Bolthole Index

Van Buren County, Tennessee

Building permits, zoning and land rules in Van Buren County, Tennessee

87Index Score / 100
#5 of 95 in Tennessee

Unincorporated Van Buren County, Tennessee has opted out of the state residential building-code program, so the county does not require a residential building permit for one- or two-family homes1. The county also has no zoning, but Spencer has separate municipal zoning23. Septic construction and repair still require permits from the Tennessee Department of Environment and Conservation45.

At a glance

Building permit
No county residential permit for one- or two-family homes outside municipalities; a voluntary state permit and inspection are available16
Zoning
No county zoning in unincorporated areas; Spencer has municipal zoning23
Septic permits
Required through the Tennessee Department of Environment and Conservation45
Tiny home
A ready-removable may not be modified for housing; qualifying foundation-built structures can be treated as dwellings78
Owner-builder
One residence for personal use every two years, not for sale, lease or rent9
Septic soil quality
33.1% of county soils lack severe limits for a conventional drain field10
Electrical service
Requires proof of public sewer, a septic-permit application or an existing septic system11

Who to call

Also useful

Van Buren County Administrative Offices

General county-government contact for parcel and land-use questions not assigned to a county building or zoning office

(931) 946-2314

121 Taft Drive, Spencer, TN 38585

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

Do you need a building permit in Van Buren County, Tennessee?

Unincorporated Van Buren County does not require a county residential building permit for one- or two-family homes because the county opted out of Tennessee's State Residential Building Program112. The opt-out is limited to the residential standards covered by that program; it does not cancel septic, electrical, grading, floodplain or other approvals that may apply13. An owner or contractor may voluntarily obtain a state permit and request State Fire Marshal inspections during construction6. If the inspected dwelling meets statewide safety standards, the State Fire Marshal can issue a certificate of occupancy14. Spencer is separately listed as an exempt jurisdiction rather than part of the county opt-out, so ask the city about its locally enforced requirements before building inside town limits15.

Who handles building permits in Van Buren County?

Van Buren County does not operate a county residential building-permit program for one- or two-family homes in unincorporated areas1. The Van Buren County Administrative Offices are the practical first call for a parcel-boundary question or a county requirement that is not assigned elsewhere16. Owners who want a voluntary state permit and inspection can use Tennessee's state process; the owner or contractor may obtain the permit online, and the process includes foundation, framing or rough-in, and final inspections17. Septic is not handled by the county office: Van Buren County applications go to the Tennessee Division of Water Resources through the appropriate Environmental Field Office4. Inside Spencer, contact the city because Spencer is a separate jurisdiction with municipal zoning3.

Does Van Buren County have zoning?

Unincorporated Van Buren County has no county zoning; county commission minutes record that a statement saying the county had building codes and zoning was incorrect2. Spencer is different: the city's official zoning map identifies residential, commercial, industrial and agricultural districts3. For rural parcels, we could not confirm published county rules for minimum dwelling size, minimum lot size, setbacks, lot coverage or building height, so ask the Van Buren County Administrative Offices about the specific parcel before designing around an assumed limit16. Tennessee's agricultural protection is conditional if county zoning ever applies: the land must be devoted to agricultural use and the structure must be incidental to the agricultural enterprise18. That agricultural protection does not apply in specified highway, airport, park or floodplain settings, and it does not govern municipalities18.

How do septic permits work in Van Buren County?

A Van Buren County property owner must obtain a TDEC Septic System Construction Permit before installing, repairing or modifying a septic system, and TDEC recommends securing it before dirt work or a building pad begins5. A conventional-system permit costs $400 for up to 1,000 gallons per day, while an alternative-system permit costs $500 for the same design flow; repair permits have no permit fee5. After installation, the installer must arrange a final inspection before covering the system, and approval results in a Certificate of Completion19. Only 33.1% of county soils lack severe limitations for a conventional drain field, so make septic suitability part of due diligence rather than assuming an acreage will pass10. Dividing septic-served land for development requires a state subdivision evaluation, a survey and a licensed soils consultant's map, except when every resulting tract is at least 5 acres20.

