Building permits for unincorporated McDuffie County and the City of Thomson come from the same office: the McDuffie County Planning Commission / Community Development Department at 210 Railroad Street, Thomson, which also books the inspections (706-595-5355). Apply in person; a driveway permit from the County Road Department must be approved before any building permit is issued, and new homes need plans.
What requires a permit in McDuffie County?
The County’s Building Permits page and permit forms list these permits. Building, electrical, plumbing and mechanical work each need a separate permit.
Building
- New homes (plans required since January 1, 2013), additions and remodels
- Accessory structures: pole barns, decks, patios, stick-built storage buildings and garages
- Pre-manufactured storage buildings and carports, before they are moved onto the property
- Double-wide mobile homes anywhere in the county, with a moving permit
- Pools
- Demolition (the structure is inspected before the permit is issued)
- New, altered or replaced signs
Site and trades
- Driveway (pipe) permit from the County Road Department
- Electrical, plumbing and mechanical permits, bought in person by the subcontractor
- Land disturbance permit
- A 911 address for each new building or mobile home
- Septic Health Site approval, or water and sewer taps
Single-wide mobile homes may be placed only in an approved mobile home park. Unpermitted demolition is met with a stop work order and a $500 citation.
Who handles permitting in McDuffie County?
McDuffie County and the City of Thomson share one government website and one permit office. The building permit application has a box for each, and the City has contracted with the County to administer its zoning ordinance through the County Planning Commission Board and the Community Development Department. The Planning Commission is also the only addressing agent for the whole county, including Thomson and the Town of Dearing.
Short on time to read all of this?
Get a free quote →The office issues building and trade permits, reviews plans, checks setbacks, zoning and the recorded plat, records the Thomson-McDuffie Fire Prevention Bureau’s sign-off where it applies, and carries out inspections through its building official. It is also the Local Issuing Authority for land disturbance permits.
| Item | Details |
|---|---|
| Planning Commission / Community Development | 210 Railroad Street, Suite 1544, Thomson, GA 30824 (P.O. Box 7) · 706-595-5355 · fax 706-595-4204 |
| Driveway (pipe) permits | McDuffie County Road Department, 504 Railroad Street · 706-595-2591 |
| Septic Health Site approval | McDuffie County Health Department · 706-595-1740 |
| Water and sewer taps | City Hall, 210 Railroad Street · 706-595-1781 |
For sites in Dearing, ask the town hall which office issues building permits.
Permit costs in McDuffie County
Most fees come from the combined City of Thomson / McDuffie County Permit Fee Schedule. The County’s permit pages and forms state these charges:
| Item | Fee |
|---|---|
| Accessory structure costing $4,000 or less | $40 (accessory fees are based on construction price) |
| Re-inspection (procedures handouts, 2003) | $25, paid before electricity is released |
| Missed inspection by an owner-builder (self-contractor disclosure) | $125 fine per missed inspection |
| Unpermitted demolition | Stop work order and $500 citation |
| Contractor bond to McDuffie County: residential or general contractor | $5,000 |
| Contractor bond: subcontractor | $1,000 |
Not sure this scope needs a permit?
Get a free quote →Electrical, plumbing and mechanical permits
Each trade needs its own permit, and subcontractors must buy their permits in person at the Planning Commission for any work in McDuffie County. To buy a building, electrical, plumbing or mechanical permit, a contractor brings a state contractor’s licence, proof of general liability insurance and a bond made payable to McDuffie County ($5,000 for a residential or general contractor, $1,000 for a subcontractor). There is no set bond form.
A registered, licensed tradesman can send a coworker or office staff to pick up a permit using the Application – Permit Pick Up form, which needs the tradesman’s original signature and licence number. Installers certify their electrical, plumbing or mechanical work on the County’s Contractor Certification Form, and the forms list also includes duct leakage test forms for new HVAC systems.
How to apply for a new home permit
Get the driveway (pipe) permit from the County Road Department. No building permit is issued until it is approved, and the application notes the driveway must be installed first. The application records driveway approval from either GDOT or the County Road Department.
If public water or sewer is available to any part of the lot, even across the road, you must tap on; buy the taps at City Hall and keep the receipt. Otherwise get a septic Health Site approval letter from the Health Department. The Planning Commission decides whether utilities are available.
Bring a complete copy of the recorded plat with the surveyor’s name, stamp and date. Partial plats, real estate sheets and field drawings are not accepted, and a new plat may be needed.
Submit the Building Permit Application with house plans; owner-builders provide two complete sets. The 911 address is applied for at the same time.
Pay for the building permit, and have each subcontractor buy the electrical, plumbing and mechanical permits. Post the permit where it can be seen from the road.
Call 706-595-5355 for each inspection. The building inspector releases power after the final inspection is approved.
Rather talk it over?
