Whether you reside in the white sandy beaches of the coastline, the charm of Shenandoah Valley or in the rolling hills, Virginia is a beautiful state and a wonderful place to call home.
But if you’ve tried to buy a house in VA recently, you might know how competitive the market has gotten and how quickly affordable houses are snatched up. Plus, if you want to live in a high-demand area like Arlington, houses could cost at least $780,000!
Is there a better solution?
Modular homes offer an attractive alternative for Virginia homeowners who want a well-built, customizable house without relying entirely on the traditional housing market. Because these homes are constructed in controlled factory environments and assembled on permanent foundations, they often provide a more predictable and efficient path to homeownership.
However, before purchasing a modular home, you need to understand things like Virginia’s building codes, zoning requirements, permits, foundation standards, utility rules, and local approval process. Regulations can differ between counties, cities, and towns, making it difficult to know where to begin.
That is why Zook Cabins has prepared this complete guide to modular home regulations in Virginia. We’ll walk you through the major state and local requirements so you can confidently plan your project and avoid costly surprises along the way.
What are Modular Homes and Are They Allowed in Virginia?
Modular homes are quality houses built to local building codes, just like stick-built homes. The main difference is that modular homes are built in several sections in a factory then transported and installed on a permanent foundation. They offer faster build times and more affordable pricing, since there is less material waste and more sustainable processes.
Virginia allows modular homes! Virginia calls these industrialized buildings and defines them as, “a combination of one or more sections or modules, subject to state regulations and including the necessary electrical, plumbing, heating, ventilating, and other service systems, manufactured off-site and transported to the point of use for installation or erection, with or without other specified components, to comprise a finished building.”
Modular Home Requirements by County in Virginia
Does Accomack County, VA Allow Modular Homes?
Yes, modular homes are generally allowed in Accomack County and are typically reviewed as single-family dwellings, provided they meet Virginia’s industrialized building standards and carry the required state certification seal. Before ordering a home, confirm the parcel’s zoning district with Accomack County Planning and Zoning, since properties inside incorporated towns may follow separate local ordinances.
Setbacks and lot requirements depend on the zoning district. Agricultural lots generally require 5 acres, 150 feet of frontage, a 50-foot front setback, 15-foot side setbacks and a 35-foot rear setback. Residential districts commonly require 10,000 to 20,000 square feet depending on water and sewer availability, with 50-foot front, 15-foot side and 35-foot rear setbacks. Rural Residential lots generally require 3 acres, with 50-foot front, 30-foot side and 35-foot rear setbacks. These are just examples,
To move ahead, homeowners must submit a residential modular-home building permit through Accomack County’s online permit portal. Typical requirements include a site plan, modular building plans and specification sheet, contractor information, well and septic approval, and a flood elevation certificate when applicable.
Then you can move into contacting the Building, Planning and Economic Development Department at 757-787-5721 for Building or 757-824-5223 for Planning to verify zoning, setbacks, utilities and required approvals before finalizing the home design or foundation location.
Does Albemarle County, VA Allow Modular Homes?
It sure does! Modular homes are allowed in Albemarle County when the property permits a single-family dwelling and the home carries the required Virginia industrialized-building certification. Much of the county is zoned Rural Areas, or RA, where homeowners must pay close attention to development rights. The normal minimum parcel size is 21 acres, but a parcel using an available development right may be as small as 2 acres. A smaller existing lot may still be buildable, but the homeowner should have the county confirm its development-right and legal-lot status before purchasing a home.
In the RA district, the typical setbacks are 75 feet from an existing public road, 25 feet from an internal public or private road, 25 feet from each side property line and 35 feet from the rear. Minimum frontage is generally 250 feet along an existing public road or 150 feet along an internal road. Residential subdivisions and other zoning districts can have substantially different requirements, so these numbers should not be applied until the county reviews the parcel, recorded plat, road easements, floodplain and any stream-buffer restrictions.
Start by submitting a property inquiry to Albemarle County Community Development to confirm the zoning, development rights, setbacks and whether well, septic, entrance or erosion-control approvals are required. The residential building permit, plans, site plan and supporting documents are then submitted through the county’s Civic Access portal. Homeowners should complete this review before finalizing the home dimensions or foundation placement.
Does Alleghany County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be placed in Alleghany County wherever a single-family dwelling is permitted. The county has Agricultural-Rural Residential, R-1 and R-2 residential districts, among others, and each district has separate lot and setback requirements. A modular home is listed separately from a mobile or manufactured home on the county’s building permit application, which is important because manufactured homes may require approvals that do not apply to a state-code modular house.
In the Agricultural-Rural Residential district, single-family homes are permitted on lots of at least 30,000 square feet. The home must generally be at least 40 feet from a road right-of-way that is 50 feet or wider, or 65 feet from the road centerline when the right-of-way is narrower. The minimum side setback is 15 feet, the two side yards must total at least 35 feet, and the rear setback is 35 feet. In R-2, lots range from 8,000 square feet with public water and sewer to 20,000 square feet with a private well and septic system; typical setbacks are 35 feet from a standard road right-of-way, at least 5 feet on either side with 25 feet of total side-yard space, and 25 feet from the rear.
All new construction requires county zoning approval before the building permit can be issued. The application normally requires structural and modular plans, approved well and septic permits or utility-connection documents, and a VDOT entrance permit when a new driveway connects to a state road. Contact Alleghany County Zoning and Building Inspections. Property inside the Town of Iron Gate also requires a zoning approval letter from the town.
Does Amelia County, VA Allow Modular Homes?
Modular homes are permitted in Amelia County. Single-family dwellings are permitted in commonly encountered districts such as A-5 Agricultural and RR-3 Rural Residential.
An A-5 property generally requires at least 5 acres and 350 feet of frontage, with a 100-foot front setback and 40-foot side and rear setbacks. An RR-3 property generally requires 3 acres and 250 feet of frontage, with a 100-foot front setback, 20-foot side setbacks and a 40-foot rear setback. These requirements can significantly limit placement on narrow or unusually shaped properties.
Building permits are submitted through Amelia County’s online portal and require electronic building plans, a recorded plat showing the home and measured setbacks, driveway information and the modular-home inspection documents. Health Department or county sanitation approval is required for the water and wastewater system.
Begin with Community Development and Zoning at 804-561-3039 to confirm the district and proposed placement, then work with the Building Department at the same number to complete the permit.
Does Amherst County, VA Allow Modular Homes?
Yes, modular homes are generally allowed in unincorporated Amherst County when the zoning district permits a single-family dwelling and the home complies with the Virginia Statewide Building Code. Single-family dwellings built to the statewide code are expressly permitted in the A-1 Agricultural Residential and R-1 Limited Residential districts, and single-family residential use is also permitted in R-2.
In A-1, the typical minimum lot size is 1 acre with 100 feet of frontage, and the standard setbacks are 50 feet from the front property line, 25 feet from each side and 25 feet from the rear. R-1 lots generally require 15,000 square feet with public water and sewer, 22,500 square feet with public water and private septic, or 25,000 square feet with a private well and septic system. R-1 setbacks are typically 50 feet in front, 15 feet on the sides and 35 feet in the rear. In R-2, standard setbacks are generally 40 feet in front, 10 feet on the sides and 25 feet in the rear. Greater road-centerline setbacks and special Route 130 corridor rules may apply.
Homeowners should first obtain a zoning permit from Amherst County Planning and Zoning, which will confirm the district, setbacks, lot size, floodplain conditions and whether the proposed site plan is acceptable. After zoning approval, submit the residential building permit and modular plans to Building Safety and Inspections.
Does Appomattox County, VA Allow Modular Homes?
Absolutely. Modular homes can be built in Appomattox County as long as the property allows a single-family dwelling and the home is a Virginia-registered industrialized building. In the A-1 Agricultural District, single-family homes are permitted, and the minimum lot size is generally 1 acre with 150 feet of road frontage. Virginia handles the factory-built portion of a modular home through its Industrialized Building Safety Regulations, while the county remains responsible for zoning, site work, permits and inspections.
For an A-1 property, a principal dwelling generally requires a 50-foot front setback from the property line or 75 feet from the centerline of the public road, whichever is greater, plus 25-foot side setbacks and a 35-foot rear setback. In the R-1 Low-Density Residential District, setbacks are generally 35 feet from the front property line or 60 feet from the road centerline, 15 feet from the sides and 35 feet from the rear. Lot size in R-1 varies depending on whether public water and sewer are available.
A zoning permit is required before placing or constructing the home, and Appomattox specifically includes modular units within its residential single-family permitting process. Homeowners should have their address or tax-map number ready and contact Community Development at 434-352-8183 to confirm zoning, setbacks, floodplain issues and the proposed house location before ordering the home. New construction then requires the applicable zoning, construction and land-disturbance paperwork.
Does Arlington County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can be constructed in Arlington if it meets the same applicable zoning requirements for the proposed residential property. Arlington is much more densely developed than most Virginia counties, so lot width, setbacks and lot coverage are especially important. For example, the common R-6 One-Family Dwelling District generally requires a 6,000-square-foot lot and 60 feet of lot width.
For a typical new one-family dwelling in R-6, the principal building generally needs to remain 25 feet from the street right-of-way and 25 feet from the rear property line. Side-yard rules are more detailed: recent county zoning cases show a 10-foot individual side setback and an 18-foot total aggregate side-yard width for certain new dwellings. Porches, eaves, window wells and other projections can have different permitted setbacks, so Arlington’s Zoning Division should review a certified plat rather than homeowners simply measuring from a fence or curb.
Residential building permits are submitted electronically through Permit Arlington, and the application must demonstrate zoning and building-code compliance. Before finalizing a modular home design, homeowners should contact the Arlington County Zoning Division at 703-228-3883 and provide the property address, survey and proposed dimensions. This is particularly important on undersized or older lots, where an existing parcel may not meet today’s standard R-6 dimensions even though it is still potentially buildable.