Can you live in an RV or tiny home in Van Buren County?

We could not confirm a Van Buren County rule that generally allows or prohibits long-term RV occupancy or temporary camping on private land, so ask the Van Buren County Administrative Offices before buying land for that use16. Tennessee does expressly prohibit modifying a “ready-removable” structure for residential, recreational or emergency housing7. A qualifying small structure can instead be treated as a dwelling when its off-site work is limited to the exterior walls, floor and roof, its structural components remain visible for transport, and it is placed on a qualifying foundation or engineered concrete piers with anchoring8. We also could not confirm countywide occupancy rules for manufactured homes or accessory dwellings. Septic rules still apply to private sanitation, and TDEC must inspect an installed system before it is covered21.

Building a home in Van Buren County: the steps in order

  1. Confirm whether the parcel is outside Spencer, because the county opt-out and the city's separate status produce different residential-code paths15.
  1. Ask the Van Buren County Administrative Offices about parcel-specific floodplain, access and other county questions that remain unresolved16.
  1. Apply to TDEC for septic approval before dirt work or construction of the building pad5.
  1. If you want state inspections and a certificate of occupancy, obtain the optional state permit before or during construction614.
  1. Use a licensed contractor when required, or use the owner-builder path only for a home for your own use that will not be sold, leased or rented9.
  1. Obtain a TDOT permit before creating or changing a driveway on state highway right-of-way22.
  1. Arrange the final septic inspection before the system is covered, then keep the completion record for electrical-service processing1911.

What should you check before buying land in Van Buren County?

Start with the jurisdiction line: unincorporated Van Buren County has no county zoning, while Spencer has municipal zoning23. Test septic feasibility early because only 33.1% of soils lack severe conventional-drain-field limitations10. The landscape is 78.3% wooded, and 57.3% of the county is at a slope of 15% or less, so clearing, driveway grade and buildable area deserve a site visit2324. A driveway that meets a state highway requires TDOT approval, while we could not confirm a countywide driveway rule for county roads22. We also could not confirm a county floodplain-development process, a private-well permit rule or a general requirement to connect to public water or sewer; ask the county office and the relevant state or utility authority before closing16. The effective property-tax rate is about 0.4%, and the median annual property-tax bill is about $5962526.

Watch-outs

  • Do not treat the county's lack of zoning as automatic permission for RV living; long-term RV occupancy and temporary camping remain unconfirmed, so ask the Van Buren County Administrative Offices about the parcel and intended use16.
  • A ready-removable structure cannot be modified for residential, recreational or emergency housing under Tennessee law7.
  • A state-highway driveway needs a TDOT permit, but no countywide driveway rule for county roads was confirmed22.

Sources

  1. Residential Jurisdictions & Inspectors, quoted and re-checked
  2. Minutes of the Van Buren County Commission, quoted and re-checked
  3. Official Zoning Map – Spencer, Tennessee, quoted and re-checked
  4. Septic System Construction Permit, quoted and re-checked
  5. Septic System Construction Permit, quoted and re-checked
  6. Tennessee Statewide Building Construction Code Inspections in “Opt-Out” or “Non-Code” Jurisdictions, quoted and re-checked
  7. Public Guidance: Ready-Removables and Non-Traditional Homes, quoted and re-checked
  8. Public Guidance: Ready-Removables and Non-Traditional Homes, quoted and re-checked
  9. Residential Permit FAQs, quoted and re-checked
  10. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  11. Online Application for Septic Related Services, quoted and re-checked
  12. Residential Jurisdictions & Inspectors, quoted and re-checked
  13. Residential Permit FAQs (Tennessee statewide rule), quoted and re-checked
  14. Tennessee Statewide Building Construction Code Inspections in “Opt-Out” or “Non-Code” Jurisdictions, quoted and re-checked
  15. Residential Jurisdictions & Inspectors, quoted and re-checked
  16. Van Buren County Administrative Offices (vanburencountytn.com)
  17. Residential Jurisdictions & Inspectors, quoted and re-checked
  18. Exemption from County Zoning Regulation for Buildings on Land Used for Agriculture, quoted and re-checked
  19. Septic System Construction Permit, quoted and re-checked
  20. Online Application for Septic Related Services, quoted and re-checked
  21. Septic System Construction Permit, quoted and re-checked
  22. Highway Entrance Permits, quoted and re-checked
  23. Wooded share of land: Bolthole Index county data
  24. Share of land at 15% slope or less: Bolthole Index county data
  25. Effective property tax rate: Bolthole Index county data
  26. Median property tax bill: Bolthole Index county data

