Bolthole Index

Smith County, Tennessee

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

71Index Score / 100
#47 of 95 in Tennessee

Unincorporated Smith County, Tennessee requires building permits, and the Smith County Planning Office issues building and electrical permits outside the three city limits12. The same office enforces county zoning and FEMA floodplain regulations32. TDEC, rather than the county, issues septic-system construction permits4.

At a glance

Building permit
Required outside the three city limits through the Smith County Planning Office12
Residential permit fee
$1,505 on the county's published building-permit application5
Zoning
Yes; the Planning Office enforces the county zoning ordinance32
Septic permit
Required through TDEC, with final inspection before the system is covered46
RV or tiny-home living
Not confirmed countywide; ask the Planning Office about the parcel and proposed occupancy2
Owner-builder
Allowed for one personal residence permit every two years, if the home is not for sale, lease or rent78
Conventional septic soils
About 3.6% of county soils lack severe limits for a conventional drain field9
Property tax
About 0.5% effective rate; median bill around $1,047 per year1011

Who to call

Building permits

Smith County Planning Office

Building and electrical permits outside the three city limits, zoning, subdivisions, site review, GIS mapping, mobile-home park rules and FEMA floodplain regulations

615.735.3418

[email protected]

303 High Street N, Carthage, Tennessee 37030

Septic permits

TDEC Cookeville Environmental Field Office

Septic-related inquiries for Smith County through the TDEC field office that serves the county

931-206-6329

1844 Foreman Dr, Suite 101, Cookeville, TN 38501

Roads & driveways

Smith County TDOT Garage

Approval for a driveway off the highway

615-735-5760

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

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

Yes. The Smith County Planning Office issues building and electrical permits for county land outside the three city limits12. Smith County's published application lists a residential building-permit fee of $1,505, though applicants should confirm the current amount with the Planning Office before paying52. Tennessee has adopted the International Building Codes for Smith County building-permit applicants12. A Tennessee owner may act as the builder for a single residence intended for personal use, but may receive only one such permit every two years, and the residence cannot be for sale, lease or rent8. If the owner hires someone who is paid more than $25,000, that person is treated as the prime contractor and must be licensed8.

Who issues building permits in Smith County, and how do you reach the office?

The Smith County Planning Office is the building-permit and zoning contact for property outside the three city limits2. The office is at 303 High Street N, Carthage, Tennessee 37030; call 615.735.3418 or email [email protected]2. Besides building and electrical permits, the office handles land subdivision, site review and GIS mapping, and it enforces the zoning ordinance, subdivision rules, mobile-home park rules and FEMA floodplain regulations2. Smith County's building-permit application lists separate fees of $1,505 for residential work, $1,605 for commercial work and $2,005 for industrial work5. Those are local Smith County fees; Tennessee's separate residential fee schedule applies only where the state residential program administers permits13.

Does Smith County have zoning?

Yes. The Smith County Planning Office enforces the county zoning ordinance for the county area it serves outside the three city limits32. Ask the Planning Office to confirm the parcel's zoning district, allowed use, setbacks and floodplain status before choosing a house location2. A building on Tennessee land devoted to agriculture can be exempt from county zoning only when the structure is incidental to the agricultural enterprise; the exemption does not apply in a hundred-year floodplain or near state or federal-aid highways, public airports or public parks14. Dividing land is also regulated: within the Smith County Planning Region, subdivision review generally requires a preliminary plat, while a qualifying subdivision of no more than five lots may use the stated final-plat-only exception if all conditions are met15.

How do septic permits work in Smith County?

TDEC, not Smith County, issues the Septic System Construction Permit required before installing a subsurface sewage disposal system or repairing a faulty one416. The TDEC Cookeville Environmental Field Office serves Smith County and lists 931-206-6329 for septic-related inquiries17. A new conventional permit costs $400 for design flow up to 1,000 gallons per day, while a new alternative-system permit costs $500 at that flow level16. Smith County installations also require the installer to arrange a final inspection before covering the system; TDEC issues a Certificate of Completion after approval6. Only about 3.6% of Smith County soils lack severe limits for a conventional drain field, so settle septic feasibility before fixing a home site or closing on marginal land9.

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

We could not confirm a countywide rule that allows or prohibits living in an RV or tiny home on an individual parcel in unincorporated Smith County. The county does enforce zoning and mobile-home park regulations outside the three city limits, so the answer can turn on the parcel, the proposed unit and the intended use32. Before buying or moving a unit, give the Smith County Planning Office the parcel identification and ask how the zoning district treats full-time RV occupancy, a tiny home, a manufactured home and any required setbacks2. We also could not confirm a countywide minimum dwelling floor area, so ask the same office for a written answer tied to the parcel and proposed design2.

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

  1. Ask the Smith County Planning Office to confirm zoning, setbacks, floodplain status and the proposed use for land outside the three city limits32.
  2. If the project will use septic, obtain TDEC's Septic System Construction Permit before installation or repair416.
  3. Apply to the Smith County Planning Office for the required building and electrical permits; the published residential building-permit fee is $1,50515.
  4. If using the owner-builder provision, keep the home for personal use and observe the one-permit-every-two-years limit8.
  5. Arrange TDEC's final septic inspection before the installer covers the system6.
  6. For a driveway off a highway, contact the Smith County TDOT Garage at 615-735-5760 for approval; work on state highway right-of-way requires a TDOT permit1819.

What should you check before buying land in Smith County?