Does Augusta County, VA Allow Modular Homes?
Yes! Modular homes can generally be built in Augusta County where the parcel permits a single-family dwelling. Much of rural Augusta County is zoned General Agriculture (GA), while other homes may be located in Rural Residential or Single Family Residential districts. The county’s zoning ordinance treats manufactured-home districts separately, so homeowners should make clear that the proposed house is a Virginia-registered modular/industrialized building, not a HUD-code manufactured home.
Setbacks vary considerably by zoning district and location. For example, regulations include a 50-foot front setback from the public street right-of-way for conventional lots within designated Urban Service or Community Development Areas, while other situations can have different requirements. An important detail in Augusta is that setbacks are measured from the VDOT right-of-way line, not the edge of pavement or the centerline of the road. Because of those variations, homeowners should not position the foundation based only on GIS property lines.
Augusta recommends beginning the residential permit process by having Zoning confirm the permitted use, building size and setbacks, then preparing a sketch showing property lines, roads, easements, structures and the proposed home’s distances from each boundary. Well/septic, VDOT entrance and other approvals may also be required.
Contact the Augusta County Zoning Office at 540-245-5600 before finalizing the site plan; building permits and inspections are handled through the county’s Building Inspection Department.
Does Bath County, VA Allow Modular Homes?
Modular homes can be built in Bath County when the underlying zoning allows the proposed residential use and the modular sections carry the required Virginia registration seals. Bath County uses several residential and agricultural districts, including R-1 Residential Limited, R-2 Residential Single Family, R-3 Medium Density Residential, A-1 Agricultural Limited and A-2 Agricultural General. Single-family dwellings are an established residential use within the county’s land-use regulations.
Setbacks need to be checked parcel-by-parcel because Bath’s requirements differ by district and site conditions. As one concrete example, county zoning records identify a 35-foot rear-yard requirement in the A-2 Agricultural General District. Rather than applying that figure countywide, homeowners should have Planning and Zoning confirm the front, side and rear setbacks for their exact parcel, especially on mountain properties.
Bath County’s Building, Planning and Zoning Department administers both land-use regulations and building permits. Homeowners should start by providing the tax-map number and proposed modular-home dimensions to Planning and Zoning at 540-839-7236, located at 65 Courthouse Hill Road in Warm Springs.
Once the house location is approved, the department can identify the required building permit and other approvals before foundation or site work begins.
Does Bedford County, VA Allow Modular Homes?
Yes, modular homes are generally permitted in Bedford County wherever a single-family dwelling is an allowed use, provided the home meets Virginia’s industrialized-building requirements. Two common rural districts are AP Agricultural/Rural Preserve and AR Agricultural/Residential. AP generally requires at least 1.5 acres and 150 feet of public-road frontage, while AR generally requires 1 acre and 100 feet of frontage.
The placement rules are comparatively straightforward in these districts. Both AP and AR generally require a principal dwelling to be at least 30 feet from the front property line, 10 feet from each side property line and 25 feet from the rear.
In the R-1 Low-Density Residential District, the same 30/10/25-foot setbacks generally apply, although minimum lot size varies depending on public water and sewer availability. Corner lots have front-yard requirements along each street, so homeowners should have the county verify the buildable area before ordering a house.
Homeowners should first use Bedford County’s GIS to identify the zoning district and then contact Community Development at 540-586-7616 to verify the setbacks and proposed home location.
Properties inside the Town of Bedford are handled separately by the town’s Building Inspections office, so homeowners should confirm jurisdiction before submitting anything to the county.
Does Bland County, VA Allow Modular Homes?
It does. The county specifically states that a modular home is regulated under the Virginia Uniform Statewide Building Code, must bear a Virginia Industrialized Building Certificate, and is generally treated the same as a site-built home. Most rural residential construction falls within the Agricultural (AG) District, where single-family dwellings are permitted.
Unlike some Virginia counties, Bland’s published AG regulations do not provide a simple countywide front/side/rear setback table that homeowners can safely apply to every parcel. The required building location should therefore be confirmed from the property’s zoning, recorded plat and road configuration before the foundation is laid out. A zoning application requires a plan showing the dimensions of the property and the locations and dimensions of proposed buildings.
Start with the Bland County Building, Planning and Zoning Office at 276-688-4622, 612 Main Street, Suite 204, Bland. A building permit is required before construction, and depending on the property the permit package may require septic/sewer approval, a VDOT highway entrance permit and contractor information. Have the tax-map number and a sketch or survey of the proposed modular-home location ready when contacting the office.
Does Botetourt County, VA Allow Modular Homes?
Modular homes can be constructed in Botetourt County where a single-family dwelling is permitted. New building permits must comply with the Virginia Uniform Statewide Building Code and the Industrialized Building Safety Regulations, which govern state-certified modular construction. The property’s zoning still determines whether residential use is allowed and where the house may be placed.
For older recorded lots covered by Botetourt’s existing-lot provisions, A-1, AR and R-1 commonly require a house to be at least 35 feet from a street right-of-way that is 50 feet or wider, or 60 feet from the road centerline when the right-of-way is narrower, with a 10-foot minimum side yard, 25 feet of combined side yards and a 25-foot rear yard. These are specifically existing-lot standards, however, so owners of newly created lots or properties subject to overlays, proffers or subdivision conditions should have Planning verify the applicable dimensions.
Contact Botetourt County Planning & Zoning at 540-928-2080 to verify zoning and setbacks, then Development Services at 540-928-2070 for the residential building permit.
If you own a property inside one of the incorporated towns of Buchanan, Fincastle or Troutville, you must go through the appropriate town for zoning questions instead of relying solely on county zoning.
Does Brunswick County, VA Allow Modular Homes?
Yes. Brunswick County’s zoning ordinance expressly allows “modular buildings, used for single-family residential occupancy” in the R-1 Residential Limited District, and modular homes are also specifically permitted in the Rural Residential district.
In R-1, the minimum lot area ranges from 10,000 square feet with public water and sewer to 1 acre where individual systems are used; the Health Department may require additional land for private systems. The normal front setback is 35 feet from a right-of-way at least 50 feet wide, or 60 feet from the road centerline when the right-of-way is narrower. Minimum width at the setback line is 80 feet, side yards are 15 feet each with 30 feet combined, and the rear yard is 25 feet.
Begin with Brunswick County Planning & Zoning at 434-848-0882, 228 N. Main Street in Lawrenceville, to confirm the district and proposed house placement. From there you can work with Building Inspection for any foundation and site work questions.
Does Buchanan County, VA Allow Modular Homes?
Yes. Modular construction is subject to Virginia’s Industrialized Building Safety Regulations and the county’s normal building inspection process.
Buchanan is different from counties that have a straightforward A-1/R-1 setback chart. Its published land-use regulations focus heavily on subdivision and lot-creation requirements. For example, subdivision lots generally require at least 100 feet of width, with minimum areas that can range to 20,000 square feet depending on road and utility circumstances. Because there is not one useful countywide dwelling setback number to apply to every parcel, homeowners should have the Building Code staff review the plat and any floodplain restrictions before locating a foundation.
Contact the Buchanan County Building Code Office at 276-935-5872 before purchasing the house. The county requires the appropriate water and septic approval before a building permit can be completed, and inspections are required through foundation, rough-in and final stages. Floodplain development has additional permitting requirements, which is particularly important to check on valley and creek-side properties.
Does Buckingham County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be built in Buckingham County where a single-family dwelling is permitted. The county’s Agricultural A-1 and Residential R-1 districts both permit residential dwellings, although homeowners should have Zoning confirm that the exact modular model is being processed as an industrialized single-family dwelling rather than as manufactured housing.
In A-1, an ordinary residential lot generally requires at least 2 acres, with a 50-foot front setback and 25-foot side and rear setbacks. In R-1, single-family dwellings are permitted and lots generally need 200 feet of road frontage; the house must normally be 50 feet from the specified road right-of-way and 25 feet from the side and rear property lines. These dimensions can make a survey especially important on narrow or irregular rural parcels.
To take the next step, start with the Buckingham County Zoning & Planning Office at 434-969-4242, 13380 West James Anderson Highway, Buckingham. Zoning processes the land-use approval first then Building Inspections requires an approved zoning permit before processing the applicable construction permits and plans.
Does Campbell County, VA Allow Modular Homes?
Absolutely. Campbell County is especially clear that the R-SF Residential Single-Family District expressly permits one single-family dwelling, including one modular home, on each lot. The ordinance defines a modular home as a detached industrialized building, separating it from HUD-code manufactured housing.
In R-SF, the minimum lot width is generally 75 feet, and the standard setbacks are 25 feet in front, 10 feet on each side and 20 feet in the rear. Minimum lot area varies with utilities, including 7,500 square feet with public water and sewer and generally at least 21,780 square feet where public sewer is unavailable. In the rural A-1 Agricultural District, the ordinary minimum lot size is 1.5 acres with 150 feet of width, and setbacks are 50 feet front, 15 feet side and 25 feet rear.
A zoning permit is normally required along with the building permit. Homeowners should contact Campbell County Zoning at 434-592-9596 or 434-592-9597 and provide the parcel number, proposed house size and site-plan measurements before having the foundation engineered. The county specifically advises applicants to verify setbacks with Zoning rather than relying solely on GIS measurements.
Does Caroline County, VA Allow Modular Homes?
Yes. Caroline County has a specific permitting path for Industrialized Modular Homes, including both on-frame and off-frame construction. Its current single-family dwelling permit package includes a modular-home setup and installation sheet and requires the manufacturer’s setup manual for plan review.
