Bolthole Index

Tipton County, Tennessee

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

62Index Score / 100
#79 of 95 in Tennessee

Tipton County, Tennessee requires a building permit for new construction and runs its own inspection program rather than the state's1. County zoning applies outside municipalities, while cities may have separate ordinances2. The Tennessee Division of Water Resources issues septic permits and inspects installations in Tipton County34.

At a glance

Building permit
Required; Tipton County runs its own inspection program1
Zoning
County zoning outside municipalities; city rules may differ2
Septic permit
Required for installation or repair; issued by the state35
Owner-builder exemption
Yes, statewide: one permit per owner every two years for a home not for sale, lease or rent6
New conventional septic permit fee
$400 up to 1,000 gallons/day, plus $100 per additional 1,000 gpd7
Same-day building inspections
Call by 11am, inspected that afternoon by 4:30pm8
Driveway onto a state highway
Needs a separate TDOT entrance permit9
Soils suited to a conventional septic field
About 38% of soils rate free of severe limits10

Who to call

Building permits

Tipton County Planning & Development, Building Inspection Division

Same-day building permit inspections, and building/zoning/subdivision code enforcement, for Tipton County, the City of Gilt Edge and Garland

901-476-0215

220 Highway 51 N, Ste 3, Covington, TN 38019

Zoning

Tipton County Planning & Development

County zoning resolution, subdivision regulations, the planning commission and board of zoning appeals for unincorporated Tipton County

901-476-0255

220 Highway 51 N, Ste 3, Covington, TN 38019

Septic permits

Tennessee Division of Water Resources (TDEC), Ground Water Protection / Subsurface Sewage Disposal Systems

Subsurface sewage disposal (septic) permits, installation inspection, real-estate transfer inspections, and private well water sampling for Tipton County

731-441-5593

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 Tipton County, Tennessee?

Yes. Tipton County Planning & Development runs its own building-inspection and permitting program, so the county is exempt from Tennessee's state residential permit program and enforces its rules directly rather than through the State Fire Marshal's Office1. Tipton County Planning & Development also oversees subdivision regulations, county zoning and code enforcement11. A Tennessee property owner may build one single residence for individual use, not for sale, lease or rent, without a contractor's license, limited to one owner-builder permit every two years; anyone the owner pays more than $25,000 is treated as a prime contractor and must be licensed612.

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

Tipton County's Building Inspection Division, part of Planning & Development at 220 Highway 51 N, Ste 3, Covington, TN 38019 (the Old Justice Complex), offers same-day inspections for the county, the City of Gilt Edge and Garland8. Call 901-476-0215 between 8:00 a.m. and 11:00 a.m., Monday through Friday, and your building will be inspected that same afternoon between 11:30 a.m. and 4:30 p.m.; there are no re-inspections on Fridays8. For zoning questions, the county planning office is reachable at 901-476-025513. Septic and well permits do not go through this office at all — call the Tennessee Division of Water Resources at 731-441-5593 instead14.

Does Tipton County have zoning?

Yes, but the governing rules depend on where the parcel lies. Tipton County administers zoning outside municipalities, while incorporated cities may have their own ordinances2. The county zoning map was readopted in full on February 10, 2014, and the county publishes zoning districts and a map15. Planning & Development also oversees subdivision regulations, so dividing land requires county review where those regulations apply11. Gilt Edge illustrates the jurisdiction issue: the city keeps its own zoning ordinance, map and Board of Zoning Appeals even though it contracts planning, zoning, building inspection and code enforcement to Tipton County2. Confirm the parcel's jurisdiction and zoning district with Planning & Development before relying on county standards; minimum lot size, setbacks, height, lot coverage, and RV, tiny-home or manufactured-home placement could not be confirmed from the available ordinance material.

How do septic permits work in Tipton County?

Septic permitting in Tipton County is a state function: the Tennessee Division of Water Resources, not the county, issues the Septic System Construction Permit required before installation or repair of a failing system35. After installation, the applicant or installer must notify the Division so the system can be inspected and approved4. 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 repair permit has no permit fee, though its construction inspection costs $1007. Review generally takes about 10 days and must be completed within 45 days7. About 38% of Tipton County soils rate free of severe limitations for a conventional drain field, so evaluate the homesite before buying10. Call the state septic office at 731-441-5593 for permit and inspection questions14.

