual operating permit10.

What to check before you buy land in Roane County

Only about 15.3% of Roane County soils are rated without severe limits for a conventional septic drain field, so make septic feasibility an early contract contingency17. About 34.9% of county land has a slope of 15% or less, while 71.3% is wooded; grading, access and clearing can materially change the usable building area2021. The effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $1,1722223. Before closing, confirm the zoning district, district-specific lot area and setbacks, septic approval, legal road access, public-versus-private road status, and any floodplain constraints45. We could not confirm a general private-well permit rule or operative county floodplain-development requirements, so ask Building Codes which offices must sign off for the parcel13.

Watch-outs

  • Roane County requires an annual operating permit before a short-term rental may be advertised or rented; grandfathered eligibility ends after a sale, 30 consecutive months without STR use, or three unappealed violations10.
  • A driveway onto a county road in Roane County needs a Highway Department permit before you cut it, with a minimum 15-inch culvert tile and an elevation match to the county road for 20 feet18.
  • Roane County's site does not list a separate floodplain administrator; if your parcel is near a mapped floodplain, start with the Building Codes Department at 865-717-4230 and confirm separately13.

Sources

  1. Roane County Building Codes (2026 county census)
  2. Zoning Regulations – Revised April 2013, quoted and re-checked
  3. Zoning Regulations – Revised April 2013, quoted and re-checked
  4. Zoning Regulations – Revised April 2013, quoted and re-checked
  5. Zoning Regulations – Revised April 2013, quoted and re-checked
  6. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  7. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  8. Can I build my own home without a license? (2026 county census)
  9. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  10. Short term rentals – Roane County Government, quoted and re-checked
  11. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  12. Zoning Regulations – Revised April 2013, quoted and re-checked
  13. Roane County Building Codes Department (roanecountytn.gov)
  14. Short term rentals – Roane County Government, quoted and re-checked
  15. Roane County Planning and Zoning Department (roanecountytn.gov)
  16. TDEC Knoxville Environmental Field Office (tn.gov)
  17. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  18. Roane County Highway Department (roanecountytn.gov)
  19. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  20. Share of land at 15% slope or less: Bolthole Index county data
  21. Wooded share of land: Bolthole Index county data
  22. Effective property tax rate: Bolthole Index county data
  23. Median property tax bill: 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

Roane County in Tennessee

67
County map
Roane County highlighted among the Tennessee counties · colored by Index score

How Roane County scores

Seclusion40100% ev.
Self-Sufficiency67100% ev.
Admin Boringness46100% ev.
Durability68100% 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 →

$304kTypical home
0.6%Property tax
$6,039Land / acre
57"Annual rain
4.8% of yrsSevere drought
5.4 / yr (+5.1)Mid-century 100°F days
13.8 daysMid-century dry spell
2.42" (+8.7%)Mid-century 1-day rain
1.62×Wildfire change factor
100%Forward climate coverage
$1,622Home insurance / yr
0.5% / yrInsurance growth
1.14%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
45,132People within 30 min
2,765,476People within 2 hr
92,787Radius comparison (15 mi)
155.5People / sq mi
4.9%Federal land
34.9%Land at 15% slope or less
15.3%Septic soil without severe limits
31,931 acWorkable land screen
71.3%Wooded land
62.9 tonsBiomass / forest ac
58.6°FAvg temp

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Answers from the rulebook for Roane County

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

Roane County rules

  • County-wide zoningPresent (with conditions)

    County zoning in unincorporated Roane County.

    • The zoning resolution applies outside the corporate boundaries of municipalities.
    • Incorporated cities govern zoning within their municipal boundaries.
    “This resolution shall apply to those areas of Roane County, Tennessee which are located outside the corporate boundaries of the municipalities.”
  • Minimum lot sizeDistrict specific (with conditions)

    Minimum lot-area requirements vary by zoning district in unincorporated Roane County.

    • Examples in the zoning resolution include district-specific minimum lot areas and health-department conditions.
    • The applicable district must be determined from the official zoning map.
    “303.3 - Area Regulations (a) Minimum Lot Area: 20,000 Square Feet”
  • SetbacksDistrict specific (with conditions)

    Setbacks in zoning districts in unincorporated Roane County.

