Bolthole Index

Highland County, Virginia

Building permits, zoning and land rules in Highland County, Virginia

68Index Score / 100
#44 of 133 in Virginia

Highland County, Virginia requires building permits for new construction and listed work, and its Department of Building and Zoning handles the applications12. Highland County also has county zoning, so confirm the parcel's district and allowed use before designing a home3. The Virginia Department of Health handles septic and private-well permits through the local health department45.

At a glance

Building permit
Required for new construction and listed alterations through the county department1
Zoning
County-administered; uses depend on the parcel's zoning district67
Septic permit
VDH approval is required before the county building permit for property without public sewer48
Private well
VDH permit required before the county building permit where public water is unavailable5
RV living
Private-parcel residential occupancy is unconfirmed; campground occupancy has a separate limit9
Tiny home
No specific county occupancy rule confirmed; zoning and building-code review still apply1011
Owner-builder exemption
No general exemption confirmed12
Farm building exemption
Conditional for qualifying nonresidential structures on an operating farm13

Who to call

Building permits

Highland County Department of Building and Zoning

Building, zoning, land-disturbance, erosion and sediment-control permits, plan and plat approvals, E-911 addresses, and flood-hazard-area questions

540-468-2323

Physical Address: 30 Spruce Street, Mailing Address: PO Box 188, Monterey, VA 24465

Health department

Highland County Health Department

Local contact for Virginia Department of Health onsite-sewage and private-well permitting

(540) 468-2270

140 Fleisher Ave., P.O. Box 558, Monterey, VA 24465

Online permits →

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 Highland County, Virginia?

Yes. Highland County requires a building or zoning permit for new construction and listed alterations, additions, demolitions, accessory buildings, agricultural structures, pools, and signs1. A zoning permit may also be necessary when a property's use changes without construction1. Demolition or renovation of a building constructed before 1985 requires inspection and certification by a licensed contractor before the building permit can be obtained14. Qualifying farm structures are different: the Building Code exemption is conditional, applies only to nonresidential structures on an operating farm, and still requires review by the Zoning Administrator13. Highland County has not confirmed a general owner-builder exemption, so an owner acting as builder should begin with the county permit office12.

Who is the Highland County building department, and how do you reach it?

The Highland County Department of Building and Zoning issues building, zoning, land-disturbance, and erosion and sediment-control permits; it also approves plans and plats and issues E-911 addresses2. The office is at 30 Spruce Street in Monterey, with mail sent to PO Box 188, Monterey, VA 24465; call 540-468-23232. Covered work receives building, plumbing, electrical, and mechanical inspections, which must be scheduled at least 48 hours before the inspector is needed onsite15. Highland County requires the Health Department's operational permit before issuing a certificate of occupancy, and a regulated building cannot legally be occupied without that certificate16. The county's older building page lists 2015 code editions, so ask the Building Official which current edition governs the project17.

Does Highland County have zoning?

Yes. Highland County administers zoning districts and requires a public hearing for conditional uses6. The published use matrix identifies conservation, agricultural, and residential districts, but the matrix predates later ordinance amendments and should not be treated as a complete current dimensional schedule7. Call the Highland County Department of Building and Zoning at 540-468-2323 to confirm the parcel's district and intended use2. Highland County also regulates subdivision and plat approval, although the available rule does not establish the specific thresholds18. The available materials do not establish current countywide minimum dwelling size, lot size, setbacks, lot coverage, or height; ask the zoning office for the standards that apply to the parcel. A special-flood-hazard location may also cause the building official to require a permit for otherwise exempt work19.

How do septic and well permits work in Highland County?

The Virginia Department of Health administers onsite-sewage and private-well permitting through the local health department4. Start with the Highland County Health Department at 140 Fleisher Ave., PO Box 558, Monterey, VA 24465, or call (540) 468-227020. A written construction permit is required before constructing, expanding, or modifying a sewage system, and a written operation permit is required before operation21. Installation generally cannot be covered or used until the local or district health department inspects and approves it, although professionally certified designs have a stated exception22. Only 4.6% of Highland County soils lack severe limitations for a conventional drain field, so make septic feasibility an early purchase contingency23. For property without public service, VDH well and septic permits precede the county building permit; a Town of Monterey utility-acceptance letter is the alternative for public hookups24.