Confirm zoning and FEMA floodplain status with the Smith County Planning Office before relying on a listing's description of buildability2. Test septic feasibility early because only about 3.6% of county soils lack severe limits for a conventional drain field9. We could not confirm one countywide rule for private wells or utility connections, so ask the Planning Office which utility serves the parcel and ask TDEC what approval a proposed well needs217. A driveway on Tennessee state highway right-of-way requires a TDOT permit, while the county page directs highway-driveway approval questions to the Smith County TDOT Garage1918. Smith County's effective property-tax rate is about 0.5%, and the median annual property-tax bill is about $1,0471011. About 35.1% of county land has a slope of 15% or less, making parcel-specific topography another early site-design check20.

Watch-outs

  • Do not budget from Tennessee's statewide residential permit fee table; Smith County publishes its own local fee of $1,505 for residential building permits513.
  • Do not cover a new septic system before the required final inspection; TDEC issues the Certificate of Completion after approval6.
  • We could not confirm countywide rules for RV living, tiny-home occupancy, minimum dwelling size or private-well permits; ask the Smith County Planning Office and TDEC about the specific parcel and proposal217.

Sources

  1. Smith County Planning Office (2026 county census)
  2. Smith County Planning Office (smithcotn.com)
  3. Smith County Planning Office (2026 county census)
  4. TDEC - Subsurface Sewage Disposal Systems (SSDS) (2026 county census)
  5. Building Permit Application, quoted and re-checked
  6. Subsurface Sewage Disposal System Frequently Asked Questions, quoted and re-checked
  7. Can I build my own home without a license? (2026 county census)
  8. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  9. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  10. Effective property tax rate: Bolthole Index county data
  11. Median property tax bill: Bolthole Index county data
  12. Building Permit Application, quoted and re-checked
  13. Residential Building Permit Fees (Tennessee statewide rule), quoted and re-checked
  14. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, Opinion No. 22-07 (Tennessee statewide rule), quoted and re-checked
  15. Smith County Subdivision Regulations, quoted and re-checked
  16. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  17. TDEC Cookeville Environmental Field Office (tn.gov)
  18. Smith County TDOT Garage (smithcotn.com)
  19. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  20. Share of land at 15% slope or less: Bolthole Index county data

Written September 27, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Smith County in Tennessee

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

How Smith County scores

Seclusion52100% ev.
Self-Sufficiency60100% ev.
Admin Boringness46100% ev.
Durability69100% 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 →

$313kTypical home
0.5%Property tax
$5,358Land / acre
54"Annual rain
2.4% of yrsSevere drought
8.8 / yr (+8.1)Mid-century 100°F days
14.1 daysMid-century dry spell
2.34" (+5.6%)Mid-century 1-day rain
1.6×Wildfire change factor
100%Forward climate coverage
$1,862Home insurance / yr
0.4% / yrInsurance growth
9.69%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
18,652People within 30 min
3,017,502People within 2 hr
46,123Radius comparison (15 mi)
65.3People / sq mi
3.5%Federal land
35.1%Land at 15% slope or less
3.6%Septic soil without severe limits
6,855 acWorkable land screen
59.1%Wooded land
49.5 tonsBiomass / forest ac
58.7°FAvg temp

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Answers from the rulebook for Smith County

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

Smith County rules

  • Subdividing landRegulated (with conditions)

    Subdivision and land division within the Smith County Planning Region

    • A pre-development conference is required before road improvements or utility installation for a proposed subdivision.
    • A preliminary plat and Planning Commission review are generally required, with a final-plat-only exception for qualifying subdivisions of no more than five lots where all listed conditions are met.
    • TDEC must have approved lots for septic systems where applicable.

    small-subdivision maximum lots for preliminary-plat omission: <= 5 lots (All stated conditions in the subdivision regulations must be met.)

    “shall govern all subdivisions of land within Smith County”
  • Permit feesPublished

    Fees shown on the Smith County residential/commercial/industrial building permit application

    • The 2024 application lists residential, commercial, and industrial amounts; the application does not state whether later fee amendments exist.

    residential permit fee: 1505 USD · commercial permit fee: 1605 USD · industrial permit fee: 2005 USD

    “RESIDENTIAL($1505) COMMERCIAL($1605) INDUSTRIAL($2005)”
  • County-wide zoningPresent

    The Planning Office enforces the county zoning ordinance and maintains a published Zoning Resolution.

    Smith County Planning Office ↗Scouted from the county site, not yet independently re-checked

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

    Subsurface sewage disposal (septic) system construction permits are issued by TDEC, not the county.

    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).”
  • Building code adoptedAdopted

    International Building Codes adopted by Tennessee and applicable to building-permit applicants in Smith County

    • The county application also states that a licensed contractor is required by Tennessee Code Annotated §62-6-103.
    “The State of TN has adopted the International Building Codes.”
  • 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.”
  • Septic inspectionRequired

    SSDS installations in Smith County

    • The installer must contact the local Environmental Scientist for a final inspection before the system is covered.
    • TDEC issues a Certificate of Completion if the installation is approved.
    “schedule a final inspection before the system is covered”
  • 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 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.

  • Minimum dwelling size — Minimum dwelling size in unincorporated Smith County
  • Tiny homes — Tiny-home occupancy in unincorporated Smith County
  • Accessory dwellings — Accessory dwelling units in unincorporated Smith County
  • Off-grid sanitation — Off-grid sanitation, including composting toilets or privies, in Smith County
  • Well permit — Private water wells serving property in Smith County
1 more unanswered
  • 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 Smith County, Tennessee

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

Smith County scores 71/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop.

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

Smith 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 Smith County, Tennessee?

Land in Smith County runs about $5,358 per acre, based on the latest county data.

What is the water situation in Smith County?

Smith County gets about 54" of rain a year, with severe drought in roughly 2.4% of years.

How remote is Smith County?

A representative private-land location has about 18,652 people within a 30-minute drive and 3,017,502 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 Smith County means bringing your own water and power. The kit we’d start with:

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How Smith compares in Tennessee

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