Bolthole Index

Monongalia County, West Virginia

Zoning, building permits and septic rules in Morgantown, West Virginia

Inside Morgantown, West Virginia, the city's own Planning and Zoning Code applies to every property1. Building permits are applied for only through the city's online Morgantown Access Portal; paper applications are not accepted2. Septic permits and wells are a health-department matter, not a city one: the Monongalia County Health Department handles septic and wells in the county3.

At a glance

Zoning
Yes. The city's Planning and Zoning Code covers all property inside Morgantown1
Building permit
Apply online through the Morgantown Access Portal; no paper applications42
Building code
West Virginia State Building Code as adopted and implemented by the city5
R-1 minimum lot
7,200 sq ft with 70 ft of frontage6
R-1A minimum lot
3,500 sq ft with 30 ft of frontage7
Septic and wells
Monongalia County Health Department, Environmental Health38
Floodplain
County Floodplain Ordinance covers all flood-prone areas; contact the Floodplain Administrator9

Who to call

Building permits

City of Morgantown permitting (Morgantown Access Portal)

Building permits, planning and zoning applications, and rental and business registrations inside Morgantown city limits

304-284-7405

389 Spruce Street Morgantown WV, 26505

Septic permits

Monongalia County Health Department, Environmental Health

Septic (on-site sewage) systems and private water wells in Monongalia County

(304) 598-5131

453 Van Voorhis Rd, Morgantown, WV 26505

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Morgantown means bringing your own water and power. The kit we’d start with:

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Does Morgantown, WV have zoning, and what does it mean for lot size and height?

Yes. Morgantown's own Planning and Zoning Code applies to all property inside city limits1. Zoning districts are set out in Article 1331 of the code10, so the first step is to find which district your lot is in on the city's zoning map.

In the single-family R-1 district, the minimum lot size is 7,200 square feet with at least 70 feet of frontage, and lot coverage is capped at 40 percent611. Principal buildings in R-1 may not exceed 2.5 stories or 35 feet, whichever is less, and accessory structures are limited to 18 feet12. In the denser R-1A district, the minimum lot is 3,500 square feet with 30 feet of frontage, coverage may reach 50 percent, and principal buildings are also capped at 35 feet71314. Frontage can be waived for a parcel that does not front an existing road if it is served by a proper right-of-way6.

We could not confirm Morgantown's rules on RVs or tiny homes as housing; ask the city's planning and zoning staff through the permit office before you buy2.

Do you need a building permit in Morgantown, and who issues it?

The City of Morgantown issues building permits for work inside city limits, and applications go only through the Morgantown Access Portal: you create an account and file there2. The city does not accept paper building permit applications2. The permit office is at 389 Spruce Street, Morgantown, WV 26505, and its phone number is 304-284-74052.

Inside the city, dwelling occupancy outside the single-family districts is determined by the West Virginia State Building Code as adopted and implemented by the city5. We could not confirm whether Morgantown has an owner-builder permit exemption, what inspections it requires or how it handles certificates of occupancy; ask the permit office. Separately, West Virginia's owner-builder rule only exempts owners from contractor licensing and does not itself waive any building permit15.

How do septic permits work inside Morgantown?

West Virginia requires a written permit before any new septic system is installed or an existing one is modified16. A new or modified system also cannot be used until it is approved in writing, and the soil-absorption portion must not be covered before approval17.

In Monongalia County, the Monongalia County Health Department's Environmental Health office regulates the installation of on-site wastewater systems and evaluates well sites before drilling8. Its phone number is (304) 598-51318. The county directs septic and well questions there rather than to the city3.

We could not confirm whether a given lot inside Morgantown must connect to public sewer or water instead. Water and sewer in the county come from public service districts or the Morgantown Utility Board, and only in certain locations18. Ask the Morgantown Utility Board whether service reaches your address before you plan a septic system.

Building a home in Morgantown: the steps, in order

  1. Look up your lot's zoning district in Morgantown's Planning and Zoning Code and check minimum lot size, frontage, coverage and height for that district10.
  2. Ask the Morgantown Utility Board or the applicable public service district whether public water and sewer reach the lot18.
  3. If sewer is not available, get a septic permit and site evaluation from the Monongalia County Health Department before building168.
  4. Create an account and file your building permit application in the Morgantown Access Portal2.
  5. If the lot is flood-prone, contact the county's Floodplain Administrator, because the county Floodplain Ordinance covers all areas prone to flooding9.
  6. Plan any driveway to the city engineering department's standards: parking in the R-1 front setback is allowed only on approved driveways19.