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

Highland County has not confirmed a rule generally allowing long-term residential RV occupancy on a private parcel, so ask the zoning office about the parcel and proposed duration6. The county's campground rule answers a narrower question: an RV in a regulated campground may not be occupied for more than 14 consecutive days, although it may remain stored there unoccupied for longer9. Highland County also has not confirmed a special tiny-home occupancy rule; a tiny home intended as a dwelling still needs zoning and building-permit review1011. Manufactured homes have clearer protections: they must be permitted in agricultural-type districts where site-built housing is allowed25. In other qualifying districts, placement on an individual lot is allowed subject to conversion to real property and issuance of the certificate of occupancy within 5 years of manufacture26.

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

  1. Call the Highland County Department of Building and Zoning at 540-468-2323 to confirm the zoning district, allowed use, flood status, and applications26.
  1. Contact the Highland County Health Department at (540) 468-2270 for the required septic and private-well approvals, or obtain the Town of Monterey's acceptance letter for public hookups2024.
  1. Obtain VDOT approval for a new residential roadway entrance27.
  1. Submit the completed permit application, site plan, building plans, and required documents; pay and post the permit at the worksite28.
  1. Schedule required inspections at least 48 hours before the inspector is needed15.
  1. Secure the Health Department's operational permit and the county certificate of occupancy before moving in16.

What should you check before buying land in Highland County?

Start with buildability, not the asking price. Only 22.8% of Highland County land has a slope of 15% or less, while 81.5% is wooded, so a parcel's usable homesite and access can be much smaller than its acreage suggests2930. Conventional septic potential is another major constraint because only 4.6% of soils lack severe drain-field limitations23. Before closing, confirm the zoning district and proposed use with the county, then obtain septic and well guidance from the Highland County Health Department313233. Confirm legal road access and obtain VDOT approval if the project needs a new residential entrance34. Check the exact homesite against flood mapping because otherwise exempt work in a special flood hazard area may still require a permit19. Highland County's median property-tax bill is about $1,104 per year, but verify the parcel's assessment and tax treatment rather than applying that countywide median to a particular property35.

Watch-outs

  • The Highland County campground ordinance limits RV occupancy in a campground to 14 consecutive days, but the county has not confirmed that this rule answers residential RV occupancy on an ordinary private parcel9.
  • Only 4.6% of Highland County soils lack severe limitations for a conventional septic drain field, so obtain site-specific septic guidance before choosing a homesite23.
  • The county building page previously displayed older code editions, while Virginia's current statewide claim identifies the 2021 code cycle; confirm any project-specific code question with the building office362.

Sources

  1. Application Process, quoted and re-checked
  2. Highland County Department of Building and Zoning (highlandcova.org)
  3. Zoning - Highland County Virginia, quoted and re-checked
  4. Well & Septic Construction Permit Application Process, quoted and re-checked
  5. Well & Septic Construction Permit Application Process, quoted and re-checked
  6. Zoning - Highland County Virginia, quoted and re-checked
  7. Zoning Use Matrix, quoted and re-checked
  8. Well & Septic Construction Permit Application Process, quoted and re-checked
  9. Highland County Zoning and Subdivision Ordinance, quoted and re-checked
  10. Zoning - Highland County Virginia (2026 county census)
  11. Highland County Department of Building and Zoning - Building (2026 county census)
  12. (2026 county census)
  13. Farm Structure Exemption Application, quoted and re-checked
  14. Building - Highland County Virginia, quoted and re-checked
  15. Application Process, quoted and re-checked
  16. Required Inspections, quoted and re-checked
  17. Building - Highland County Virginia, quoted and re-checked
  18. Zoning - Highland County Virginia, quoted and re-checked
  19. 13VAC5-63-80. Section 108 Application for permit (Virginia statewide rule), quoted and re-checked
  20. Highland County Health Department (vdh.virginia.gov)
  21. Virginia Sewage Handling and Disposal Regulations, quoted and re-checked
  22. Virginia Sewage Handling and Disposal Regulations, quoted and re-checked
  23. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  24. Application Process, quoted and re-checked
  25. § 15.2-2290. Uniform regulations for manufactured housing, quoted and re-checked
  26. § 15.2-2290. Uniform regulations for manufactured housing, quoted and re-checked
  27. Application Process, quoted and re-checked
  28. Application Process, quoted and re-checked
  29. Share of land at 15% slope or less: Bolthole Index county data
  30. Wooded share of land: Bolthole Index county data
  31. Zoning - Highland County Virginia, quoted and re-checked
  32. Water and Wastewater Services, quoted and re-checked
  33. Application Process, quoted and re-checked
  34. Application Process, quoted and re-checked
  35. Median property tax bill: Bolthole Index county data
  36. Virginia Uniform Statewide Building Code (USBC) (Virginia statewide rule), quoted and re-checked

