Towns County, Georgia Building Permit Guide

The Towns County Building Department, at 1100 Jack Dayton Circle in Young Harris (706-896-3159), issues building permits for homes, commercial buildings and mobile homes and inspects building, electrical, plumbing and mechanical work. Permits are needed for all homes, buildings, renovations, additions and porches; a 1,001–2,000 sq ft house costs $450, and land disturbance above 2,200 feet of elevation needs a $200 Mountain Protection Permit first.

What requires a permit in Towns County?

The County’s building permit application states that a permit is required on all homes, buildings, renovations, additions and porches. The Building Department’s fee list and FAQ add:

Who handles permitting in Towns County?

The Building Department issues building permits for residential, commercial and mobile home construction, carries out the building inspections, and inspects electrical, plumbing and mechanical work, additions and renovations.

City of Hiawassee: the City of Hiawassee publishes its own building permit application and requirements checklist for residential and commercial work, filed through its iWorQ online portal; City Hall is at 706-896-2202.

Towns County permit fees

The Building Department posts its fee list on its web page. Additions are charged as new construction.

A 1,800 sq ft house falls in the 1,001–2,000 sq ft band, so its building permit is $450. If work starts before the permits are issued, the County issues a stop work order, doubles the permit fees and may issue citations.

Electrical, plumbing and mechanical work

The Building Department publishes a separate Residential Electrical Permit form and a Sub-Contractor Sheet for listing the trades on a job. Electrical permits are required for generators and for solar panels. Building/framing, electrical, plumbing and mechanical permits are each listed at $75, and the Building Department inspects all four trades. The application packet also includes an Energy Code Sheet.

What to include with the building permit application

• A copy of the recorded plat and the deed, with the land lot, district and lot number
• The septic permit from Environmental Health
• Blueprints or a drawing with dimensions
• The culvert form, signed by the property owner and the Road Department superintendent
• The 911 address request form, signed by the owner
• The plat with the proposed building sketched on it
• A plat or sketch showing how the driveway meets the county road or state highway (state highways also need a Georgia DOT permit)
• A copy of the EPD Notice of Intent submission, only for lots in subdivisions developed after August 2000 and for jobs disturbing more than 1 acre

The application asks whether the job is residential or commercial, new construction, an addition or a renovation, the estimated construction cost and the square footage of each level, and it commits the applicant to the state soil and erosion requirements.

How to apply in Towns County: 6 steps

Inspections and addresses

The Building Department carries out building inspections and inspects electrical, plumbing and mechanical work, additions and renovations. The footer inspection matters early: 911 Mapping assigns an address only after the building permit is approved, the driveway is in place and the footer inspection is complete. After receiving the E911 application, the mapping staff contact the owner to view the property and set the address.

Local Towns County rules

Lot size: the minimum building lot is three-quarters of an acre with city or county water, and one acre with a spring or well or above 2,200 feet of elevation. Lots platted and recorded before May 1, 2001 are exempt.

Setbacks: 20 feet at the front, measured from the right-of-way; 10 feet at the sides; 20 feet at the rear, or 25 feet on subdivision lots.

House size: the County sets no minimum square footage for homes, though subdivision covenants may.

Tiny homes and campers: tiny homes are allowed on a building lot if they are stick-built to the 2018 IRC, ANSI 119.5 or NOAH certified park models, or HUD certified; many subdivisions ban them by covenant. A camper or RV needs an RV electrical pedestal permit, an approved septic tank and a 911 address request, and only one is allowed per lot unless the site meets the RV park rules.

Land division and larger projects: a tract can be divided up to three times without meeting the subdivision regulations. Duplex, multifamily and condominium projects need at least 3 acres, cluster home developments 7 acres, and mobile home and RV parks 5 acres, and all of them need site plan approval from the Planning Commission.

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

Towns 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.

• Georgia DCA — Current State Minimum Codes
• Towns County — 911 Mapping
• Towns County — Permits / Applications
• Towns County — Building Department
• Towns County Building Permit Application (PDF)
• Towns County Building Department FAQ (PDF)
• City of Hiawassee

Towns County permit FAQs

Who issues building permits in Towns County?

The Towns County Building Department, 1100 Jack Dayton Circle, Young Harris (706-896-3159). The City of Hiawassee takes building permit applications for work in the city through its own portal.

How much is a building permit for a house in Towns County?

$300 up to 1,000 sq ft, $450 for 1,001–2,000 sq ft, $550 for 2,001–3,000 sq ft, $800 for 3,001–4,000 sq ft, and $900 plus $0.20 per sq ft over 4,001 sq ft.

Do I need a permit for a shed or garage?

Yes, for any outbuilding of 120 sq ft or more, such as a 10 by 12 foot shed. The fee is $100.

Do I need a permit for a deck?

Decks of 200 sq ft or more need a $150 permit, and the building application covers porches.

What is a Mountain Protection Permit?

A $200 permit required before any land disturbance on a lot above 2,200 feet of elevation.

What happens if I start without a permit?

The County issues a stop work order, doubles the permit fees and may issue citations.

Can I put a camper on my lot?

Yes, one per lot, with an RV electrical pedestal permit, a septic tank approved by the environmental office and a 911 address request.

Simplify Towns County permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in Georgia. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Towns County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.