Written September 28, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Found land here? Start a Property Hunt →

County locator

Van Buren County in Tennessee

87
County map
Van Buren County highlighted among the Tennessee counties · colored by Index score

How Van Buren County scores

Seclusion66100% ev.
Self-Sufficiency74100% ev.
Admin Boringness71100% ev.
Durability69100% ev.
Property Autonomy71100% ev.
Carry Cost86100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$235kTypical home
0.4%Property tax
$4,510Land / acre
58.4"Annual rain
4.6% of yrsSevere drought
2.6 / yr (+2.5)Mid-century 100°F days
13.4 daysMid-century dry spell
2.4" (+9.1%)Mid-century 1-day rain
1.56×Wildfire change factor
100%Forward climate coverage
$1,600Home insurance / yr
-0.7% / yrInsurance growth
0.78%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
6,635People within 30 min
2,870,337People within 2 hr
31,345Radius comparison (15 mi)
23.7People / sq mi
0%Federal land
57.3%Land at 15% slope or less
33.1%Septic soil without severe limits
57,409 acWorkable land screen
78.3%Wooded land
51 tonsBiomass / forest ac
56.8°FAvg temp

Scout Van Buren 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 Van Buren 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 Van Buren County

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

Van Buren County rules

  • Building code adoptedPartial

    Application of Tennessee statewide building construction safety standards to one- and two-family dwellings within Van Buren County's jurisdictional boundaries.

    • Van Buren County is listed by the Tennessee State Fire Marshal as OPT OUT; the page defines OPT OUT as a jurisdiction that has passed a resolution opting out of the State Residential Building Program.
    • The opt-out exemption described by the State Fire Marshal applies to statewide standards for one- and two-family dwellings, not all building occupancies or all possible local codes.
    • In an opt-out jurisdiction, an owner of a one- or two-family dwelling may request State Fire Marshal inspection during new construction or an addition; if the dwelling meets statewide standards, the State Fire Marshal will release a Certificate of Occupancy.
    • The owner or contractor may obtain a state building permit for a one- or two-family dwelling.

    covered dwelling types: one- and two-family dwellings (The official opt-out guidance addresses application of statewide standards to these dwellings.)

    “Van Buren County | OPT OUT | Randy Randolph | [email protected] | 931-261-8994 [...] OPT OUT - The jurisdiction has passed a resolution opting out of the program”
    One more reviewed finding on this topic
    • Partial — One- and two-family dwellings within Van Buren County and the incorporated Town of Spencer, as distinguished by Tennessee's residential building-program jurisdiction list.
      “Van Buren County | OPT OUT | Randy Randolph | [email protected] | 931-261-8994 Spencer | EXEMPT | | | [...] EXEMPT - The jurisdiction has received an exemption OPT OUT - The jurisdiction has passed a resolution opting out of the program This information is accurate as of 8/21/2026.”
  • Zoning districtsNot published

    County zoning districts and zoning controls in unincorporated Van Buren County.