Setbacks vary substantially by district. In Rural Preservation (RP), the normal minimum is 10 acres and 425 feet of lot width, with a 150-foot front setback, 50-foot side setbacks and 50-foot rear setback. R-1 lots require 1 acre without public water/sewer, 25,000 square feet with either service, or 15,000 square feet with both; R-1 uses a 40-foot front setback, 15-foot minimum side yard with 35 feet combined, and a 35-foot rear setback. Agricultural Preservation is even larger at 25 acres with a 200-foot front setback. Lake Caroline, Lake Land’Or, Caroline Pines and other subdivisions can have their own dimensional requirements.
Contact Caroline County Planning & Community Development at 804-633-4303, 233 W. Broaddus Avenue in Bowling Green, before ordering the home. A building and zoning permit is required for a new house, and the proposed location needs to be shown on a plat.
Does Carroll County, VA Allow Modular Homes?
Following the pattern across Virginia, modular homes can be built in Carroll County and are subject to the Virginia Uniform Statewide Building Code. Carroll County is somewhat different from many Virginia counties because the unincorporated county does not rely on traditional countywide zoning. That means homeowners generally will not find an A-1 or R-1 zoning table establishing one standard set of modular-home setbacks across the county.
The home’s placement still needs to account for the recorded property boundaries, subdivision restrictions, road rights-of-way and easements, well and septic locations, floodplain restrictions and any private covenants. If the property is being divided to create a new building lot, Carroll County’s subdivision requirements also apply. Because there is no universal zoning setback to rely on, have the county review a survey or site sketch before deciding where the foundation will go.
Start with Carroll County Land Use & Planning at 276-730-3008 to review the parcel and proposed home location, then work with Permitting and Inspections at 276-730-3016 for the building permit.
Does Charles City County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be built in Charles City County wherever a single-family dwelling is permitted. Two of the important residential options are the A-1 Agricultural and R-1 Residential districts. Homeowners should still have Community Development verify that their particular modular unit will be processed as a state-code industrialized building rather than as a HUD manufactured home.
In A-1, the minimum lot size is generally 1 acre, with a 100-foot front setback, 25-foot side setbacks and a 50-foot rear setback. In R-1, the minimum is also generally 1 acre, with a 100-foot front setback, 15-foot side setbacks and a 35-foot rear setback. Lots served by central water and sewer may qualify for a reduced 20,000-square-foot minimum, and the front setback can be reduced to 50 feet in certain subdivisions. Chesapeake Bay Resource Protection Areas and other environmental restrictions can further reduce the usable building area.
Before ordering the home, contact Charles City County Community Development at 804-652-4727 and provide the parcel number and a proposed site plan. The county offers zoning and land-development applications as well as a single-family dwelling site-plan package.
Does Charlotte County, VA Allow Modular Homes?
Modular homes can be built in Charlotte County where a single-family dwelling is permitted. Two useful districts for homeowners to understand are General Agricultural and General Residential. A zoning permit must be obtained before the county will issue the building permit, so the parcel should be reviewed before the modular home and foundation are finalized.
In the General Agricultural district, a residential lot generally requires at least 3 acres and 200 feet of frontage. The home must generally be at least 60 feet from the state-road right-of-way or 125 feet from the road centerline, whichever is greater, with 50-foot side setbacks and a 70-foot rear setback. General Residential lots generally require 1.5 acres, with a 35-foot front setback from a qualifying road right-of-way, 10-foot side setbacks and a 25-foot rear setback; different front measurements apply where the road right-of-way is less than 50 feet wide.
Start with Charlotte County Planning & Zoning for more information. In addition to zoning and building approval, a new driveway connecting to a state-maintained road requires VDOT approval, and a rural property will typically need an approved well and septic location.
Does Chesterfield County, VA Allow Modular Homes?
Yes. Chesterfield County specifically has a permit process for modular and manufactured-home projects, and a state-certified modular home can be permitted as residential construction when the parcel allows the proposed dwelling. One important change for homeowners is that Chesterfield’s new ZOMod zoning ordinance became effective January 1, 2026 and converted properties to a new set of zoning districts.
Because of that 2026 zoning overhaul, homeowners should not rely on older online articles listing setbacks for former districts such as R-15, R-12 or R-9. The current front, side and rear setbacks depend on the parcel’s new zoning classification, and conditions from older rezoning cases can still remain in effect. The safest approach is to have Planning identify the current district and any parcel-specific conditions before selecting the home size or foundation location.
A modular-home permit requires a plot plan showing the property, structures, setbacks, buffers, easements and floodplain areas, along with construction plans, foundation information, manufacturer installation instructions and engineered soil reports for new houses. Applications are handled through the county’s ELM permitting system. Start with Chesterfield Planning at 804-748-1050 for zoning and then Building Inspection at 804-751-4990 for the residential permit.
Does Clarke County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Clarke County where a single-family residence is allowed. Most rural properties fall within districts such as Agricultural-Open Space-Conservation (AOC), Forestal-Open Space-Conservation (FOC) or Rural Residential (RR). Clarke County publishes a separate dimensional-standards chart for these districts rather than using one countywide modular-home setback.
Setbacks in Clarke County are particularly parcel-specific because the required distance changes based on the size of the property and the type of road serving it. The county’s dimensional standards distinguish between private access easements, secondary highways and primary highways, so a setback that applies to a small RR parcel may not be appropriate for a 20-acre AOC parcel. Stream, wetland, well, septic and conservation restrictions can also affect where the home can actually be located.
Before purchasing the home, contact the Clarke County Zoning Department at 540-955-5131, 101 Chalmers Court in Berryville. Ask staff to identify the zoning district and give you the applicable dimensional standards for the exact acreage and road frontage of the parcel. A zoning permit and subsequent building approval will be needed, along with well and septic and other site approvals where applicable.
Does Craig County, VA Allow Modular Homes?
It does. Modular homes can be constructed in Craig County where a single-family residence is permitted. The county’s own residential building-permit materials provide useful setback numbers for its common A-1 Agricultural Limited, RR Rural Residential and R-1 Residential districts.
In A-1, the minimum lot is generally 5 acres with 200 feet of frontage, and the house must be 50 feet from the front property or easement line, 25 feet from each side and 50 feet from the rear. RR generally requires 1 acre and 125 feet of frontage, with 50-foot front, 15-foot side and 35-foot rear setbacks. R-1 generally requires 20,000 square feet and 100 feet of frontage, with 30-foot front, 15-foot side and 30-foot rear setbacks.
Start with the Building & Zoning Department at 540-864-5010, 108 Court Street in New Castle; permits can also be processed through CloudPermit.
Does Culpeper County, VA Allow Modular Homes?
Yes. Culpeper County specifically states that modular homes constructed to the Virginia Statewide Building Code are treated like stick-built houses and are permitted in most zoning districts. The county’s zoning ordinance also expressly lists modular homes as permitted principal uses in districts such as Rural Residential (RR) and R-1 Residential.
In RR, the minimum lot size is generally 3 acres with 200 feet of width at the setback line. The front setback is generally 100 feet from the centerline of a road with a right-of-way 50 feet wide or less, or 75 feet from the property line when the right-of-way exceeds 50 feet; side setbacks are 30 feet and the rear setback is 50 feet. R-1 generally requires 40,000 square feet and 120 feet of width, with a 50-foot front setback from a right-of-way at least 50 feet wide, 20-foot side setbacks and a 35-foot rear setback.
For property in unincorporated Culpeper County, start with Zoning at 540-727-3404 and then Building at 540-727-3405. If the property is inside the Town of Culpeper, the town handles the zoning review instead.
Rural parcels may also require Virginia Department of Health approval for well and septic before the building permit can be completed.
Does Cumberland County, VA Allow Modular Homes?
Modular homes are allowed in Cumberland County, including in agricultural and residential zoning districts where the ordinance permits them as residential uses. One common rural district is A-2 Agricultural General, so homeowners looking at larger rural parcels will often encounter those standards.
In A-2, a conventional residential lot generally requires at least 2 acres. The standard front setback is measured from the road centerline and is generally 100 feet along designated primary highways and 75 feet along other roads, with a 25-foot side setback and a 35-foot rear setback for the principal structure. Cumberland County also warns property owners to check ordinances adopted but not yet incorporated into the online code, so these numbers should be confirmed for the specific parcel before construction.
Start with Cumberland County Planning & Zoning at 804-492-3520 to verify the district, current setbacks and proposed site plan. A residential zoning permit is required, followed by the applicable building permit through Building Inspection.
Does Dickenson County, VA Allow Modular Homes?
Yes. Dickenson County’s Building Department specifically lists manufactured and modular-home installations among the types of construction it regulates, and the county requires a permit before a modular home is installed. The Building Department’s jurisdiction also includes the towns of Clintwood, Clinchco and Haysi.
Dickenson County does not publish a simple homeowner-facing modular-home setback table comparable to counties with conventional A-1 and R-1 zoning charts, so homeowners should not assume a standard front, side or rear distance. A site plan is required with the building-permit application, and additional erosion and sediment-control requirements can apply when substantial land disturbance is proposed.
Start with the Dickenson County Building Department at 276-926-1673, 818 Happy Valley Drive in Clintwood. Provide the property location or parcel information, survey or site plan and specifications for the modular home and foundation. Have the home location approved before excavation or foundation work begins rather than relying on an assumed setback.
Does Dinwiddie County, VA Allow Modular Homes?
As of mid-2026, a Virginia-code modular home can be built in Dinwiddie County as a single-family dwelling where residential use is permitted. The county’s ordinance distinguishes manufactured homes from conventional single-family dwellings, so homeowners should make sure the dealer’s paperwork clearly identifies the house as a Virginia-certified modular or industrialized building.
Setbacks depend on the zoning district and are often measured from the road centerline. For example, A-2 Agricultural General uses a 105-foot minimum front setback from the road centerline and generally requires at least 3 acres for a residential lot. RR-1 uses an 80-foot front setback from the road centerline, while R-1 uses 65 feet. Side and rear requirements, easements and any conditions imposed through previous rezonings should be confirmed with Zoning for the individual parcel.