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

We could not confirm a Tipton County rule allowing long-term RV living, temporary camping, or tiny-home occupancy on private land. Tipton County has zoning districts, and municipal zoning may differ from county zoning, so an allowed use can depend on the parcel's jurisdiction and district215. Ask Planning & Development whether the proposed structure and occupancy are permitted in the district, and ask whether minimum dwelling size, setbacks, lot coverage or building-height standards apply. An RV or tiny home also does not bypass wastewater rules: installing or repairing a septic system requires a state Septic System Construction Permit5. For a conventional house, Tennessee's owner-builder rule allows a property owner to build one residence for individual use, not for sale, lease or rent, with one owner-builder permit every two years12. That contractor-license exemption does not answer whether an RV or tiny home is an allowed residence.

How do you build a home in Tipton County, step by step?

  1. Confirm your parcel's zoning designation and whether it falls under Tipton County, the City of Gilt Edge, or another incorporated city's own building department13.
  2. Apply for your Septic System Construction Permit with the Tennessee Division of Water Resources at 731-441-5593 before you plan your house site; expect roughly 10 days for review147.
  3. If your driveway will connect to a state highway, get a TDOT entrance permit before construction9.
  4. Apply for your Tipton County building permit through Planning & Development, 220 Highway 51 N, Ste 3, Covington8.
  5. Call 901-476-0215 between 8:00 and 11:00 a.m. on the day you need an inspection; the inspector comes that same afternoon8.
  6. If you're building without a licensed contractor, confirm your owner-builder permit is within the one-per-two-years limit and that no one you pay is owed more than $25,00012.

What should you check before you buy land in Tipton County?

Tipton County's land is gentle and buildable: about 93% sits at 15% slope or less, with about a third wooded and only about 4% federal land, so grading and access are rarely the constraint here161718. Soils are a moderate concern for septic: about 38% rate free of severe limitations for a conventional drain field, so a site evaluation is still worth doing even though this county fares better than many10. The county gets about 54.3 inches of precipitation a year and sits in severe drought about 7.2% of years, with an average annual temperature of 61°F and about 19 projected days a year at or above 100°F by mid-century — warmer summers are a real factor here19202122. At about 136 people per square mile, Tipton County is a rural-suburban mix, and the nearest city of 100,000 or more people is about 31 miles away2324. Typical property tax runs about 0.5% effectively, with a median bill near $1,158 a year, and typical homeowner's insurance runs about $1,831 a year252627. Farmland here has recently valued around $4,367 an acre, and the typical home value is about $277,5282829.

Watch-outs

  • Tipton County's own page confirms same-day building inspection for the county, Gilt Edge and Garland; it does not state whether other incorporated cities in the county run their own separate building department, so confirm which jurisdiction covers your parcel before assuming county rules apply8.
  • The City of Gilt Edge has its own separate zoning ordinance even though Tipton County provides its planning, building inspection and code enforcement services; don't assume the county's zoning resolution governs a Gilt Edge parcel13.
  • A driveway onto a state highway needs a separate TDOT entrance permit on top of any county building or zoning approval9.

Sources

  1. Tipton County Planning & Development (2026 county census)
  2. Planning & Development, quoted and re-checked
  3. Planning & Development, quoted and re-checked
  4. Planning & Development, quoted and re-checked
  5. Planning & Development, quoted and re-checked
  6. Can I build my own home without a license? (2026 county census)
  7. Septic System Construction Permit (Tennessee statewide rule), quoted and re-checked
  8. Tipton County Planning & Development, Building Inspection Division (tiptonco.com)
  9. Highway Entrance Permits (Tennessee statewide rule), quoted and re-checked
  10. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  11. Planning & Development, quoted and re-checked
  12. Can I build my own home without a license? (Tennessee statewide rule), quoted and re-checked
  13. Tipton County Planning & Development (tiptonco.com)
  14. Tennessee Division of Water Resources (TDEC), Ground Water Protection / Subsurface Sewage Disposal Systems (tiptonco.com)
  15. Planning & Development, quoted and re-checked
  16. Share of land at 15% slope or less: Bolthole Index county data
  17. Wooded share of land: Bolthole Index county data
  18. Federal land share: Bolthole Index county data
  19. Annual precipitation: Bolthole Index county data
  20. Share of years in severe drought: Bolthole Index county data
  21. Average annual temperature: Bolthole Index county data
  22. Projected mid-century days at or above 100°F: Bolthole Index county data
  23. Population density: Bolthole Index county data
  24. Distance to the nearest metro area: Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data
  27. Typical home insurance premium: Bolthole Index county data
  28. Farmland value per acre (USDA census): Bolthole Index county data
  29. Typical home value (Zillow): 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