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

Highland County in Virginia

68
County map
Highland County highlighted among the Virginia counties · colored by Index score

How Highland County scores

Seclusion80100% ev.
Self-Sufficiency49100% ev.
Admin Boringness3990% ev.
Durability55100% ev.
Property Autonomy66100% ev.
Carry Cost85100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$294kTypical home
0.6%Property tax
$3,382Land / acre
47.1"Annual rain
2.4% of yrsSevere drought
0.2 / yr (+0.2)Mid-century 100°F days
11.3 daysMid-century dry spell
1.71" (+9.6%)Mid-century 1-day rain
1.65×Wildfire change factor
100%Forward climate coverage
$1,053Home insurance / yr
0.8% / yrInsurance growth
0%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
706People within 30 min
715,289People within 2 hr
4,589Radius comparison (15 mi)
5.6People / sq mi
22.3%Federal land
22.8%Land at 15% slope or less
4.6%Septic soil without severe limits
12,234 acWorkable land screen
81.5%Wooded land
72.7 tonsBiomass / forest ac
49.6°FAvg temp

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Answers from the rulebook for Highland County

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

Highland County rules

  • Building permitLimited

    Demolition or renovation of buildings built before 1985 in Highland County

    • The building must be inspected and certified by a licensed contractor before obtaining the building permit.
    • The source does not establish a countywide building-permit requirement for every type of construction or structure.

    building age threshold: < 1985 year

    “Buildings built before 1985 must be inspected and certified by a licensed contractor in order to obtain a building permit for demolition or renovation.”
    One more reviewed finding on this topic
    • Required — New construction and listed construction activities in Highland County and the Town of Monterey.
      “A building and/or zoning permit is required for any new construction, alterations, additions, demolitions, accessory buildings, agricultural structures, swimming pools, signs”
  • Building code adoptedAdopted (with conditions)

    Building-code enforcement and design parameters identified by Highland County Building and Zoning.

    • The page lists 2015 code editions; current applicability should be confirmed with the Building Official because the page may not reflect later code editions.
    • Virginia Uniform Statewide Building Code is listed with the International codes.
    “Active Building Codes >Virginia Uniform Statewide Building Code / 2015 >International Building Code / 2015”
  • InspectionsRequired

    Building, plumbing, electrical, and mechanical inspections for covered construction.

    • Inspections must be scheduled at least 48 hours before the inspector is needed onsite.
    • Listed inspections include building footers, slab, foundation, framing, insulation, drywall, chimney, firewall, fire separation wall, final, plumbing, electrical, and mechanical inspections.
    • Additional inspections may be required.
    “The following is a list of required inspections:”
  • Certificate of occupancyRequired

    Building occupancy after required inspections in Highland County.

    • An operational permit from the Health Department must be on file before a Certificate of Occupancy is issued.
    • The source states that occupying a building without a Certificate of Occupancy is illegal.
    “It is illegal to occupy a building without a Certificate of Occupancy.”
    One more reviewed finding on this topic
    • Required — Occupancy of buildings subject to Highland County building inspection.
      “It is illegal to occupy a building without a Certificate of Occupancy.”
  • County-wide zoningPresent (with conditions)

    County zoning and subdivision regulation, including zoning districts and permitted or conditional uses.

    • Conditional uses require a Conditional Use Permit application and a public hearing.
    • The cited county page does not provide the full current ordinance text or establish whether incorporated Town of Monterey has separate municipal rules.
    “Highland County Zoning and Subdivision Ordinance”
    One more reviewed finding on this topic
    • Present (with conditions) — County zoning in Highland County, including zoning districts and use approvals.
      “How to determine what your zoning allows:”
  • Local zoningPresent (with conditions)

    County-administered zoning for Highland County; the cited source identifies zoning districts and county zoning administration.