Contact Dinwiddie County Planning & Zoning at 804-469-4500, extension 2146, before finalizing the home or foundation location. Once zoning is cleared, Building Inspections handles the construction permit through the county’s online permitting system.
Does Essex County, VA Allow Modular Homes?
A modular home dwelling is permitted and regulated like any other single-family dwelling. Homeowners should first identify the parcel’s zoning district and check for floodplain or Chesapeake Bay Preservation Area restrictions, since those can affect the usable building area.
In the R-1 Residential district, a conventional lot generally requires at least 43,560 square feet, or 1 acre, and 100 feet of lot width. The home generally needs a 100-foot front setback along a U.S. primary highway or 50 feet along other roads, plus 25-foot side setbacks and a 30-foot rear setback. Floodplain and Chesapeake Bay regulations can require additional separation beyond the normal zoning setbacks.
Before ordering the home, contact Essex County Building and Zoning at 804-443-4951 with the tax-map number, survey or plat and proposed house dimensions. Staff can confirm the zoning, setbacks and what other approvals are required. The zoning approval should be completed before the modular-home building permit and foundation work begin.
Does Fairfax County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can be constructed in Fairfax County on property where a single-family detached dwelling is permitted. Fairfax has many residential zoning districts, so the first step should be entering the property into the county’s Zoning District Analyzer and checking for proffers, approved development plans or other parcel-specific conditions that may modify the standard district requirements.
For example, a conventional lot in the R-1 Residential District generally requires at least 36,000 square feet. Minimum lot width is normally 150 feet for an interior lot and 175 feet for a corner lot, with a 40-foot front setback, 20-foot side setbacks and a 25-foot rear setback. Cluster developments have different standards, including smaller lots and reduced setbacks, so homeowners should determine whether their property is conventional or part of an approved cluster subdivision.
New single-family residential construction is permitted through Fairfax County’s PLUS system. Before finalizing the modular home, have Zoning verify the house location and check for any restrictions. Zoning questions can be directed to the county’s zoning staff, while Land Development Services handles the residential building permit and plan review.
Does Fauquier County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Fauquier County wherever a single-family detached dwelling is permitted. Single-family detached homes are permitted in a number of districts, including Rural Conservation, Rural Agriculture, Rural Residential and several residential districts. Because Fauquier has substantial rural and agricultural land, homeowners should pay particular attention to parcel acreage, development rights and the classification of the road serving the property.
In the R-1 district, a conventional lot generally requires at least 40,000 square feet and 135 feet of width. Side and rear setbacks are generally 25 feet. The front setback depends on the road classification: a local or minor collector road generally requires about 60 feet, a major collector 75 feet and an arterial road 90 feet. The county should therefore identify the road classification before the homeowner establishes the foundation location.
Start with Fauquier County Zoning at 540-422-8220 and provide the parcel identification number, proposed home dimensions and a site sketch or survey.
Does Floyd County, VA Allow Modular Homes?
Yes, modular homes can be built in Floyd County, but Floyd is unusual because the county does not have a conventional zoning ordinance. That means there are no A-1, R-1 or similar zoning districts determining where a modular home can be placed. The home must instead comply with the Virginia building code along with Floyd County’s subdivision, floodplain, erosion-control and other applicable land-development regulations.
Floyd County does publish basic residential setback requirements. Residential construction should generally remain at least 35 feet from the edge of state or private roadways, 60 feet from the road centerline and 5 feet from property lines and other structures. Because there is no traditional zoning review, homeowners should still have the Building Department confirm these measurements for the specific parcel, especially where road easements, subdivision restrictions or floodplain areas are involved.
Contact Floyd County Building Inspections at 540-745-9358 before establishing the home location. The Building Official must approve the plans and permit application before construction begins. A floodplain elevation certificate may be required in mapped flood areas, and projects disturbing 10,000 square feet or more can trigger erosion and sediment-control requirements, although a single-family dwelling may qualify for an agreement in lieu of a full erosion-control plan.
Does Fluvanna County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Fluvanna County wherever a single-family detached dwelling is permitted. One of the most common rural districts is A-1 Agricultural, where single-family detached dwellings are permitted by right. The lot and setback requirements are relatively large, so buyers should confirm the buildable area before choosing a modular-home footprint.
In A-1, a conventional lot generally requires at least 2 acres. Required frontage is 500 feet on Routes 6, 15, 53, 250 and 616, 300 feet on other public roads and 200 feet on private roads. Front setbacks are 200 feet on those designated major routes, 125 feet on other public roads and 100 feet on private roads, with 50-foot side setbacks and a 75-foot rear setback.
Start with Fluvanna County Planning and Zoning at 434-591-1910 and have staff verify the zoning and proposed house location. New residential construction typically requires a zoning permit and site plan, followed by well/septic approval where applicable. Building permit questions can be directed to the county’s Building Inspections staff at 434-591-1935.
Does Franklin County, VA Allow Modular Homes?
Absolutely. Franklin contains both zoned and unzoned properties, so homeowners should first check the county GIS or Planning Department to determine which land-use rules apply to the parcel. A Virginia-certified modular home is handled differently from a manufactured/mobile home.
For a property zoned A-1 Agricultural, the minimum lot size is generally 35,000 square feet. Lots of 5 acres or less generally need 150 feet of frontage on a primary road or 125 feet on a secondary road. The front setback is generally the greater of 60 feet from a primary-road centerline or 35 feet from its right-of-way, and on other roads the greater of 55 feet from the centerline or 30 feet from the right-of-way. The rear setback is generally 30 feet, while side setbacks are calculated from road frontage with a typical minimum of 10 feet and maximum of 12 feet.
Start with Franklin County Planning at 540-483-3027 to determine whether the parcel is zoned and, if so, which district standards apply. Building Inspections can then guide the homeowner through the modular dwelling permit, foundation plans and inspections. Private well and septic properties will also need Health Department approval before the residential construction permit can be completed.
Does Frederick County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Frederick County where a single-family dwelling is permitted. Frederick reorganized its zoning and subdivision ordinances in May 2026, so homeowners should use the current ordinance rather than older zoning guides. Rural properties are commonly zoned RA Rural Areas, where residential construction is permitted subject to the district’s density, lot and setback rules.
A traditional RA lot generally requires at least 5 acres, with a 60-foot front setback measured from the property line or right-of-way of the road or access easement. Side and rear setbacks depend on the adjoining property: they are generally 50 feet where the neighboring parcel is 6 acres or less and 100 feet where it is larger than 6 acres. Separation can increase to 200 feet next to certain larger Agricultural and Forestal District properties or orchards.
Contact Frederick County Planning and Development at 540-665-5651 before deciding where the modular home will sit. Staff can confirm the current zoning, applicable setbacks and whether a recorded plat establishes different requirements. Once zoning is cleared, Building Inspections at 540-665-5650 handles the building permit, foundation and local inspections.
Does Giles County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Giles County in districts where a single-family dwelling is permitted. The county uses conventional districts such as A-1 Agricultural and R-1 Residential, and modular homes that meet Virginia industrialized-building requirements can be permitted as residential construction. Giles County cautions that its online zoning ordinance may not immediately reflect every recently adopted amendment, so parcel-specific requirements should be verified with county staff.
In A-1, a typical lot generally requires 2 acres and 150 feet of frontage, with a 35-foot front setback, at least 15 feet for each side yard and a 25-foot rear setback. In R-1, the minimum lot size is generally 1 acre with 75 feet of frontage, a 35-foot front setback, minimum 10-foot side yards and a 25-foot rear setback. These standards provide a good starting point, but recorded subdivision restrictions or site conditions can change what is actually buildable.
Before ordering the home, contact Giles County Building, Planning and Zoning at 540-921-2527. The homeowner should obtain the applicable zoning approval and then submit the single-family dwelling building permit and modular plans. Floodplain approval, well/septic permits, driveway access and other site approvals may also be required depending on the parcel.
Does Gloucester County, VA Allow Modular Homes?
Yes. Gloucester County specifically recognizes modular homes as structures built off-site to the Virginia Uniform Statewide Building Code and identifies them by their industrialized-building seal. This distinguishes them from manufactured homes built to the federal HUD code. A modular home can therefore be permitted as residential construction where the underlying zoning allows the proposed single-family dwelling.
Setbacks depend on the property’s zoning district, subdivision type and any existing development conditions, so homeowners should have Planning verify the current dimensional requirements before locating the house. In the commonly encountered SF-1 district, county summary materials generally show a 35-foot front setback, 15-foot individual side yards with 30 feet of combined side-yard space, and a 30-foot rear setback. Do not rely on those figures until the county confirms that SF-1 and those standards apply to the specific parcel.
Gloucester lays out a clear permit sequence for a new house: obtain the well and septic approvals, land-disturbance approval and zoning permit before completing the building and trade permits. A zoning permit requires a scaled plot plan showing the proposed building location. Start with Planning and Zoning at 804-693-1224; Building Inspection can be reached at 804-693-2744.
Does Goochland County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Goochland County where a single-family detached dwelling is permitted. A common rural district is R-R Residential Rural, which allows single-family dwellings by right but requires relatively large lots and generous setbacks. The county should verify that the proposed house is a Virginia-certified modular home and confirm the zoning before the homeowner finalizes the design.
In R-R, the minimum lot size is generally 5 acres. Minimum lot width ranges from 200 feet on ordinary roads to 300 or 350 feet along specified major routes. The front setback is generally 100 feet along Routes 6, 45, 250, 522, 621, 623, 632, 650 and 670; 55 feet on internal subdivision streets or cul-de-sacs; and 75 feet along other roads. Side yards are generally at least 15 feet each with 35 feet combined, and the rear setback is 35 feet.