Tipton County in Tennessee

62
County map
Tipton County highlighted among the Tennessee counties · colored by Index score

How Tipton County scores

Seclusion32100% ev.
Self-Sufficiency70100% ev.
Admin Boringness46100% ev.
Durability59100% ev.
Property Autonomy71100% ev.
Carry Cost83100% 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 →

$278kTypical home
0.5%Property tax
$4,367Land / acre
54.3"Annual rain
7.2% of yrsSevere drought
19 / yr (+17)Mid-century 100°F days
16.9 daysMid-century dry spell
2.46" (+6.5%)Mid-century 1-day rain
1.56×Wildfire change factor
100%Forward climate coverage
$1,831Home insurance / yr
0.1% / yrInsurance growth
1.36%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
64,264People within 30 min
2,460,524People within 2 hr
77,831Radius comparison (15 mi)
136.1People / sq mi
3.9%Federal land
92.9%Land at 15% slope or less
38%Septic soil without severe limits
104,414 acWorkable land screen
33.1%Wooded land
54.7 tonsBiomass / forest ac
61°FAvg temp

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Answers from the rulebook for Tipton County

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

Tipton County rules

  • Local zoningVaries (with conditions)

    Aggregate local zoning controls across Tipton County, including county zoning and municipal zoning within incorporated areas.

    • The county administers county zoning, while municipalities may have their own zoning ordinances.
    • Gilt Edge has its own Zoning Ordinance, zoning map, and Board of Zoning Appeals.
    • The County contracts planning, zoning, building inspection, and code enforcement services for Gilt Edge, but the municipality retains its own zoning ordinance.
    “The City of Gilt Edge contracts their Planning, Zoning, Building Inspection and Code Enforcement services through Tipton County. Gilt Edge has their own Zoning Ordinance (adopted 6/8/10), Map (recorded in Plat Cabinet H Slide 737) and Board of Zoning Appeals.”
  • Zoning districtsPublished

    Tipton County zoning districts and zoning map.

    • The zoning map was readopted in its entirety on February 10, 2014 and recorded in Plat Cabinet H Slide 900.
    • The county page links to the zoning resolution and zoning map; the linked PDF could not be opened by the research tool.
    “The Tipton County Zoning Map was readopted in it's entirety on February 10, 2014 and recorded in Plat Cabinet H Slide 900.”
  • Subdividing landRegulated (with conditions)

    Subdivision review and regulation in Tipton County.

    • The county page states that the Planning & Development Department oversees subdivision regulations.
    • The county subdivision regulations were last adopted on January 2, 2001 and reprinted May 18, 2009.
    • Municipal subdivision arrangements may differ; the county page specifically describes a separate arrangement for Gilt Edge.
    “The Planning & Development Department oversees building inspection, subdivision regulations, county zoning, and code enforcement.”
  • County-wide zoningPresent

    Tipton County adopted a County Zoning Resolution (current version dated Feb 10, 2014) with a zoning map, administered by the Planning & Development Department.

    Tipton County Planning & Development ↗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

    Subsurface sewage disposal systems serving property in Tipton County.

    • The county page identifies the State of Tennessee Division of Ground Water Protection as the office providing septic permitting and inspection services.
    • The state page covers installation and repair of subsurface sewage disposal systems.
    “State of TN Division of Ground Water Protection: The purpose of this office is to ensure that sewage being discharged into the soil for treatment and ground water do not mix to guarantee quality drinking water. Services that this office provides: (1) Issue permits for the construction of Subsurface Sewage Disposal Systems (SSDS, aka Septic Tanks), (2) Inspect the installation of these systems, (3) Permit, inspect and re-inspect systems for real-estate transactions, and (4) draw water samples from private wells to be checked for quality.”
  • 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 serving property in Tipton 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

    Inspection of SSDS installations serving property in Tipton County.