    • The county commission minutes state that a statement that the county had building codes and zoning was incorrect.
    • The county's official departments/services page lists county departments and services but does not list a planning or zoning department.
    • This claim is limited to county-administered unincorporated areas; the official Tennessee residential-permit page separately lists Spencer as EXEMPT from the state residential-permit program, and municipal rules were not resolved here.
    “Commissioner Brick Wall had read over the Hazard Mitigation plan packet and found a place that needed correction, this stating that a portion in the packet had marked that the County had building codes and zoning. Which is incorrect, after much discussion on this matter, Dusty Madewell made a motion, second by Michael Chandler to approve this Resolution and plan pending those corrections.”
  • County-wide zoningAbsent

    The county's official department/services list includes no planning or zoning office; zoning enforcement appears limited to the incorporated town of Spencer rather than a county-wide ordinance.

    Van Buren County, TN - Departments & Services ↗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?”
    One more reviewed finding on this topic
  • 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).”
    One more reviewed finding on this topic
    • Available (with conditions) — An owner of property constructing a single residence for the owner's own use in Van Buren County or elsewhere in Tennessee.
      “Yes. Pursuant to TCA § 62-6-103, an owner of property may construct a single residence once every two years for his/her own use, as long as it is not for resale, lease or rent without being a licensed contractor. However, anyone hired by the homeowner whose portion is $25,000 or more would not be exempt from the contractors’ licensing requirements.”
  • InspectionsRequired

    State residential-permit inspections when a state residential building permit is obtained for covered residential construction.

    • Three inspections are required: foundation prior to pour, rough-in/framing, and final construction.
    • A fourth inspection is required for a concrete slab under living space with separately poured footing.
    • Plumbing and mechanical systems also require inspections for permits covered by the stated rule.
    • Any inspection may be waived if an inspection letter approving the work is signed and submitted by a Tennessee-registered architect or engineer.
    • One re-inspection per permit may be performed without an additional fee; later re-inspections cost $100 each.

    standard re-inspection fee after first free re-inspection: 100 USD (second or subsequent re-inspection)

    “Three inspections will be required: the foundation prior to pour, the rough-in/framing, and at final construction. If your foundation is to be a concrete slab under a living space with separately poured footing, you will need a fourth inspection. After October 1, 2011, inspections will also be required on plumbing and mechanical systems.”
    One more reviewed finding on this topic
    • Limited — State Fire Marshal inspections for one- and two-family dwellings and additions in Van Buren County's opt-out jurisdiction.
      “In 2017, the Tennessee General Assembly passed a law that allows an owner of a building, structure or premises located within an “opt-out” or “non-code” jurisdiction to request the State Fire Marshal’s Office to inspect the building, structure or premises to determine if it meets the statewide building construction safety standards.”
  • Certificate of occupancyLimited

    Certificate of Occupancy for one- and two-family dwellings in Van Buren County when the State Fire Marshal inspects an opt-out jurisdiction dwelling and determines it meets statewide building construction safety standards.

    • The dwelling must be in an opt-out or non-code jurisdiction.
    • The owner or contractor may obtain a state building permit to request inspection.
    • The State Fire Marshal releases the Certificate of Occupancy if the dwelling is determined to meet statewide building construction safety standards.
    • The source does not establish that a Certificate of Occupancy is required for every dwelling in Van Buren County.
    “If the one- or two-family dwelling is determined to meet the statewide building construction safety standards, the State Fire Marshal’s Office will release a Certificate of Occupancy, often referred to as a “CO.””
    One more reviewed finding on this topic
  • Tiny homesLimited

    A non-ready-removable small residential structure intended for occupancy in Van Buren County where the State Fire Marshal's residential code program applies

