8/13/25

So You Want to Buy Land for Your RV? Hold On a Sec—Let's Talk Permits & Headaches

Alright, let's get real. The dream is a big one, & it’s a beautiful one. Buying a slice of your own dirt, pulling your RV onto it, & living life on your own terms. No more cramped campgrounds, no more booking sites months in advance, just freedom. I get it. I’ve been there. But here's the thing nobody puts on the glossy brochure: buying land for your RV is NOT as simple as just, well, buying the land & parking.
Honestly, it’s a bureaucratic maze that can feel designed to crush your spirit. Between zoning laws, obscure county codes, & a list of permits longer than your arm, it's easy to get in over your head. I've seen folks drop their life savings on a "perfect" piece of property only to find out they can't legally live in their RV on it for more than two weeks a year. Ouch.
So, before you start browsing Zillow for that rustic acreage, let's have a little chat. Think of me as that friend who’s been through it & has the scars (and paperwork) to prove it. We're going to break down what you ACTUALLY need to know about the permits, restrictions, & nitty-gritty details.

The Big Misconception: "My Land, My Rules"

This is the first trap everyone falls into. You'd think that if you own a piece of property, you can do whatever you want on it, right? WRONG. So, so wrong.
The fundamental issue boils down to how the government sees your RV. To you, it’s a home. To the Department of Housing & Urban Development (HUD), county planners, & city officials, it's a "recreational vehicle." That one word—recreational—is the source of most of your potential problems. It legally implies temporary, not permanent, use.
Because of this classification, a whole host of rules come into play that wouldn't apply to building a traditional "sticks-and-bricks" house. Local governments are often concerned about things like safety standards, waste disposal, & property values. They don’t want neighborhoods turning into makeshift trailer parks, & their main tool for preventing this is a thick book of regulations.
So, the mantra you need to adopt right now is: The rules are local. ALWAYS. What’s perfectly legal in one county might get you hit with fines & an eviction notice in the next one over. There is no single, nationwide rulebook. It's all about the specific city or county where your dream property is located.

Step 1: Become a Zoning Detective

Before you even think about making an offer on a piece of land, you need to become an expert on its zoning. This is the absolute, non-negotiable first step. Zoning laws are the local rules that dictate how land can be used. A property might be zoned as residential, agricultural, commercial, or mixed-use, & each designation has its own set of permissions & prohibitions.
Your Mission: Find the Zoning Ordinance
  1. Find the Property's APN: Get the Assessor's Parcel Number (APN) or the exact legal description of the property you're interested in. The seller or a real estate agent should be able to provide this.
  2. Contact the Local Planning & Zoning Department: This is your most important phone call. It might be a city-level office or, more likely for rural land, a county-level one. Call them, give them the APN, & tell them EXACTLY what you want to do. Don't be vague. Say, "I want to place an RV on this property to live in full-time. Is this permitted under the current zoning?"
  3. Ask the Right Questions:
    • What is the property's exact zoning designation (e.g., R-1, AG, RU-4)?
    • Does this zoning code allow for RV living? If so, are there restrictions?
    • Is there a difference between "parking" an RV & "living" in it? (Spoiler: yes, almost always).
    • What is the maximum amount of time I can legally live in the RV on this property per year? Some counties allow it for, say, 180 days, but not permanently.
    • Are there minimum lot size requirements for placing an RV?
    • Are there setback requirements (how far the RV must be from property lines, roads, or water sources)?
Pro Tip: Don't just take a verbal "yes" over the phone. Ask them to point you to the specific ordinance number in the county code so you can read it yourself. It’s dense, boring stuff, but it's your best protection. You can usually find these codes online on the county’s website.