    • The source does not establish that the county administers any separate municipal zoning ordinance for the Town of Monterey.
    • Conditional uses require a Conditional Use Permit application and a public hearing.
    “Contact Zoning Administrator to confirm zoning.”
  • Zoning districtsPublished (with conditions)

    Highland County zoning districts and use classifications.

    • The official county-linked matrix is dated July 1, 2017.
    • The zoning page states that the full ordinance was amended in 2021, so the matrix should not be treated as a complete current dimensional schedule.
    “C-1, Conservation A, Agricultural R-1, Residential Limited R-2, Residential General”
    One more reviewed finding on this topic
    • Published (with conditions) — Highland County zoning districts and district-based use permissions.
      “This matrix details what uses are permitted in each Zoning District.”
  • Living in an RVLimited

    Occupancy of recreational vehicles in campgrounds regulated by Highland County's Recreational Vehicle Ordinance.

    • Recreational vehicles in a campground may not be occupied for more than fourteen consecutive days.
    • Recreational vehicles may be stored unoccupied for more than fourteen consecutive days.
    • An approved water and sewage system is a prerequisite to obtaining a permit for a private campground.
    • Campgrounds are subject to periodic Virginia Health Department inspections for water and sewage system compliance.
    • The ordinance also requires refuse handling and campground screening under §§ 710.03 and 710.04.

    maximum campground occupancy period: <= 14 consecutive days (Vehicles may be stored unoccupied for more than fourteen consecutive days.)

    “710.06 Storage of Recreational Vehicles in Campground: 710.06-1 Recreational vehicles may not be occupied for more than fourteen (14) consecutive days. However, they may be stored, unoccupied, for more than fourteen (14) consecutive days.”
  • Mandatory utility hookupConditional

    Water and wastewater prerequisites for building permits in Highland County.

    • A well permit and approved sewage disposal system construction permit from VDH are required, or a letter of acceptance from the Town of Monterey for public water and sewer hookup.
    • The source does not establish availability of public utilities outside Monterey.
    “or a letter of acceptance from the Town of Monterey for utility hook up to public water and sewer is required.”
  • Agricultural exemptionConditional

    Qualifying nonresidential farm buildings and structures on operating farms in Highland County

    • The structure must not be used for residential purposes.
    • It must be located on property where farming operations take place.
    • It must be used primarily for qualifying agricultural purposes listed in the application, including storage, handling, production, or sale of farm products; sheltering, raising, handling, processing, or sale of agricultural animals or products; farm-related business or office uses; farm machinery or equipment; or farm supplies and materials.
    • The Highland County zoning definition states that agriculture is permitted by-right in residentially zoned districts only on a tract of at least five acres.
    • In a residential district, a structure containing poultry or livestock may not be within 200 feet of a property line.
    • The Zoning Administrator must approve the application section identifying acreage, zoning, tax map, setbacks, and flood-zone information.
    • The exemption does not establish exemption from septic, floodplain, or other independently applicable requirements.

    minimum tract area for agriculture in residential districts: >= 5 acres · minimum setback for poultry or livestock structure in residential district: >= 200 feet from property line

    “Certain farm buildings and structures are exempt from the Virginia Uniform Statewide Building Code.”
    One more reviewed finding on this topic
    • Conditional — Qualifying farm buildings and structures directly related to an operating farm and agriculture in residentially zoned districts.
      “Certain farm buildings and structures are exempt from the Virginia Uniform Statewide Building Code.”
  • Subdividing landRegulated (with conditions)

    Subdivision and plat approval in Highland County.

    • The official zoning page identifies a combined Zoning and Subdivision Ordinance.
    • The county home page identifies Plat Approval as a Building and Zoning service.
    • Specific subdivision thresholds and standards were not extracted.
    “Highland County Zoning and Subdivision Ordinance”
  • Driveway accessRequired

    New residential and commercial roadway entrances serving development in Highland County.