Start with Goochland County Planning and Zoning at 804-556-5860 and provide the parcel number, plat and proposed modular-home dimensions. For a new single-family dwelling involving land disturbance, the county also requires the appropriate erosion-control agreement or permit before site work begins.
Does Grayson County, VA Allow Modular Homes?
Definitely. Modular homes can be built in Grayson County as long as the home qualifies as a Virginia-registered industrialized building and the parcel allows residential use.
Grayson County has parcel-specific zoning requirements, so homeowners should not assume that one setback applies everywhere. Use the county’s WebGIS to identify the parcel and then have Planning verify the zoning, road frontage, required yards, floodplain restrictions and any subdivision conditions. This is especially important on mountain or irregularly shaped parcels where road access, slopes and septic areas can greatly reduce the usable building envelope.
Start with Grayson County Planning & Community Development through the county offices at 276-773-2471. Have the tax-map number, survey or plat, modular-home dimensions and proposed driveway and house location available.
Does Greene County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Greene County wherever a single-family dwelling is permitted. The home must meet Virginia’s industrialized-building requirements and carry the required state seals, while Greene County regulates its placement through local zoning and building permits.
In the A-1 Agricultural District, a common rural zoning classification, the standard front setback is generally 50 feet from a right-of-way at least 50 feet wide, or 75 feet from the road centerline when the right-of-way is narrower. Side setbacks are generally 30 feet and the rear setback is 50 feet. Greene County specifically warns homeowners that setbacks vary by district and recommends confirming them with Planning before construction.
Contact Greene County Planning and Zoning to verify the parcel and proposed home location, then Building Inspections for the residential permit. A new single-family home requires building-code review, and rural properties may also need well/septic, driveway and land-disturbance approvals before construction starts.
Does Greensville County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be placed in Greensville County on property where a single-family dwelling is permitted. Modular homes are regulated under Virginia’s industrialized-building program.
Greensville has several agricultural and residential zoning classifications, so there is not one safe countywide setback to use for a modular home. Before laying out a foundation, have the Planning Department identify the parcel’s zoning classification through the county GIS and confirm the minimum lot area, road frontage and front, side and rear yards. Recorded subdivision restrictions and floodplain or utility conditions can also affect the final building location.
Start with Greensville County Planning for the next step. A zoning permit is required in connection with the building-permit process, and the county currently lists a $25 zoning-permit fee when associated with a building permit. Get zoning approval before committing to the home dimensions, then complete the applicable building and site approvals.
Does Halifax County, VA Allow Modular Homes?
Modular homes can be constructed in Halifax County wherever a single-family dwelling is allowed. A properly certified modular home falls under Virginia’s industrialized-building requirements, but the county determines whether the parcel is appropriately zoned and whether the proposed foundation location meets local requirements.
For an A-1 Agricultural property, Halifax County provides especially clear numbers: the home must generally be at least 75 feet from the road right-of-way, 15 feet from each side property line and 35 feet from the rear property line. Other zoning districts have different setbacks, and the county specifically directs homeowners to contact the Zoning Administrator for those measurements.
A zoning permit is required for structures erected on the property, so start with Halifax County Planning and Zoning at 434-476-3300, 1050 Mary Bethune Street in Halifax. Provide the parcel number and a site plan showing the modular home and setbacks.
Does Hanover County, VA Allow Modular Homes?
Yes, a state-certified modular home can generally be built in Hanover County where a single-family dwelling is permitted. Hanover has several rural and residential districts, including A-1 Agricultural, AR-6 Agricultural Residential, RC Rural Conservation and RS Single-Family Residential, so the applicable lot and setback requirements depend heavily on the parcel. Properties entirely within the Town of Ashland are outside Hanover County’s zoning ordinance.
For example, A-1 single-family homes have side setbacks of at least 25 feet each, 50 feet combined, with rear setbacks generally ranging from 30 to 40 feet. The front yard depends on the planned road right-of-way: examples include 60 feet for a 50-foot right-of-way, 70 feet for 60 feet, 100 feet for 80 feet and 125 feet for a 160-foot right-of-way. In an approved RC development, a single-family home instead uses a 15-foot front yard, 5-foot minimum side yard with 20 feet combined, and 25-foot rear yard.
Contact Hanover County Planning at 804-365-6171 before selecting the final house location. The building-permit package for a single-family dwelling requires plans and a plot plan showing all setbacks, and additional land-disturbance and Health Department documentation may be required. Building-permit questions can be directed to Hanover Building Inspections.
Does Henrico County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be constructed in Henrico County wherever a one-family dwelling is an allowed use. Henrico has numerous one-family residential districts, and the permitted lot size and building envelope become progressively smaller as residential density increases.
Henrico provides a useful district chart. R-0 requires 1 acre and 200 feet of width, with 50-foot front/rear and 20-foot side setbacks. R-1 requires 25,000 square feet and 150 feet of width, also with 50-foot front/rear and 20-foot sides. R-2 requires 18,000 square feet and 100 feet of width, with 45-foot front/rear and 15-foot sides. R-3 allows 11,000-square-foot lots with 80 feet of width, a 40-foot front/rear yard and 12-foot side yards.
Before ordering the home, verify the current zoning and any conditional zoning or subdivision requirements with Henrico Planning. Residential building permits are submitted through Build Henrico, and the Permit Center can be reached at 804-501-7280. Have a survey or plot plan ready so staff can verify the house footprint, setbacks, easements and utility or septic requirements before foundation work begins.
Does Henry County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Henry County where the property permits a single-family dwelling. Henry County Planning, Zoning and Inspections regulates new single-family construction, subdivisions, land disturbance and other development, while Virginia regulates the factory-built modular components through the industrialized-building program.
Henry County has several zoning districts, including agricultural and suburban residential areas, and the required lot dimensions and setbacks vary by district. The Suburban Residential district, for example, is intended primarily for single-family homes, duplexes and apartments on relatively small residential lots. Because Henry County directs users of its GIS to verify all zoning information with Planning, homeowners should not establish the foundation from GIS measurements alone.
Start with Henry County Planning, Zoning and Inspections at 276-634-4620, 3300 Kings Mountain Road in Martinsville.
Once the proposed location is cleared, proceed with the building permit, foundation plans and any necessary septic, driveway and land-disturbance approvals.
Does Highland County, VA Allow Modular Homes?
It sure does. Highland County’s Department of Building and Zoning administers zoning permits, building permits, plat approvals, erosion and sediment control, E-911 addressing and flood-hazard requirements, making it the best first stop before purchasing a modular home.
Setbacks in Highland County should be checked for the individual parcel rather than applying a generic rural setback. The zoning classification, recorded property lines, road access, flood hazard areas and the location of private utilities can all influence the buildable area. Homeowners should take a plat or survey to the Zoning Administrator and have the proposed foundation location approved before excavation begins.
Contact the Highland County Department of Building and Zoning at 540-468-2323, 30 Spruce Street in Monterey. The county provides building and zoning permit applications online, and new homes also require an Agreement in Lieu related to erosion and sediment control with the building-permit application.
Confirm zoning first, then complete the building and other required site approvals.
Does Isle of Wight County, VA Allow Modular Homes?
Yes, modular homes are allowed in Isle of Wight County where a single-family dwelling is permitted. The zoning ordinance permits single-family dwellings across several rural and residential districts, including RAC Rural Agricultural Conservation, RR Rural Residential, NC Neighborhood Conservation and SE Suburban Estate. A modular home must also satisfy Virginia’s industrialized-building certification requirements.
Setbacks vary considerably by district. In the SE Suburban Estate District, a single-family home generally requires a 50-foot front setback when the road right-of-way exceeds 50 feet, or 75 feet from the road centerline when it is narrower. Side setbacks are 20 feet each, or 40 feet combined, and the rear setback is 35 feet. In NC, narrower lots may use a 35-foot front setback, 10-foot sides and a 25-foot rear yard, while wider lots can require a larger front yard.
Before ordering the home, contact Isle of Wight County Planning and Zoning at 757-365-6211 and have staff confirm the parcel’s district, setbacks, overlays and proposed location.
Does James City County, VA Allow Modular Homes?
Yes. James City County’s zoning ordinance expressly lists both site-built single-family detached dwellings and modular homes as permitted uses in the R-8 Rural Residential District. This is an important distinction from manufactured housing: a modular home is built under Virginia’s industrialized-building program and carries Virginia registration seals, while the county controls zoning, setbacks and site installation.
In R-8, current county code requires structures to be at least 35 feet from a street right-of-way. James City County has numerous other districts, including A-1, R-1, R-2 and R-6, each with its own area, setback and dimensional standards. Because the county has 19 zoning designations and parcels can also be affected by subdivision conditions and environmental restrictions, homeowners should have Zoning verify the entire building envelope rather than relying on the R-8 figure unless that is the confirmed district.
Start with James City County Zoning at 757-253-6685. Once the home location is approved, Building Safety & Permits at 757-253-6626 handles the residential permit through JCC PermitLink.
Does King and Queen County, VA Allow Modular Homes?
The county recognizes modular construction separately from manufactured housing, while local zoning controls where the house can be placed. Rural Residential (R-R) and Residential Single-Family (R-S) are two districts homeowners may encounter.
In both R-R and R-S, a principal home generally requires a 75-foot front setback, 25-foot side setbacks and a 25-foot rear setback. Lots without public sewage can also be subject to larger minimum lot-area and frontage requirements. Properties near tidal waters or wetlands require additional attention because Chesapeake Bay Resource Protection Area rules can establish a different building setback or substantially reduce the usable portion of the property.
Start with King and Queen County Planning and Zoning at 804-785-5975, extension 2, option 1, and provide the parcel number, plat and proposed home dimensions. Staff can confirm zoning, setbacks, Chesapeake Bay or floodplain restrictions and land-disturbance requirements.
Does King George County, VA Allow Modular Homes?