Call 1-855-478-4290 →What new home plans must show
- Grade elevations on all sides and the exterior covering (brick, stucco, vinyl and so on)
- Foundation plan: slab, or crawlspace with grade beam or pier placement
- Floor plan with dimensioned window and door placement
- Framing details: size, spacing and spans of studs, joists, rafters and beams
- Electrical plan with lights, fans, receptacles and smoke detectors
- Basement wall type with engineered drawings and a waterproofing and drainage plan, if there is a basement
- Roof plan with pitches, and plumbing plans
- For additions and remodels, the same items plus the use of the addition, any wall removal and how new work is anchored to the existing building
Plans missing any of these are returned, which delays approval. For a mobile home, bring the driveway permit, the septic letter or tap receipt, the mobile home decal receipt from the Tax Commissioner and the plat.
Inspections in McDuffie County
All inspections are requested through the Planning Commission office at 706-595-5355; the owner-builder disclosure asks for the call two days before the requested day. The building inspector checks a new house at these stages:
- Temporary pole.
- Footer and slab: before any concrete, with rebar, grade stakes, step-downs, slab plumbing (tested if required) and vapor barrier in place.
- Rough-in: framing, roofing, electrical, plumbing and HVAC, before any insulation or sheetrock.
- Electrical release: electrical complete, drain lines connected to sewer or septic and HVAC disconnects installed. Water and sewage must be released by the Health Department or county inspector before permanent power.
- Certificate of Occupancy: all work complete and the address displayed.
Rather not deal with the McDuffie County building department?
Get a free quote →Mobile homes get two inspections: the first with the home open, piers, anchors, electrical, plumbing and ducts in place, and the second after masonry skirting, steps and landings, HVAC and the address are done. Do not install masonry skirting until the inspector allows it. A permit is void if work does not start within 6 months or stops for a year.
Local McDuffie County rules
Accessory building setbacks: in McDuffie County and the City of Thomson, a storage building or carport of 399 sq ft or less must be 5 feet from side and rear property lines, and one of 400 sq ft or more must be 10 feet away.
Owner-builders: owners may build for their own use, not for sale or lease. Selling or transferring the building means waiting 2 years before building another without a licence, and the Certificate of Occupancy carries a date before which the home cannot be sold or transferred.
Addresses: numbers must be at least 4 inches high, reflective, visible from both directions at the driveway entrance, and on the building itself if it is more than 50 feet from the road. Power is not released until the address is displayed.
Floodplain and watershed: the County has been in the National Flood Insurance Program since July 1998, and building in a designated floodplain must meet County and FEMA rules. The Usry Pond Watershed Protection Ordinance limits land uses and septic tank placement near Usry Pond.
Rezoning and variances: the Planning Commission Board meets at 6:30 p.m. on the first Tuesday of each month at 210 Railroad Street, and a sign goes up on the property at least 17 business days before the meeting.
Georgia building code
Georgia's State Minimum Standard Codes apply statewide: the 2024 International Building, Residential, Plumbing, Mechanical, Fuel Gas, and Swimming Pool and Spa Codes and the 2023 National Electrical Code, with Georgia Amendments, in force since 1 January 2026; the energy code is still the 2015 IECC with Georgia supplements. The Georgia State Minimum Standard Codes
Want this handled start to finish?
Get a free quote →McDuffie County permit search and official resources
These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.
- McDuffie County — Land Development Code
- McDuffie County — Code of Ordinances
- McDuffie County — Official Website
- Thomson-McDuffie Building Permits
- McDuffie County Building Permit Procedures (PDF)
- Thomson / McDuffie County Building Permit Application (PDF)
- McDuffie County Mobile Home Procedures (PDF)
- Thomson-McDuffie Building Inspections
- Residential Self-Contractor Disclosure (PDF)
- Thomson-McDuffie Community Development
Inspections are where schedules slip.
Get a free quote →McDuffie County permit FAQs
Who issues building permits in McDuffie County and Thomson?
The McDuffie County Planning Commission / Community Development office at 210 Railroad Street, Thomson, for both unincorporated McDuffie County and the City of Thomson.
What do I need before I can get a building permit?
An approved driveway permit from the County Road Department, a water and sewer tap receipt or septic Health Site approval, a complete recorded plat and, for a new home, plans.
How much is a permit for a shed or deck?
Accessory permits are priced on the construction cost; a project of $4,000 or less pays $40.
Can I build my own house?
Yes, for your own use and not for sale or lease. You sign the Residential Self-Contractor Disclosure, supply two complete sets of plans and still buy all the permits.
Can someone pick up the permit for my contractor?
Yes. A registered, state licensed tradesman signs the Application – Permit Pick Up form so a coworker or office staff member can collect it.
How do I schedule an inspection?
Call the Planning Commission office at 706-595-5355; owner-builders are asked to call two days ahead.
Can I put a single-wide mobile home on my land?
Single-wides may be placed in an approved mobile home park. Double-wides anywhere in the county need a mobile home permit and a moving permit.
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More Georgia permitting guides
This guide is provided by Alliance Permitting for general information about McDuffie County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.