What stays with Monongalia County, and what to check before you buy

The city's zoning and permit rules stop at the city limits. Land outside Morgantown falls under Monongalia County's rules: the county has no local enforcement of the building code, and only the West Run Planning District is zoned2021.

Before you buy, confirm three things. Check the county GIS to see whether the lot lies in a mapped floodplain9. Ask whether water and sewer service reaches the lot18. For any new driveway access onto a Division of Highways road, a state encroachment permit is required22. Monongalia County's farmland averages about $5,944 per acre and typical homes about $271,5302324.

Watch-outs

  • The city's zoning source is the 2019 edition of the Planning and Zoning Code, so later amendments and rezonings may not be reflected; confirm your district with the city before relying on the figures above1.
  • Morgantown's permit office keeps limited hours, Monday through Thursday 7 am to 5:30 pm, so plan phone calls accordingly2.
  • We could not confirm whether the Monongalia County Health Department issues septic permits for every address inside city limits; call (304) 598-5131 before assuming a lot can or cannot use septic8.

Sources

  1. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  2. City of Morgantown permitting (Morgantown Access Portal) (morgantownwv.gov)
  3. Building Enforcement, quoted and re-checked
  4. Permitting, Licensing & Registration, City of Morgantown (Morgantown), quoted and re-checked
  5. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  6. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  7. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  8. Monongalia County Health Department, Environmental Health (monchd.org)
  9. monongaliacounty.gov, quoted and re-checked
  10. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  11. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  12. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  13. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  14. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  15. West Virginia Code §30-42-6. Necessity for license; exemptions (West Virginia statewide rule), quoted and re-checked
  16. West Virginia Code §16-1-9 (West Virginia statewide rule), quoted and re-checked
  17. Inspection of a Standard Septic Tank System Installation (West Virginia statewide rule), quoted and re-checked
  18. monongaliacounty.gov, quoted and re-checked
  19. Planning and Zoning Code (2019 replacement), City of Morgantown (Morgantown), quoted and re-checked
  20. Building Enforcement, quoted and re-checked
  21. monongaliacounty.gov, quoted and re-checked
  22. monongaliacounty.gov, quoted and re-checked
  23. Farmland value per acre (USDA census): Bolthole Index county data
  24. Typical home value (Zillow): Bolthole Index county data

Written October 24, 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.

Answers from the rulebook for Morgantown

Morgantown’s own rules

  • Building code adoptedAdopted (with conditions)

    Inside Morgantown city: the West Virginia State Building Code as adopted and implemented by the city.

    • Quoted sentence concerns dwelling occupancy determinations in zoning districts other than the single-family districts; it states the state building code is adopted and implemented by the city.
    • The page does not list code editions or amendments.
    “within all other zoning districts, dwelling unit occupancy will be determined by the west virginia state building code as adopted and implemented by the city.”
  • Local zoningPresent (with conditions)

    Land inside Morgantown city limits: the city's own Planning and Zoning Code applies to all property within the city.

    • The source is the 2019 replacement edition of the Planning and Zoning Code PDF; the page does not confirm that later amendments are included.
    • Zoning district rules are in Article 1331 and the land use table 1331.05.01 (not fully reviewed here).
    “1327.04 authority and jurisdiction. these regulations, enacted pursuant to the code of the state of west virginia, chapter 8a, articles 1 through 12 et seq., as amended, and pursuant to the morgantown city code”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Morgantown city limits.

    • Districts are listed in Article 1331 and the land use table 1331.05.01, which was not opened.
    • The 2019 replacement code may not reflect later rezoning ordinances; the city's zoning map was not opened.
    “chapter seven - land use art. 1331. establishment of zoning districts and zoning map.”
  • Minimum lot sizeSpecified

    Single-family residential (R-1) district inside Morgantown city limits.

    • Frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way.
    • Quoted section is 1333.03 of the 2019 replacement code.

    minimum lot size: >= 7200 square feet · minimum lot frontage: >= 70 feet (frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way)

    “(a) the minimum lot size shall be 7,200 square feet. (b) the minimum lot frontage shall be 70 feet. the frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-ofway.”
    One more reviewed finding on this topic
    • Specified — Single-family residential (R-1A) district inside Morgantown city limits.
      “(a) the minimum lot size shall be 3,500 square feet. (b) the minimum lot frontage shall be thirty (30) feet. the frontage requirement may be waived for a parcel not fronting on an existing road if the parcel is served by a proper right-of-way.”
  • Lot coverageSpecified

    Single-family residential (R-1) district inside Morgantown city limits.

    • Lot coverage is the percentage limit stated in section 1333.03(c) of the 2019 replacement code.

    maximum lot coverage: <= 40 percent

    “(c) maximum lot coverage shall be 40 percent.”
    One more reviewed finding on this topic
  • Building heightSpecified

    Principal and accessory structures in the single-family residential (R-1) district inside Morgantown city limits.

    • Height exceptions are in section 1363.02(a), which was not opened.
    • Height is measured as defined in the city's building height definition.

    maximum principal structure height: <= 35 feet (not more than two and one-half (2.5) stories, whichever is less; height exceptions per section 1363.02(a)) · maximum accessory structure height: <= 18 feet

    “1333.06 building height. (a) the maximum height of a principal structure shall not exceed two and one-half (2.5) stories or thirty-five (35) feet, whichever is less, except as provided in section 1363.02(a), height exceptions. (b) the maximum height of an accessory structure shall not exceed eighteen (18) feet.”
    One more reviewed finding on this topic
    • Specified — Principal and accessory structures in the single-family residential (R-1A) district inside Morgantown city limits.
      “1335.06 building height. (a) the maximum height of a principal structure shall not exceed two and one-half (2.5) stories or thirty-five (35) feet, whichever is less, except as provided in section 1363.02(a), height exceptions.”
  • Subdividing landRegulated (with conditions)

    Division of land into two or more lots inside Morgantown city limits, under the city's subdivision regulations.

    • Chapter three covers preliminary plats (Art. 1317), final plats (Art. 1319), design standards (Art. 1321), improvements (Art. 1323) and hillside areas (Art. 1325).
    “chapter three - subdivision regulations art. 1311. interpretation and scope.”
  • Driveway accessLimited

    Parking in the front setback of single-family residential lots in the R-1 district inside Morgantown city limits.

    • Parking in the front setback is allowed only on approved driveways built to the city engineering department's standards.
    • No part of a parked vehicle may encroach into the street right-of-way.
    • R-1A (section 1335.05(e)) contains a parallel driveway rule; the R-1A text was not quoted here.
    “(e) parking shall be permitted in the front setback only on approved driveways constructed to the standards of the city engineering department and arranged so that no part of any vehicle parked on the driveway encroaches into the right-of-way of any street.”
  • Permit processPublished (with conditions)

    Building permit application process for work inside Morgantown city limits.

    • All building permit applications must be submitted through the Morgantown Access Portal; the city does not accept paper applications.
    • Applicants must create an account; the city's FAQ says the portal allows citizens to submit applications, pay fees, and track progress.
    • Office: 389 Spruce Street, Morgantown, WV 26505; phone 304-284-7405; hours Monday through Thursday 7 am to 5:30 pm (per page).
    “to apply for a building permit, vacant or rental property registration, business license, or planning and zoning application, you must create an account and complete your application through the morgantown access portal.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Morgantown or Monongalia County directly.

  • Owner-builder exemption — Owner-builder permit exemption for owner-occupied work inside Morgantown city limits.
  • Inspections — Building inspections for construction inside Morgantown city limits.
  • Certificate of occupancy — Certificate of occupancy for new dwellings inside Morgantown city limits.
  • Minimum dwelling size — Minimum dwelling size inside Morgantown city limits.
  • Living in an RV — Long-term occupancy of recreational vehicles on private land inside Morgantown city limits.
14 more unanswered
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Building in a floodplain
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Morgantown publishes no rule on the point, not that none exists. Monongalia County’s page lists the county offices to call.

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