    • Only the exterior walls, floor, and roof systems may be constructed off-site and they must comply with the 2018 IRC.
    • No electrical or plumbing systems may be installed at transport.
    • All structural components must be visible at transport.
    • The structure must comply with applicable inspection, permit, and code requirements for one- and two-family dwellings.
    • The structure must be placed on a qualifying foundation or on properly footed and engineered concrete piers with anchoring.
    • If the jurisdiction is monitored by the State Fire Marshal's residential codes program, all permit and inspection requirements for traditional one- and two-family dwellings apply.
    “A structure is not considered a ready-removable, and will be considered a one- or two-family dwelling by the SFMO, if all the following criteria is met:”
    One more reviewed finding on this topic
    • Prohibited — Use of a Tennessee-defined ready-removable structure as residential, recreational, or emergency housing, including a tiny-home configuration, in Van Buren County
      “Further, pursuant to Tennessee Code Annotated § 68-126-311, “No ready-removable shall be modified for use as residential, recreational, or emergency housing in this state.””
  • Who permits septicState

    Subsurface sewage disposal system permitting and inspection in Van Buren County.

    • TDEC's online application page identifies specific contract counties that use their own ground water protection services; Van Buren County is not among the listed contract counties.
    • Applications are submitted to the Division of Water Resources at the appropriate Environmental Field Office.
    “Contract Counties: Blount, Davidson, Hamilton, Jefferson, Knox, Madison, Sevier, Shelby & Williamson”
  • 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, repair, modification, or alternative-system construction for residential, commercial, and industrial properties in Van Buren County.
      “A septic system permit is required for the construction, modification or repair of a septic system.”
  • Septic inspectionRequired

    Permitted septic-system installations in Van Buren County.

    • The installer must contact the local Environmental Scientist after installation to schedule a final inspection before the system is covered.
    • If approved, the Environmental Scientist issues a Certificate of Completion.
    • The Division inspects each SSDS installation for compliance with permit conditions and regulatory requirements.

    new conventional SSDS construction inspection fee: 100 USD · alternative SSDS construction inspection fee: 200 USD · repair construction inspection fee: 100 USD

    “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.”
  • Off-grid sanitationLimited

    Private septic-based sanitation serving property in Van Buren County instead of public sewer.

    • Private septic sanitation is not unrestricted: construction, modification, or repair requires the applicable septic permit.
    • Installation must be inspected before the system is covered and approved before a Certificate of Completion is issued.
    • The reviewed official sources do not establish whether composting toilets, holding tanks, or other non-septic off-grid sanitation methods are allowed.
    “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."”
    One more reviewed finding on this topic
    • Conditional — Electrical service for a proposed house or establishment in Van Buren County when the electrical inspector processes a request for service.
      “On July 1, 1994, T.C.A. 68-221-414 became effective. This bill requires that before the electrical inspector can process a request for electrical service, he/she must be provided with written notification that the proposed house or establishment is served by a public sewer system, or, that a septic system permit has been applied for, or, that an existing septic system will be used.”
  • Agricultural exemptionConditional

    Buildings or structures on agricultural land subject to county zoning regulation in Tennessee, including applicable unincorporated areas of Van Buren County

    • The building or structure must be located on land devoted to agricultural uses.
    • The building or structure must be incidental to the agricultural enterprise.
    • The exemption does not apply on agricultural lands adjacent or in proximity to state federal-aid highways, public airports, or public parks.
    • The exemption does not apply on land located within the one-hundred-year flood plain.
    • The cited statute 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 if the two stated requirements are met.

    floodplain exclusion: 100-year flood plain (Exemption unavailable.)