Yes, modular homes can be built in King George County where a single-family dwelling is permitted. The county’s residential permit materials specifically distinguish modular construction from manufactured housing. Common rural zoning districts include A-1 Agricultural Preservation, A-2 Rural Agriculture and A-3 General Agriculture, while R-1 and R-2 cover more conventional residential development.
In A-2, a residential lot generally requires at least 2 acres and 150 feet of width. Agricultural districts generally require a 35-foot front setback when the road right-of-way is at least 50 feet wide, or 45 feet where it is narrower, plus 15-foot side and 30-foot rear setbacks. In R-1 and R-2, lot sizes generally range from 15,000 square feet with public water and sewer to 30,000 square feet without either service, with 30-foot front, 10-foot side and 25-foot rear setbacks.
Contact King George County Community Development at 540-775-7111 before finalizing the house or foundation location. Rural properties may also need Health Department well and septic approval and a VDOT entrance permit.
Does King William County, VA Allow Modular Homes?
Yes, modular homes can generally be constructed in King William County as single-family dwellings where the zoning permits residential use. Common rural districts include A-C Agricultural Conservation and R-R Rural Residential, while R-1 provides more conventional residential zoning. The exact lot and setback requirements depend both on the district and the type of road serving the parcel.
In A-C, lots generally require at least 5 acres, with front setbacks of 100 feet from a primary road, 75 feet from a secondary road or 50 feet from a subdivision street, plus 25-foot side and 50-foot rear setbacks. R-R generally requires 3 acres, with front setbacks of 75 feet on a primary road or 50 feet on secondary and subdivision roads, plus 25-foot sides and 50 feet in the rear. R-1 lots can range from 15,000 to 30,000 square feet depending on water and sewer service, with 15-foot side and 40-foot rear setbacks.
Start with King William County Community Development at 804-769-4980 to confirm zoning, road classification and the proposed house location. Building permits and inspections are handled through the Building Department.
Does Lancaster County, VA Allow Modular Homes?
Modular homes are allowed in Lancaster County wherever a single-family dwelling is permitted. Much of the county is rural, but homeowners need to pay particular attention to Chesapeake Bay wetland regulations in addition to ordinary zoning because these environmental rules can be more restrictive than the basic building setbacks.
In the A-2 Agricultural General District, a single-family lot generally requires at least 33,000 square feet and 150 feet of width at the building setback line. Structures generally must be at least 75 feet from the road centerline and never less than 50 feet from the edge of the right-of-way, with 25-foot side yards.
Properties within a Chesapeake Bay Resource Protection Area can be subject to a 100-foot buffer, so waterfront and near-water parcels should be reviewed before deciding on the foundation location.
Start with Lancaster County Planning and Land Use for zoning approval. Building permits are then handled through the Building Office at 804-462-5480, with well/septic and other site approvals required where applicable.
Does Lee County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be built in Lee County as new residential construction where the parcel allows a single-family dwelling. Homeowners should make sure the home is classified as modular rather than manufactured, because Lee County publishes separate procedures for manufactured homes that should not automatically be applied to a state-code modular house.
Lee County’s zoning map is currently under Planning Commission review for potential revisions, so this is not a good county in which to rely on an old online setback chart. Before purchasing the home, have the Zoning Department identify the parcel’s current classification and provide the applicable front, side and rear setbacks in writing. A zoning permit is required for new residential construction.
Contact Lee County Zoning at 276-346-7715 in the Lee County Courthouse in Jonesville. Provide the parcel information, survey or site sketch and proposed modular-home dimensions. Once zoning and placement are approved, complete the residential building permit along with any required well/septic, driveway, floodplain or site-development approvals.
Does Loudoun County, VA Allow Modular Homes?
It sure does. Loudoun has detailed rural and residential zoning, so requirements vary substantially depending on whether the property is in AR-1, AR-2, a residential district or an incorporated town. Incorporated towns may administer their own zoning even though the county handles other aspects of development.
For example, under the AR-1 base-density option, a conventional lot generally requires 20 acres and 175 feet of width. The principal dwelling generally requires 35 feet from a road right-of-way, private road or prescriptive easement and 25-foot side and rear setbacks. Other AR-1 subdivision options allow smaller lots.
Start with Loudoun County Building and Development to verify zoning. typically includes architectural plans and a site plan. Rural parcels may also require septic and grading approvals.
Does Louisa County, VA Allow Modular Homes?
Yes, modular homes can generally be constructed in Louisa County as single-family detached dwellings. Single-family detached homes are permitted by right in A-1, A-2, R-1 and R-2, while manufactured homes have separate zoning rules. This distinction is important when discussing the project with the county or a home dealer.
The exact setbacks depend on the zoning district, road, subdivision and any overlay affecting the property, so homeowners should have Planning identify the required dimensions rather than using a single countywide number. Louisa’s modular-home permitting guidance requires a plat showing the proposed structure and setbacks. If the foundation is placed within 20 feet of a minimum required setback, the county may require a foundation survey or setback certification. Lake Anna properties and parcels inside the towns of Louisa or Mineral can require additional review.
Start with Louisa County Community Development. A zoning permit is required before building a new single-family house, followed by the modular-home building permit, plans and manufacturer’s installation information.
Does Lunenburg County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Lunenburg County where residential construction is permitted. The home must comply with Virginia’s industrialized-building requirements, while the county handles zoning, setbacks, the foundation and local building inspections. Lunenburg maintains a current zoning ordinance and also publishes a homeowner checklist specifically for building setback requirements.
Because setbacks vary with the zoning district and current county materials direct applicants to the applicable setback checklist, homeowners should have Planning confirm the exact front, side and rear measurements before locating the foundation. The parcel’s road frontage, easements, septic area and any subdivision restrictions should be included in that review rather than relying on GIS measurements alone.
Start with the Lunenburg County Planning Department at 434-696-1011 to identify the zoning and required setbacks. Once the site is approved, contact the Building Inspector at 434-696-2143 for the residential building permit.
Does Madison County, VA Allow Modular Homes?
It does. Mpdular homes can generally be built in Madison County where a single-family dwelling is permitted. The county’s zoning ordinance recognizes modular construction, but placement is controlled by the zoning district, road frontage and other site conditions. A-1 Agricultural is one of the important districts for homeowners considering rural property.
In A-1, a lot generally needs 250 feet of frontage at the setback line. A principal dwelling typically requires about a 50-foot front setback, 25-foot side setbacks and a 50-foot rear setback. These numbers should still be verified for the particular parcel, especially where a recorded subdivision plat, easement, unusual road configuration or other land-use restriction affects the property.
Contact Madison County Zoning and Planning at 540-948-6102, 410 N. Main Street in Madison, before choosing the final foundation location. The county specifically notes that GIS parcel lines are not a substitute for a survey, so use a recorded plat or survey when planning close to a setback. After zoning approval, proceed with the building permit and any required Health Department septic/well, VDOT entrance or land-disturbance approvals.
Does Mathews County, VA Allow Modular Homes?
Yes, a Virginia-certified modular home can generally be built in Mathews County wherever a single-family dwelling is permitted. Homeowners should distinguish modular homes from manufactured homes because Mathews’ zoning ordinance imposes additional dimensional requirements on manufactured housing that do not automatically apply to a state-code modular dwelling.
In the R-1 Residential District, a single-family lot generally requires at least 1 acre and must be at least 100 feet wide at the setback line. The home generally requires a 50-foot front setback from the edge of the public or private road right-of-way, 20-foot side setbacks with 40 feet of total side-yard space and a 50-foot rear setback. Because Mathews is a coastal county, floodplain, wetlands and Chesapeake Bay restrictions can further limit the building area.
Start with Mathews County Building and Zoning at 804-725-7171, 50 Brickbat Road in Mathews. Building, zoning and wetlands approvals are available through the county, and private septic approval should also be resolved early in the process.
Does Mecklenburg County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Mecklenburg County wherever a single-family dwelling is permitted. Mecklenburg’s current zoning ordinance took effect July 1, 2026, so homeowners should use the new ordinance rather than older setback information found online. A zoning permit is required before constructing a new dwelling.
Under the current A-1 Agricultural standards, a residential lot generally requires at least 1 acre and 125 feet of width. A principal dwelling requires a 60-foot front setback, 15-foot side setbacks and a 30-foot rear setback. Other districts such as R-1, R-2 and R-3 have different standards, so confirm the actual zoning before deciding on the modular-home footprint or foundation location.
Start with Mecklenburg County Zoning to confirm the zoning, setbacks and site plan. New single-family home sites also require an erosion-and-sediment-control agreement in lieu of a plan, with additional DEQ requirements when an acre or more will be disturbed. Complete zoning review first, then proceed with the residential building permit and any necessary well/septic and entrance approvals.
Does Middlesex County, VA Allow Modular Homes?
Modular homes can be built in Middlesex County wherever a single-family dwelling is permitted. A Virginia-certified modular home is regulated as an industrialized building rather than a HUD manufactured home, while the county controls zoning, the foundation, site work and local permits. The Low Density Rural (LDR) district, for example, permits single-family dwellings.
In LDR, a conventional lot generally requires at least 2.5 acres, 200 feet of width at the building setback line and 60 feet of road frontage. The front setback is generally 100 feet from a primary-road right-of-way, 75 feet from a secondary-road right-of-way or 50 feet from other road rights-of-way or access easements. Side setbacks are 35 feet each, with 70 feet combined, and the rear setback is 50 feet. Chesapeake Bay Preservation Area requirements can further affect where a house can be placed.
Start with Middlesex County Planning and Zoning at 804-758-3382, 865 General Puller Highway in Saluda. After zoning approval, complete the building permit and any required well/septic, entrance, erosion-control or Chesapeake Bay approvals before beginning foundation work.
Does Montgomery County, VA Allow Modular Homes?
