How to build a home in Franklin County: permits, septic, water and schools

In Franklin County, your permits come from two levels of government. Inside Louisburg or Youngsville, the town handles zoning, while the county issues and inspects the building permit. Wherever your land is, you need a zoning permit before you can even apply for a septic permit, so the order you do things in matters.

Who issues building permits in Franklin County?

Franklin County takes building, plumbing, mechanical and electrical permits, plus septic, well, pool and zoning permits, through one online Permit Portal. The county says to use the Chrome browser. It posts a quick reference guide for the portal in English and in Spanish, along with example residential site plans, which are worth a look before you draw your own.

The county says to allow 1 to 2 business days for an application to be completed, and applications that sit inactive are rejected after 30 days. Planning and Inspections can be reached at 919-496-2281 or 919-496-2909.

If your land is inside a town, start with the town:

• Louisburg. The town's Planning Department issues zoning, floodplain, watershed, historic and subdivision permits inside town limits and its extraterritorial jurisdiction, or ETJ (an area just outside town limits where the town's zoning still applies). You need a town zoning permit for any building or land-disturbing work. Franklin County Inspections then issues and enforces the building permit, but only after the town's zoning permit is issued. Planning is at Town Hall, 110 W. Nash St., 919-497-1003 or 919-496-1115.
• Youngsville. The town's Planning & Zoning Department issues all zoning-related permits and sends residents to the county, at 919-496-2281, for building permits and inspections. For zoning compliance permits, the town lists planner Julia Straight at 919-925-3385; for site plans and addressing, Planning Director Star Brantley at 919-925-3395. The town asks people to check with it to confirm which jurisdiction a property falls under, and it posts a zoning map.
• Franklinton. The town lists Town Planner and Code Enforcement Officer Chris George at 919-339-0261 or cgeorge@franklintonnc.gov, and suggests making an appointment before visiting Town Hall.

What does the county charge for a building permit?

The county's inspection fee schedule, effective July 1, 2023, lists these fees for a new single-family or modular house: $520 up to 1,200 square feet, $640 for 1,201 to 2,000 square feet, and "36¢ per square feet" over 2,000 square feet. Residential plan review is $55, plus $15 per plan for a re-submittal, and a $10 homeowner recovery fee is added whenever a general contractor is used.

Fees must be paid before an inspection can be scheduled. Re-inspection fees: the first inspection is free; a second is $65, a third $125, and a fourth or later $225. Building without a permit costs twice the original permit fee plus zoning and plan review fees. Since county budgets can change fees, ask Planning and Inspections for current amounts.

How do septic and well permits work?

Franklin County Environmental Health does site evaluations, permits and inspections for septic systems and wells across the county. Here is the order:

1. Get your zoning permit first. It is required before you apply for a new septic permit or a septic recheck.
2. Draw a site plan. It must show setbacks (required distances) from property lines and other structures, and the dimensions of the house.
3. Apply. Only the owner, or an agent the owner names on the county's Authorized Agent Form, can apply. The application is valid for one year, and fees are paid when it is approved. Without internet access, you can apply in person at 127 S. Bickett Blvd., Shannon Village, Louisburg.
4. Prepare the site. The county will not do the evaluation until the site is ready, and it links site prep instructions. You can schedule a time to meet the inspector on the lot.

On the department's fee schedule, effective August 15, 2016, a new septic system permit is $400 and a new well permit is $400. Reusing an existing septic system for a new home requires an inspection, listed at $165. Every new well in North Carolina must be tested for bacteria and 17 inorganic parameters, and the county does that first test for free. Installation and repair must be done by someone licensed in North Carolina.

Buying land with an old permit? The county has a searchable database of well and septic permits issued since 2018; for older ones, call or email. Environmental Health is at 919-496-8100, and its specialists keep office hours from 8 to 9 am.

Can you get county water?

Franklin County Public Utilities says it serves "more than 10,000 customers" with water and sewer. To open service, you fill out the New Service Application and bring government ID and proof of residency. The county lists a $125 security deposit ($175 without a Social Security number) and a non-refundable $50 administrative fee, and notes that rates can change every year. There is a separate new-service page for builders.

For development projects, capacity is handed out through an allocation process in which the county commissioners approve each allocation, with requests capped at 50 lots or units. That process is written for projects, so ask Public Utilities at 919-556-6177 whether your lot is served and what connecting would take.

Which school would your kids attend?

Franklin County Schools' Enrollment & Reassignment page links to a "Locate My Child's School" lookup, where you can check an address before you buy. The same page has reassignment forms.