Decoding the Different Zones

  • Residential Zones (R-1, R-2, etc.): These are often the STRICTEST. Many suburban or residential areas completely prohibit living in an RV on a vacant lot. Sometimes, they'll allow you to park one in your driveway (if it's paved & you're not living in it), but even that can have rules.
  • Agricultural or Rural Zones (AG, RU): This is often your best bet. These areas tend to have more relaxed rules. They're more accustomed to different types of structures & uses for land. But even here, "relaxed" doesn't mean "no rules."
  • Unrestricted Land? Be Skeptical: You’ll see listings for "unrestricted" land. This term can be misleading. While it might mean there's no official zoning department for that specific (usually very remote) area, it does NOT mean you're free from state-level health & environmental regulations, especially concerning waste. There are ALWAYS rules.

Step 2: The Paper Chase - Digging Deeper Than Zoning

Okay, so you found a property where the zoning seems promising. Don't celebrate yet. There are other layers of restrictions that can trip you up.

Homeowners' Associations (HOAs)

If the property is in a subdivision or a planned community, it might be subject to an HOA. And let me tell you, HOAs can be FAR more restrictive than county governments. Their rules, known as Covenants, Conditions, & Restrictions (CC&Rs), are legally binding.
An HOA can dictate everything from what color you can paint your mailbox to whether you can park a pickup truck in your driveway, let alone an RV. Most HOAs are designed to maintain a certain aesthetic, & for many of them, RVs are a big no-no. Unless the community is specifically designed for RVs (like an RV port home community), you can pretty much assume living in one will be forbidden. ALWAYS get a copy of the HOA's CC&Rs before buying.

Deed Restrictions

This is a sneaky one. A previous owner of the property could have placed a restriction directly into the deed of the land itself. This restriction "runs with the land," meaning it applies to all future owners, including you. It could say anything—"no mobile homes," "no commercial activities," or "no recreational vehicles used as a primary residence." These deed restrictions can override even the most permissive county zoning. A good title company should uncover these during the closing process, but it's better to ask about them upfront.

Step 3: The Permit Gauntlet - Getting Your Utilities in Order

Let's assume you've cleared the zoning, HOA, & deed restriction hurdles. AMAZING! Now you have to figure out how to get the basic necessities of life: water, power, & a place for your... well, you know.
This is where the permits REALLY come into play. You can't just start digging trenches & hooking things up. Every single utility connection requires official permission, inspections, & fees.

Wastewater & Septic: The Most CRITICAL Permit

This is, without a doubt, the biggest and most regulated piece of the puzzle. You cannot legally live in an RV long-term by just using your black tank & a portable tote. The local health department will have something to say about that.
You have two main options:
  1. Connecting to a Public Sewer System: If the property has access to a municipal sewer line, this is the most straightforward (though not necessarily cheap) option. You'll need a permit to tap into the sewer line & will have to pay a "tap fee," which can run into thousands of dollars.
  2. Installing a Septic System: For most rural land, this is the only option. And it’s a PROCESS.
    • The Perc Test: First, you have to hire an engineer to conduct a percolation (perc) test. This test determines if the soil on the property can absorb water effectively. If your land fails the perc test, you might be completely out of luck. Game over.
    • System Design: If the soil is suitable, an engineer will design a septic system appropriate for the land & the number of people it will serve.
    • The Septic Permit: You take this design to the local health department or environmental quality office & apply for a permit to construct. They will review the plans, and if approved, you can hire a licensed installer.
    • Installation & Inspection: The system is installed, but you can't bury it yet! A county inspector has to come out, look at the open system, & give it their official blessing. Once they sign off, you can cover it up.
This entire septic process can take months & cost anywhere from $5,000 to $20,000+, depending on the type of system required. DO NOT buy land without knowing for sure that it can support a legal septic system.

Water Supply

Next up is water. Again, you have a couple of options:
  • City/County Water: If available, you can connect to the local water supply. Like with sewer, this requires a permit & a hefty tap fee. I've heard of tap fees being as high as $14,000 in some areas.
  • Drilling a Well: If there's no public water, you'll need a well. This also requires a permit from the county or state environmental agency. You'll have to hire a licensed well-drilling company. They'll know the area & can give you an estimate of how deep they'll need to go to hit water, but it's never a guarantee. Costs can vary dramatically based on depth. After the well is drilled, the water has to be tested to ensure it's potable (safe to drink).