Yes. Montgomery County specifically provides a permitting process for the construction of residential stick-built structures and the setup of modular homes in unincorporated areas of the county. Properties inside Blacksburg or Christiansburg should be checked with the appropriate town because the county guidance applies to unincorporated areas.
As one rural example, county A-1 zoning materials show a 40-foot front setback, 15-foot side setbacks and a 40-foot rear setback, with at least 120 feet of lot width at the front setback line. A-1 properties can also be affected by agricultural subdivision and development-right rules, so acreage alone does not establish whether a parcel can support another dwelling. Have Planning confirm both the buildable area and the parcel’s development status before selecting the house location.
Start with Montgomery County Planning and GIS Services. For a property using private septic, the county’s process includes zoning verification, septic approval and submission of a site plan, floor plan and elevations before building-permit approval. A homeowner should complete that review before ordering the modular home or engineering the final foundation.
Does Nelson County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Nelson County where a single-family dwelling is permitted. Nelson County maintains agricultural and residential zoning districts, while the Virginia industrialized-building program regulates the factory-built portions of a modular house. The county has also been working on updates to its zoning ordinance, so current parcel-specific confirmation is particularly important.
In the A-1 Agricultural District, a dwelling generally must be at least 75 feet from the road centerline or 50 feet from the edge of the right-of-way, whichever produces the greater setback. On lots from 1 to 5 acres, side yards are generally at least 10 feet each with 25 feet combined, and the rear setback is 25 feet. A-1 parcels larger than 5 acres generally require larger side and rear yards.
Start with Nelson County Planning and Zoning at 434-263-7090. The county’s residential permitting process calls for Planning and Zoning to check setbacks and flood information, and a new dwelling or modular home using private utilities needs the appropriate well and septic construction approval.
Does New Kent County, VA Allow Modular Homes?
New Kent County has a residential permit process that specifically covers stick-built, panelized and modular homes. Modular homes can therefore be built where the underlying zoning permits a single-family residence, subject to normal zoning, building and site-development requirements.
In the A-1 Agricultural District, the typical setbacks are 75 feet in front, 25 feet from each side and 50 feet from the rear. In R-1, the typical setbacks are 35 feet in front, 15 feet on each side with 35 feet of total side-yard space, and 35 feet in the rear. New Kent notes that A-1 does not have a simple minimum acreage requirement for constructing a house as long as the parcel can meet applicable setbacks and well/septic requirements.
Start with New Kent County Planning at 804-966-9690 and have staff verify the district, site plan and proposed foundation location. All new-home construction requires land-disturbance approval, and properties using private utilities need well and septic approval. Chesapeake Bay Resource Protection Areas can create additional restrictions, so those should be checked before the modular home is ordered.
Does Northampton County, VA Allow Modular Homes?
Yes, modular homes can generally be built in Northampton County where a single-family dwelling is permitted. One important rural district is Agricultural/Rural Business (A/RB). Modular homes must satisfy Virginia’s industrialized-building requirements, while Northampton County controls zoning clearance, site placement and environmental review.
In A/RB, an individual lot generally has a 1-acre minimum and must be at least 125 feet wide at the building setback line. However, the base residential density is generally one dwelling per 20 acres, so a 1-acre parcel cannot automatically be created or developed without considering the county’s density and subdivision rules. A principal house generally needs a 100-foot front setback from the property line along U.S. Route 13 or 60 feet from the right-of-way along other roads, plus 15-foot side and 25-foot rear setbacks. Health Department approval is also required for development.
A zoning clearance is required before obtaining the building permit. Start with Northampton County Zoning for zoning approval. All county land is classified within either a Resource Protection Area or Resource Management Area, and projects disturbing 2,500 square feet or more can trigger additional environmental permitting, so site review should happen early.
Does Northumberland County, VA Allow Modular Homes?
A Virginia-certified modular home can be constructed in Northumberland County wherever a single-family dwelling is permitted. Agricultural A-1 is one of the common rural districts, and the county’s zoning ordinance provides straightforward lot and setback standards for residential construction.
In A-1, the minimum lot size is generally 1 acre with at least 125 feet of frontage at the building line. The front setback is 35 feet from the street right-of-way when the right-of-way is at least 50 feet wide; if it is narrower, the house generally must be at least 60 feet from the road centerline. Side setbacks are 10 feet each with 20 feet combined, and the rear setback is 25 feet. Lots without public sewer also need Health Department approval for both a primary and reserve drainfield area.
Start with Northumberland County Building and Zoning at 804-580-8910. Bring the property information, survey or plat and proposed modular-home footprint so staff can verify the setbacks and other site restrictions.
Does Nottoway County, VA Allow Modular Homes?
Yes, modular homes can generally be constructed in Nottoway County where residential use is permitted. The county has Agricultural, Conservation, Rural Residential and Urban Residential districts, and its building-permit checklist provides useful setback numbers homeowners can use when initially evaluating a parcel.
In the Agricultural and Conservation districts, a house generally requires a 100-foot front setback, 50-foot side setbacks and a 70-foot rear setback. Rural Residential uses 75 feet in front, 15 feet on each side and 35 feet in the rear. Urban Residential properties served by town water and sewer generally use a 35-foot front setback, 15-foot sides and a 25-foot rear setback.
Start with the Nottoway County Building Permit Office at 434-645-8696, 344 West Courthouse Road in Crewe. Have staff verify the zoning and proposed house location before excavation begins.
Does Orange County, VA Allow Modular Homes?
A Virginia-certified modular home can generally be permitted in Orange County where the parcel allows a detached single-family dwelling. Orange County has been working through zoning-ordinance updates, so homeowners should use the current Development Services review process rather than relying on older setback tables found online.
For Orange County, the safest approach is to have the current front, side and rear setbacks confirmed for the exact parcel instead of publishing one generic district number. The county requires an administrative site plan for a single-family detached dwelling, and that plan must show the proposed structure, property lines and applicable setbacks. Existing rezoning conditions, subdivision plats and other parcel-specific requirements can also affect the building envelope.
Start with Orange County Development Services at 540-672-4574. Before building a house, the county requires the applicable zoning approval, land-disturbance approval or Agreement in Lieu, and building permit. The driveway and four house corners also need to be marked before the county can establish the required 911 address, making an accurate site layout important early in the project.
Does Page County, VA Allow Modular Homes?
Yes. Page County specifically states that a zoning permit is required for new homes, including modular homes. This makes the process straightforward: first establish that the parcel allows residential construction and that the proposed modular home meets the zoning setbacks, then proceed to the building and site permits.
In the A-1 Agricultural District, a new dwelling generally requires a 50-foot front setback, 20-foot side setbacks and a 50-foot rear setback. In residential areas with public water and sewer, the typical setbacks are 35 feet in front, 15 feet on the sides and 35 feet in the rear. Residential properties using an on-site well and septic system generally retain the 35-foot front and 15-foot side setbacks but require 50 feet in the rear. Front setbacks are measured from the road right-of-way.
Start with the Page County Zoning Office at 540-743-1324. The zoning staff will help you approve your property and direct you for the next step.
Does Patrick County, VA Allow Modular Homes?
Yes, modular homes can be built in Patrick County, and the unincorporated county is unusual because it currently does not have a conventional zoning ordinance. The absence of zoning, however, does not eliminate building-code or other land-development requirements.
Homeowners still need to account for property boundaries, road access, subdivision requirements, flood-prone areas, septic and well placement, land disturbance and any private deed or subdivision restrictions. Because there is no standard zoning setback chart, the property survey and any recorded easements or building restrictions become particularly important when selecting the foundation location. Properties inside the Town of Stuart are different because the town has its own zoning requirements.
Start with Patrick County Building Inspections at 276-694-4143, 106 Rucker Street in Stuart. The department administers building permits and inspections under the Virginia Uniform Statewide Building Code and can identify the additional site approvals needed for the parcel.
Does Pittsylvania County, VA Allow Modular Homes?
Yes. The county currently uses 12 zoning districts under Chapter 35 of its code, although Pittsylvania is actively working on a broader zoning-ordinance rewrite. Homeowners should therefore make sure they are using the currently effective ordinance rather than proposed or draft standards.
As one example, the currently posted RC-1 Residential Combined Subdivision District uses a 35-foot front setback measured from the edge of the road right-of-way. The side setback is based on 10% of the property’s road frontage, with a minimum of 10 feet, and the current ordinance provides a 40-foot rear setback. Because the zoning rewrite is ongoing, confirm those dimensions and the parcel’s district with the county before staking the foundation.
Start with Pittsylvania County Zoning to verify the zoning district and proposed site plan. Building Inspections can be reached at 434-432-7755 for the residential building permit and inspections.
Does Powhatan County, VA Allow Modular Homes?
Modular homes are allowed. Powhatan County maintains a specific “Manufactured & Modular Homes” application in addition to its standard single-family dwelling process. More importantly, Powhatan’s principal-use table treats detached single-family dwellings as permitted by right across numerous rural and residential districts, while manufactured housing has its own separate classifications.
Where Powhatan gets more complicated is the building site. The county’s published setback table shows that rural properties can have substantial yards. For example, portions of the A-20, A-10 and RR districts can require 100-foot front setbacks along major arterial roads, while side and rear setbacks in several rural districts are typically 25 and 40 feet. Road type, lot configuration and zoning can therefore make two similarly sized parcels have very different buildable areas.
Zook Cabins recommends having Powhatan County confirm both the zoning district and road classification before selecting your home location; assuming the wrong front setback could shift the allowable foundation location by dozens of feet.
Does Prince Edward County, VA Allow Modular Homes?
Prince Edward County approaches modular housing through its single-family residential zoning standards rather than creating a separate modular-home zoning category. County zoning materials show detached single-family dwellings as permitted uses in both the R-1 Low Density Residential and R-2 General Residential districts.