    • Setbacks vary by district.
    • Corner lots have a 30-foot setback from property lines fronting roads, subject to the stated BZA reduction procedure.

    corner-lot road setback: 30 feet (BZA may reduce only one setback by up to 15 feet if the building official agrees there is no vehicle or pedestrian safety issue.)

    “Corner lots shall have the setback requirement of thirty (30) feet from all property lines that front on any public or private road, excluding platted easements.”
  • Living in an RVProhibited

    Permanent residence in a camping trailer, camper, recreational vehicle, or motor home as an accessory use.

    • The prohibition is in the county zoning resolution and applies to unincorporated areas.
    • Temporary storage of recreational equipment, including camping trailers and motor homes behind the front building line, is listed as a permitted accessory use.
    “Use of a camping trailer, camper, recreational vehicle or motor home as a permanent residence is prohibited.”
  • Agricultural exemptionConditional

    Agricultural structures and lands subject to Roane County zoning.

    • Agricultural regulation is limited by Tennessee Code Annotated section 13-7-114.
    • Roane County may require building permits before construction of all buildings, including agricultural buildings, under the stated private-act authority.
    “The requirements of this resolution shall be limited by the provisions of the Tennessee Code Annotated, Section 13-7-114, with respect to regulations on agricultural structures and lands.”
  • Short-term rentalsAllowed (with conditions)

    Short-term rental units operating in Roane County.

    • An annual Short-Term Rental Operating Permit is required before advertising or renting.
    • A short-term rental is generally a residential property rented for less than 30 consecutive days.
    • Pre-existing STRs before August 13, 2025 may continue subject to verification.
    • Grandfathered eligibility ends upon sale, 30 consecutive months of discontinued STR use, or three unappealed violations.
    • All STR operations are subject to hotel/motel tax requirements beginning August 13, 2025.

    rental duration threshold: < 30 consecutive days · grandfathering adoption date: August 13, 2025 (subject to verification)

    “Roane County requires all Short-Term Rental Units (STRs) operating within the county to obtain an annual Short-Term Rental Operating Permit. STRs may not be advertised or rented until a permit has been issued.”
  • Permit processPartial

    Short-term rental operating permit process in Roane County.

    • Applicants submit a complete application to Building & Codes, online or in person.
    • Required materials include a business license, life-safety affidavit, owner and local contact information, site plan, floor plan, confirmation that private agreements do not prohibit STR use, and the $200 fee.
    • Required building and fire/life-safety inspections must be passed.
    • The permit is one year, non-transferable, and renewal requires updated materials, inspection, and the $150 fee.
    “To obtain a Short-Term Rental Operating Permit, owners must submit a complete application to the Roane County Building & Codes Office. Applications can be completed online here or in person at the Building & Codes Office.”
  • Who permits septicTennessee Department of Environment and Conservation (TDEC), Subsurface Sewage Disposal Systems

    In Tennessee, subsurface sewage disposal (septic) systems are permitted under TDEC's statewide SSDS program (administered locally through environmental health).

    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?”
  • 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”
  • 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."”
  • 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.

  • Minimum dwelling size — Minimum dwelling size in unincorporated Roane County.
  • Lot coverage — Lot-coverage requirements in unincorporated Roane County.
  • Building height — Building-height requirements in unincorporated Roane County zoning districts.
  • Camping on your land — Temporary camping on private land in unincorporated Roane County.
  • Tiny homes — Tiny-home occupancy in unincorporated Roane County.
6 more unanswered
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Building in a floodplain

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 Roane County, Tennessee

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

Roane County scores 67/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: about 45,132 people within a 30-minute drive.

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

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

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

Living in an RV on your own land in Roane County is prohibited: Permanent residence in a camping trailer, camper, recreational vehicle, or motor home as an accessory use. The prohibition is in the county zoning resolution and applies to unincorporated areas. Temporary storage of recreational equipment, including camping trailers and motor homes behind the front building line, is listed as a permitted accessory use. Confirm with the county before relying on it.

How much does land cost in Roane County, Tennessee?

Land in Roane County runs about $6,039 per acre, based on the latest county data.

What is the water situation in Roane County?

Roane County gets about 57" of rain a year, with severe drought in roughly 4.8% of years.

How remote is Roane County?

A representative private-land location has about 45,132 people within a 30-minute drive and 2,765,476 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 Roane County means bringing your own water and power. The kit we’d start with:

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How Roane compares in Tennessee

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