Electricity

Getting power to a raw piece of land is another step. You'll need to contact the local electric utility. They can tell you how close the nearest power lines are. They will often come out and give you a quote for running electricity to your desired spot on the property. The farther your homesite is from the existing lines, the more expensive it will be—we're talking potentially tens of thousands of dollars if it's a long way. This, of course, also requires a permit & inspections for the meter base & connection.

Step 4: The "Building" Permit for Your RV Site

You might think that since an RV is on wheels, you don't need a building permit. Not so fast. Many counties will require a permit for the "placement" of the RV, especially if it's intended for long-term use.
This can include permits for:
  • The RV Pad: Whether you're pouring a concrete slab or putting down a gravel pad, it may be considered a permanent structure requiring a permit.
  • A Driveway: Most counties will require you to install a proper, permitted driveway to get an official address for the property, which is essential for mail & emergency services.
  • Attached Structures: Planning to build a deck, a roof cover, or a small shed next to your RV? Each of those will almost certainly need its own separate building permit.

A Quick Note on "Temporary Use Permits"

Some places offer something called a "Temporary Use Permit." For example, a county might let you live in your RV on your land while you are actively building a permanent home. Or they might issue a permit for guests to stay for a couple of months. Be very careful with these—they are, by definition, temporary. They are not a loophole for permanent living & often explicitly forbid connecting to permanent utilities.

What if the Land is Perfect, But the Timing is Wrong?

Sometimes you find an incredible piece of land at a great price, but you're not ready to deal with the permit gauntlet right away. Maybe you need a place to park the RV for a few months while you get your ducks in a row with the county. This is a common situation. You can't just park it on the new land, & city parking is a nightmare.
This is where thinking outside the box helps. Sometimes, the easiest solution for temporary parking is to find a local homeowner who has extra space. Honestly, a platform like Prked can be a lifesaver here. It connects people who need parking with folks who have unused driveways or side yards. You could find a secure, affordable spot to keep your rig for a few weeks or months while you navigate the bureaucracy for your own property. It beats paying exorbitant rates at a commercial storage lot.
And hey, once you get your own land set up, if you find you have extra space, you could even list your own driveway or a designated pad on Prked to earn a little passive income from other RVers or people who need to store a boat or work truck. It's a pretty cool way to help out fellow travelers & make a few bucks.

Tying It All Together: Your Due Diligence Checklist

I know this is a lot. It’s supposed to be. This is a huge decision, & going in with your eyes wide open is the only way to avoid a costly mistake.
Here’s your condensed checklist before you sign anything:
  1. Get the APN for the property.
  2. Call the County/City Planning & Zoning Department. Ask if full-time RV living is allowed. Get the ordinance number.
  3. Check for an HOA. If one exists, get the CC&Rs & read them carefully.
  4. Investigate Deed Restrictions. Ask your real estate agent or a title company.
  5. Research Septic/Sewer. Is a public sewer available? If not, can the land pass a perc test for a septic system? What are the estimated costs?
  6. Research Water. Is public water available? If not, what's the likelihood & cost of drilling a well?
  7. Research Electricity. How far are the power lines & what's the estimated cost to get a hookup?
  8. Ask about Placement Permits. What permits are needed for the RV pad, driveway, & any other structures?
Buying land for your RV can ABSOLUTELY be the start of an amazing, freeing lifestyle. But the dream is only realized through careful, and let's be honest, sometimes tedious, preparation. Do your homework, make the calls, read the codes, & be 100% sure you can do what you want to do before you fall in love with a piece of dirt.
Hope this was helpful. It's a tough road, but a rewarding one. Let me know what you think, & good luck out there
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