    • The county page states that the state office inspects installation of these systems.
    • The inspection requirement may be administered through the applicable TDEC environmental field office.
    “The applicant or SSDS installer must notify the Division when a system has been installed so that it can be inspected and approved.”
  • Mandatory utility hookupSewer (with conditions)

    Residential, commercial, or industrial buildings on lots or parcels abutting a street or other public way containing a sanitary sewer, where the applicable Tennessee utility system has issued bonds payable for sewer services.

    • The cited Tennessee statute grants qualifying utility systems authority to require connection.
    • The building must exist on the abutting lot or parcel.
    • The owner, tenant, or occupant may be required to cease using other means for disposal of sewage, sewage waste, or other polluting matter.
    • This source describes authority to require sewer connection; it does not establish that every Tennessee property has sewer available.
    “Utility systems within the State of Tennessee that have issued bonds payable for sewer services are granted authority in TCA § 7-35-201 (1) to "require the owner tenant or occupant of each lot or parcel of land that abuts upon a street or other public way containing a sanitary sewer and upon which lot or parcel a building exists for residential, commercial or industrial use, to connect the building with the sanitary sewer and to cease to use any other means for the disposal of sewage, sewage waste or other polluting matter."”
  • Agricultural exemptionConditional

    Buildings or structures on land used for agricultural purposes and subject to county zoning regulation in Tennessee.

    • The building or structure must be located on lands devoted to agricultural uses.
    • The building or structure must be incidental to the agricultural enterprise.
    • The exemption does not apply to agricultural lands adjacent or in proximity to state or federal-aid highways, public airports, or public parks.
    • The exemption does not apply to land located within the one-hundred-year flood plain.
    • The Attorney General opinion states that the provision applies to counties only and has no application to municipalities.
    • There is no blanket exemption for cotton gins, grain elevators, slaughterhouses, processing plants, or milk bottling plants; those structures qualify only when the statutory conditions are met.
    “it must be located on lands “devoted to agricultural uses;” and (2) it must be “incidental to the agricultural enterprise.””
  • Driveway accessLimited

    Construction, modification, revision, or change in use of a driveway on Tennessee state highway right-of-way.

    • The requirement applies to state highway right-of-way and does not establish a permit requirement for every driveway on every road.
    • Property owners must obtain the permit from TDOT.
    • County or municipal land-use regulations may also apply.
    “Under state law, a permit is required before construction of a driveway on state highway right-of-way, including the modification, revision, or change in use”
  • Permit feesPublished (with conditions)

    Residential building permits administered by Tennessee's State Residential Building Code Enforcement Program for one- and two-family dwellings and townhouses where the state program applies.

    • The state program does not apply where a local government enforces local building codes under an exemption or where the city or county has opted out by a two-thirds vote.
    • For construction costs above the maximum listed in the table, an additional fee of $50.00 applies for each additional $50,000 or fraction thereof.
    • The construction cost cannot be less than $60.57 per heated square foot of construction.
    • An HVAC and Plumbing Inspection is required for all new construction.
    • A slab other than Monolith Pour Inspection is required when slab and footing are cast separately.

    permit fee for construction cost $0 to $5,000: 100 USD · permit fee for construction cost $5,001 to $100,000: 350 USD · additional fee for plumbing and HVAC inspection: 100 USD (Applicable as stated in the fee table.) · additional fee for slab other than monolith pour: 100 USD (Applicable when slab and footing are cast separately.)

    “$0 to $5,000 | $100 | $100 | $100 $5,001 to $100,000 | $350 | $100 | $100”
  • 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.

  • Building code adopted — Building-code adoption applicable in Tipton County.
  • Inspections — Building-inspection requirements in Tipton County.
  • Minimum dwelling size — Minimum dwelling-size requirements in Tipton County.
  • Minimum lot size — Minimum lot-size requirements in Tipton County.
  • Setbacks — Setback requirements in Tipton County.
11 more unanswered
  • 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 Tipton County, Tennessee

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

Tipton County scores 62/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: about 64,264 people within a 30-minute drive.

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

Tipton County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Tennessee Dept. 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 Tipton County, Tennessee?

Land in Tipton County runs about $4,367 per acre, based on the latest county data.

What is the water situation in Tipton County?

Tipton County gets about 54.3" of rain a year, with severe drought in roughly 7.2% of years.

How remote is Tipton County?

A representative private-land location has about 64,264 people within a 30-minute drive and 2,460,524 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 Tipton County means bringing your own water and power. The kit we’d start with:

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How Tipton compares in Tennessee

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