    • All commercial roadway entrances and any new residential roadway entrance must be approved by VDOT.
    • The cited process page provides VDOT Lexington Region contact information.
    “VDOT: All commercial roadway entrances and any new residential roadway entrance must be approved.”
    One more reviewed finding on this topic
    • Required — Commercial roadway entrances and new residential roadway entrances associated with construction in Highland County.
      “any new residential roadway entrance must be approved.”
  • Permit processPublished (with conditions)

    Highland County building and zoning permit application process.

    • Confirm zoning before applying.
    • Obtain prior water/sewer approvals.
    • Submit application and required documents, including site plan and building plans.
    • Pay and post the permit at the work site for the duration of the project.
    • Schedule required inspections at least 48 hours before the inspector is needed onsite.
    • Some uses require architect or engineer seals.
    “Submit the fully completed application with required documents.”

Virginia rules that apply here

  • Manufactured homesAllowed (with conditions)

    Placement of manufactured homes in non-agricultural zoning districts in Highland County where site-built housing is allowed

    • The locality must be adopting and enforcing a zoning ordinance under the cited article.
    • The manufactured home must be converted to real property in accordance with Virginia Code § 46.2-653.1.
    • The certificate of occupancy must be issued within five years following the date of manufacture on the home's data plate.
    • The home must be placed on an individual lot.
    • Localities may adopt uniform standards applying to all residential structures in the district, but may not exclude compliant manufactured housing.
    • Restrictive-covenant obligations remain applicable.

    certificate of occupancy deadline: <= 5 years after date of manufacture

    “the certificate of occupancy is issued within five years following the date of manufacture”
    2 more reviewed findings on this topic
    • Allowed (with conditions) — Placement of manufactured homes in agricultural, horticultural, or forest zoning districts in Highland County where site-built housing is allowed
      “where site-built housing is allowed, the placement of manufactured homes shall be permitted.”
    • Limited — Placement and occupancy of manufactured homes in Virginia localities that adopt and enforce zoning ordinances.
      “the placement of manufactured homes shall be permitted for manufactured homes that are (i) converted to real property in accordance with § 46.2-653.1”
  • Who permits septicState (with conditions)

    Onsite sewage and private-well permitting for properties without public sewer or public water.

    • The Virginia Department of Health administers permitting; the county requires the permit before issuing a building permit.
    • The cited VDH process page is a statewide VDH page for the applicable permitting rule.
    “A well permit and an approved Sewage Disposal System Construction Permit from the Virginia Department of Health”
    2 more reviewed findings on this topic
  • Septic permitRequired

    Construction, operation, expansion, or modification of sewage disposal systems, including septic systems, serving property in Highland County, Virginia.

    • Virginia requires a written construction permit before construction, expansion, or modification of a sewage disposal system and a written operation permit before operation.
    • Construction-permit requests must initially be directed to the district or local health department; the Highland County Health Department is at 140 Fleisher Ave., P.O. Box 558, Monterey, VA 24465, with main reception at (540) 468-2270.
    • For a Type I system serving a single residence, submitting an application is normally sufficient to initiate the permit procedure.
    • For Type II systems, the process includes an application, a preliminary conference as necessary, and informal plans, specifications, design criteria, and other data as required; formal plans may be required depending on system size and complexity.
    • For Type III systems, the process includes an application, a preliminary conference, and formal plans, specifications, and design criteria; other supporting data may be required case by case.
    • For design flows less than 1,000 gallons per day that are exempt from professional-engineer licensing requirements, formal plans and specifications are waived.
    • Conditional construction permits may allow reduced water flow, occupancy limits, intermittent or seasonal use, or temporary use not exceeding one year; conditional permits may not be issued in certain seasonally fluctuating-water-table areas within 200 feet of shellfish-growing areas, recreational waters, or a public-water-supply impoundment.
    • The current VDH fee page lists $425 for a construction permit for an onsite sewage system only without OSE/PE documentation. Applicants seeking VDH evaluation and design services must submit a petition and meet applicable means-testing or hardship criteria; stated fee-waiver rules also apply.

    design flow threshold: < 1000 gallons per day (For qualifying systems below this threshold, formal plans and specifications are waived.) · temporary conditional use limit: <= 1 year (Conditional permits may be renewable when the commissioner determines there is good cause.) · construction permit fee: 425 USD (Onsite sewage system only, without OSE/PE documentation; fee schedule effective July 1, 2019.)