    “To be exempt from county zoning regulation under Tenn. Code Ann. § 13-7-114, a building or structure must meet two requirements: (1) it must be located on lands “devoted to agricultural uses;” and (2) it must be “incidental to the agricultural enterprise.” Tenn. Code Ann. § 13-7-114(a). The exemption does not apply, however, if the building or structure is located on agricultural lands in proximity to state federal-aid highways, public airports, or public parks. Id. Nor does the exemption apply if the building or structure is located on land located within the one-hundred-year flood plain.”
    2 more reviewed findings on this topic
  • Subdividing landLimited

    Division of land in Tennessee, including Van Buren County, when immediate or future construction will use a septic system

    • A Subdivision Evaluation is required for division into 2 or more lots, sites, or other divisions for immediate or future construction where a septic system is or will be used.
    • A survey and soils map must be submitted before the Division can perform the evaluation.
    • The soils map must be created by a soils consultant licensed in Tennessee.
    • A division into 2 or more tracts or parcels is not a subdivision for this stated program when all are 5 acres or larger.
    • The rule is administered by the Tennessee Division of Water Resources.

    minimum tract size exception: >= 5 acres (All resulting tracts or parcels must be 5 acres or larger.)

    “A Subdivision Evaluation is required if you want to divide any tract or parcel of land into 2 or more lots, sites or other divisions for the purpose of immediate or future construction of houses, buildings, or other development where a septic system is or will be used. A survey and soils map must be submitted to the Division before staff can perform a subdivision evaluation. The soils map must be created by a soils consultant licensed in TN. [...] A subdivision does not include the division of any tract or parcel of land into 2 or more tracts or parcels when all are 5 acres or larger in size.”
  • 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”
    One more reviewed finding on this topic
    • Required — Construction, modification, revision, or change in use of a driveway located on state highway right-of-way in Van Buren County.
      “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 of any existing driveway facilities. Property owners must obtain a permit from TDOT.”
  • 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”
    One more reviewed finding on this topic
    • Published (with conditions) — State residential building permit process applicable to voluntary state permitting and inspections for construction in Van Buren County's opt-out jurisdiction.
      “The owner of a one- or two-family dwelling or the contractor performing work on the dwelling may obtain a state building permit at various locations throughout the state or online at www.tn.gov/commerce/fire/residential-permits.html.”
  • 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.”

Inside cities and towns in Van Buren County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Zoning within the City of Spencer, Tennessee.

    • The official map identifies R-1, R-2, C-1, C-2, I-1, and A-1 districts.
    • The map states it was printed July 27, 2023 and identifies Ordinance No. 2023-7.
    • Rezoning requires a municipal planning commission review, recommendation to the Board of Mayor and Aldermen, two readings, and a public hearing with newspaper notice at least 15 days before the hearing.
    “Official Zoning Map SPENCER TENNESSEE Printed July 27, 2023 Ordance No. #2023-7”

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 requirements for residential dwellings in unincorporated Van Buren County.
  • Minimum lot size — Minimum lot-size requirements for land in unincorporated Van Buren County.
  • Setbacks — Building setbacks for land in unincorporated Van Buren County.
  • Lot coverage — Lot-coverage requirements for land in unincorporated Van Buren County.
  • Building height — Building-height requirements for land in unincorporated Van Buren County.
7 more unanswered
  • Living in an RV
  • Camping on your land
  • Manufactured homes
  • Accessory dwellings
  • 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 Van Buren County, Tennessee

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

Van Buren County scores 87/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 58.4″/yr rainfall plus 78.3% wooded land.

Do you need a building permit in Van Buren County, Tennessee?

Van Buren County requires a building permit only in limited cases (such as floodplains or specific zones), and it has no county-wide zoning. Onsite septic is permitted by Tennessee Department of Environment and Conservation (TDEC), Division of Water Resources - Subsurface Sewage Disposal System (SSDS) permits. 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 Van Buren County, Tennessee?

Land in Van Buren County runs about $4,510 per acre, based on the latest county data.

What is the water situation in Van Buren County?

Van Buren County gets about 58.4" of rain a year, with severe drought in roughly 4.6% of years.

How remote is Van Buren County?

A representative private-land location has about 6,635 people within a 30-minute drive and 2,870,337 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 Van Buren 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 Van Buren compares in Tennessee

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