    “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
    3 more reviewed findings on this topic
    • Required — Construction, operation, expansion, or modification of sewage disposal systems in Highland County under Virginia Department of Health regulation
      “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
    • Required — Construction of onsite sewage systems on property not served by public sewer.
      “A construction permit authorizes the installation of an Onsite Sewage Disposal System and/or well of a specific design and location.”
    • Required — Construction, operation, expansion, or modification of a sewage disposal or handling system in Virginia.
      “No person or owner shall construct, operate, expand or modify a sewage disposal or handling system without a written permit from the commissioner.”
  • Septic inspectionLimited

    Inspection of onsite sewage system installations in Highland County under Virginia Department of Health regulation

    • No part of an installation may be covered with earth or used until inspected, corrections are made if necessary, and it is approved by the district or local health department, unless expressly authorized otherwise.
    • The inspection rule does not apply to a sewage disposal system installation pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.
    • The cited section states that the exception is inapplicable to a Type III septage disposal facility.
    “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
    One more reviewed finding on this topic
    • Limited — Installation of sewage disposal systems statewide.
      “This section shall not apply to any sewage disposal system installation that is pursuant to a design certified by a licensed professional engineer or onsite soil evaluator.”
  • Well permitRequired

    Private-well construction on property not served by public water.

    • The permit is obtained through VDH.
    • The county requires the well permit before issuing a building permit.
    • The permit expires 18 months after issuance when issued as the described construction permit.

    permit validity: 18 months

    “The property owner or agent must obtain a permit to construct a sewage disposal system and private well before the county will issue a building permit.”
    One more reviewed finding on this topic
    • Required — Private wells serving property in Highland County.
      “you will be issued a private well Construction Permit.”
  • Building in a floodplainRequired

    Work otherwise exempt from a Virginia Uniform Statewide Building Code permit when located in a special flood hazard area.

    • The building official may require a permit for items that are otherwise exempt under the permit-application section when they are located in a special flood hazard area.
    • The rule does not establish that every floodplain development project is exempt from other local floodplain, building, zoning, or federal requirements.
    “Application for a permit may be required by the building official for any items exempted in this section that are located in a special flood hazard area.”
  • Short-term rentalsLimited

    Residential dwelling use as a short-term rental in Virginia.

    • Existing local authority to regulate short-term rentals through general land-use and zoning authority is preserved.
    • A locality may adopt a registration ordinance, and a registration ordinance may impose a penalty up to $500 per violation for an operator required to register.
    • A locality may limit a lessee or sublessee to one short-term rental within the locality.
    • For a residential dwelling also legally occupied by the property owner as the primary residence, a local ordinance enacted after December 31, 2023, or a later amendment, may not require a special exception, special use, or conditional use permit for short-term rental use.
    • Private contracts, condominium instruments, common-interest-community declarations, cooperative instruments, and property-owners-association declarations are not superseded.

    registration penalty: <= 500 USD per violation (Only where a locality adopts a registry ordinance and the operator is required to register.) · owner-occupied primary residence special-use permit prohibition date: > 2023-12-31 (Applies to local ordinances enacted after this date or subsequent amendments.)

    “Except as provided in this section, nothing herein shall be construed to prohibit, limit, or otherwise supersede existing local authority to regulate the short-term rental of property through general land use and zoning authority.”
  • Permit feesVariable (with conditions)

    Virginia Uniform Statewide Building Code permit fees administered through local building departments statewide.

    • The local governing body establishes the fee schedule.
    • Unit rates may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.
    • A permit or amendment generally may not be issued until designated fees are paid, but the building official may authorize delayed payment.
    • A local building department collects a 2.0% code-academy levy on permit fees, subject to the stated statutory exception for localities with qualifying individual or regional training academies.

    code academy levy: 2 percent (Localities that maintain individual or regional training academies accredited by DHCD may retain the levy.)

    “The local governing body shall establish a fee schedule incorporating unit rates, which may be based on square footage, cubic footage, estimated cost of construction, or other appropriate criteria.”
  • Campground & park staysLimited

    Temporary camping in a Virginia campground regulated under 12VAC5-450.

    • Campground construction, renovation, or addition requires plan submission and written approval by the Health Commissioner before construction begins, except that temporary campground owners or operators submit the plans as part of the permit application and do not need separate written plan approval.
    • A valid campground permit is required before operation.
    • Local plumbing, building, electrical, and zoning ordinances also apply.
    • Temporary permits are limited to temporary camping of 14 days duration or less; a temporary permit may be valid for 60 days or less, but total operation may not exceed 14 days during any 60-day period.

    temporary camping permit duration: <= 14 days (temporary permit may be valid for 60 days or less, but total days of operation may not exceed 14 days during any 60-day period) · campsite minimum area: >= 1600 square feet · campsite minimum narrowest width: >= 25 feet

    “to allow temporary camping of 14 days duration or less.”
  • county zoning authorityGeneral

    Virginia counties adopting and administering zoning ordinances over unincorporated territory statewide.

    • The zoning power is exercised by county governing bodies through ordinance.
    • County zoning jurisdiction covers unincorporated territory; incorporated areas are under municipal jurisdiction.
    • The statute permits regulation of land uses, structures, dimensional standards, open spaces, and excavation or mining, including residential and flood-plain uses.
    “For the purpose of zoning, the governing body of a county shall have jurisdiction over all the unincorporated territory in the county, and the governing body of a municipality shall have jurisdiction over the incorporated area of the municipality.”
  • county building authorityGeneral

    Virginia counties administering and enforcing the Uniform Statewide Building Code and issuing building permits for construction, including residential construction, in county jurisdiction.

    • Virginia's building code is a Uniform Statewide Building Code adopted by the State Board; it supersedes county building codes and regulations.
    • The county's role is local administration and enforcement through a local building department, not independent adoption of a conflicting county building code.
    • A county without a building department or local board of Building Code appeals must enter an agreement with another county, municipality, agency, or approved state agency for enforcement and appeals.
    • A town with a population of less than 3,500 may elect to administer and enforce the Building Code; if it does not, the county administers and enforces the Code for that town.
    • Buildings may be inspected before completion and are not deemed compliant until approved by the inspecting authority; inspections under $2,500 construction cost may be waived at the inspecting authority's discretion.
    • Building permit and enforcement fees may be levied by the local governing body.
    • Farm buildings and structures are exempt from the Building Code except for a farm building or portion operated as a licensed restaurant; farm buildings in flood plains or mudslide-prone areas remain subject to applicable flood-proofing or mudslide regulations.

    small-town population threshold: < 3500 people (The town may elect to administer and enforce the Building Code; otherwise the county administers it for the town.) · inspection-waiver construction cost threshold: < 2500 USD (The inspecting authority may waive inspection at its discretion.)

    “Enforcement of the provisions of the Building Code for construction and rehabilitation shall be the responsibility of the local building department. [...] Whenever a county or a municipality does not have such a building department or board of Building Code appeals, the local governing body shall enter into an agreement with the local governing body of another county or municipality or with some other agency, or a state agency approved by the Department for such enforcement and appeals resulting therefrom.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Owner-builder exemption — General owner-builder exemption from building-code requirements in Highland County.
  • Minimum dwelling size — Minimum dwelling-size requirements under Highland County zoning.
  • Minimum lot size — Minimum lot-size requirements under Highland County zoning.
  • Setbacks — Required setbacks under Highland County zoning.
  • Lot coverage — Lot-coverage requirements under Highland County zoning.
4 more unanswered
  • Building height
  • Camping on your land
  • Tiny homes
  • Off-grid sanitation

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 Highland County, Virginia

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

Highland County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 706 people within a 30-minute drive. Watch-outs: more administrative friction around building and land use.

Do you need a building permit in Highland County, Virginia?

Highland County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Virginia Department of Health. 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 Highland County, Virginia?

Land in Highland County runs about $3,382 per acre, based on the latest county data.

What is the water situation in Highland County?

Highland County gets about 47.1" of rain a year, with severe drought in roughly 2.4% of years.

How remote is Highland County?

A representative private-land location has about 706 people within a 30-minute drive and 715,289 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 Highland County means bringing your own water and power. The kit we’d start with:

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How Highland compares in Virginia

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