The actual development standards depend heavily on the district. Published R-1 standards call for a one-acre minimum lot, 125 feet of frontage, 25-foot side and rear yards, and generally a 75-foot front yard where the road right-of-way is at least 50 feet wide. R-2 is considerably denser, with a 20,000-square-foot minimum lot, 75 feet of frontage, and typical 35-foot front, 10-foot side and 15-foot rear yards. The ordinance also changes how the front yard is measured when the road right-of-way is less than 50 feet.
Zook Cabins suggests getting the zoning district and road right-of-way confirmed before finalizing your site plan, because Prince Edward’s front-yard calculation can change significantly on older or narrower roads.
Does Prince George County, VA Allow Modular Homes?
Yes. Prince George County gives modular-home buyers unusually clear evidence of how these houses are treated: its building-fee schedule places “Site built and Modular Homes” together under new one- and two-family dwellings.
A modular home still has to survive the county’s site review. Planning & Zoning explains that zoning districts control permitted uses, setbacks, minimum lot dimensions and other development requirements.
A zoning permit is normally submitted along with the building permit, and the county says routine zoning-permit reviews generally take two to seven business days. We recommend having Prince George County review a preliminary plot before the modular foundation is engineered so floodplain, wetland or RPA restrictions do not force an expensive redesign.
Does Prince William County, VA Allow Modular Homes?
Yes. In Prince William County, how the home is constructed is less important to zoning than what the completed building is used as. County guidance recognizes that a permanent-foundation dwelling can be constructed at a manufacturing plant and still be classified as a single-family dwelling; zoning then controls where that residential use is permitted. This is the framework under which a compliant modular home can be developed on an eligible residential property.
The bigger issue in Prince William is the enormous variation in residential density. The A-1 designation generally allows one detached single-family dwelling per 10 acres, while the semi-rural classifications range from roughly one home per five acres in SR-5 to one per acre in SR-1. Denser residential designations include R-2 at up to two detached homes per acre, R-4 at four and R-6 at as many as six attached or detached dwellings per acre. That means a modular home that works easily on one Prince William parcel may be impractical on another despite both having residential addresses.
Zook Cabins recommends confirming the parcel’s exact zoning, density entitlement and buildable envelope with Prince William County before choosing the home dimensions or foundation design.
Does Pulaski County, VA Allow Modular Homes?
It does. In Pulaski County, modular houses are recognized as part of the conventional new-home permitting process rather than the manufactured-home process.
What makes Pulaski more interesting is that minimum lot size can depend on utilities. In the county’s R Residential District, a lot served by both public water and sewer can be as small as 0.25 acre; one using only public water or only public sewer generally needs 0.5 acre; and a home relying on both a private well and private septic system generally requires 0.75 acre. The same district uses a 25-foot front yard, 15-foot side yards and 25-foot rear yard.
To move ahead, Zook Cabins recommends determining the water and wastewater arrangement before evaluating a Pulaski County property as the utility setup alone can triple the minimum lot-size requirement.
Does Rappahannock County, VA Allow Modular Homes?
Yes. Rappahannock County provides one of the strongest answers in Virginia because its zoning ordinance specifically defines a modular unit as a single-family dwelling and explicitly says it is not a mobile home. Single-family dwellings are permitted by right in several major districts, including Conservation, Agricultural, RR-5, R-2 and Residential Village.
The challenge here is not modular construction; instead, it is Rappahannock’s intentionally low-density rural zoning. Maximum density can range from one dwelling per 25 acres in Conservation and Agricultural areas, to one per five acres in RR-5, one per two acres in R-2 and one per acre in Residential Village. Road setbacks can also be unusually large: properties in some Conservation or Agricultural situations along Route 211 can face a 200-foot front-yard requirement, while other districts and roads use substantially smaller 50-, 75- or 100-foot yards.
Zook Cabins strongly recommends obtaining a parcel-specific zoning and road-classification review in Rappahannock before selecting the house location. You can connect with Planning and Zoning for the most clarification.
Does Richmond County, VA Allow Modular Homes?
It definitely does! In fact, Richmond County goes beyond merely allowing modular construction; the stated purpose of its R-1 Residential District specifically references and encourages areas of site-built “and modular” homes. Single-family dwellings are permitted residential uses there, making R-1 one of the clearest zoning paths for a new modular residence in the county.
R-1 lot requirements change substantially according to utilities. County standards show a one-acre minimum lot with 150 feet of width when both water and sewage are handled individually; lots using either central/public water or sewer may generally be 30,000 square feet; and lots with both central/public water and sewer may be as small as 15,000 square feet. Highway frontage adds another layer: property along a U.S. highway can require two acres and 200 feet of width, and the front setback along U.S. and primary highways can reach 100 feet from the right-of-way.
We recommend identifying both the utility arrangement and road classification before buying a Richmond County lot as a parcel that looks large enough under normal R-1 standards may fall short once highway-frontage rules are applied.
Does Roanoke County, VA Allow Modular Homes?
Yes. Roanoke County routes modular homes through its new single-family residential permitting process, specifically listing modular construction among the types of residences that can use that process.
The R-1 district provides a good example of why the site matters. County standards show a minimum of approximately 32,670 square feet, or three-quarters of an acre, when both private well and sewage are used. That falls to 20,000 square feet when either public water or sewer is available and to 7,200 square feet where both are public. Published R-1 dimensional standards include a 30-foot front yard, 10-foot side yard and 25-foot rear yard.
Zook Cabins recommends completing the plot-plan, utility/septic and soil review before releasing final foundation drawings; Roanoke County’s requirements make site conditions an important part of modular-home planning.
Does Rockbridge County, VA Allow Modular Homes?
It sure does. Rockbridge County’s May 2026 zoning ordinance draws a technical distinction between modular and manufactured construction. It defines a modular home as a premanufactured dwelling assembled from components produced off-site, constructed without a permanent chassis and intended for installation on a permanent foundation.
In the county’s large A-1 and A-2 agricultural districts, single-family dwellings are permitted uses, while manufactured homes are separately addressed under their own standards. Both districts generally use a two-acre minimum lot, but there is an important catch: Rockbridge also uses a sliding-scale approach to residential density on agricultural tracts. In other words, having two acres does not necessarily mean a larger parent tract has another dwelling right available to subdivide or build upon.
Zook Cabins recommends asking Rockbridge County Planning and Zoning to verify the tract’s remaining residential density before purchasing or dividing land.
Does Russell County, VA Allow Modular Homes?
It is likely, but it is up to the local level. Russell County is an important exception to many of the counties in this guide as the county itself does not operate under a countywide zoning ordinance. At the same time, the Building Department’s permit application specifically includes “Modular Home” as a construction category, so modular-home construction is clearly allowed by the county.
This means that interested homeowners will need to go directly to their local departments for more guidance.
Does Scott County, VA Allow Modular Homes?
It does. The county zoning ordinance separately defines a modular home as components substantially assembled in a manufacturing plant, transported to the property and completed on a permanent foundation.
That means a modular residence follows the single-family dwelling path in districts where detached single-family housing is permitted. In the broad A-R Agricultural-Residential district, published dimensional standards generally require 13,000 square feet with public water and sewer or 20,000 square feet when a private well and/or septic system is used, along with 75 feet of frontage, a 20-foot front yard, 15-foot side yard and 25-foot rear yard. In R-1, detached single-family homes are permitted by right, with smaller 10,000-square-foot lots and 20/10/25-foot front, side and rear yards.
We recommend having Scott County confirm the parcel’s district and utility arrangement, then designing the project under the single-family standards rather than mistakenly applying manufactured-home rules.
Does Shenandoah County, VA Allow Modular Homes?
Possibly, but the local government will decide the rules. The county specifically states that properties located within an incorporated town are subject to that town’s ordinances rather than Shenandoah County’s zoning ordinance. For properties under county jurisdiction, the ordinance distinguishes ordinary single-family dwellings from manufactured houses instead of lumping all factory-produced housing together.
The R-4 Rural Growth Residential District is a useful example. It allows detached single-family dwellings by right while expressly excluding manufactured houses from that classification. R-4 generally requires an 8,000-square-foot minimum lot, with subdivision lots averaging at least 10,000 square feet, 75 feet of frontage, a 30-foot front yard, 10-foot side yards and a 25-foot rear yard. The district is intended for growth areas where public water and sewer are available or anticipated.
Zook Cabins recommends verifying jurisdiction first then following up with that local zoning department for more information and next steps.
Does Smyth County, VA Allow Modular Homes?
Yes, modular homes can be built in Smyth County, but the property must support a residential use and the project must pass the same zoning, building and site-related reviews that apply to other permanent homes. In the county’s A/R Agricultural/Rural District, for example, lots served by both public water and public sewer can have a minimum area of 10,000 square feet with at least 100 feet of lot width.
Smyth County requires a zoning permit, building plans and septic approval when public sewer is unavailable; a new driveway may also require a VDOT entrance permit. The county’s GIS also provides layers for zoning, flood zones, floodways, water and sewer lines, which are useful during preliminary site research.
Zook Cabins recommends checking zoning, utility availability, septic feasibility, road access and floodplain status before choosing the final home and foundation location. This will save future headaches and unwelcome surprises.
Does Southampton County, VA Allow Modular Homes?
Yes, Southampton County’s zoning ordinance specifically names modular homes as an allowed residential use. In the R-1 Residential District, both detached single-family dwellings and “modular homes, as herein defined” are permitted. R-1 requires at least 20,000 square feet when either public water or public sewer is available and 30,000 square feet when neither is available. The county’s dimensional table also establishes substantial residential lot width and yard requirements, so simply meeting the minimum acreage does not guarantee every portion of a parcel is buildable.
The A-1 ordinance separately lists detached single-family dwellings, modular homes and manufactured homes. There is also a special-exception requirement for certain accessory industrialized buildings in the agricultural districts, but that provision should not be confused with the separately permitted use of a residential modular home. The county’s building code reinforces the distinction by specifically including modular-home construction and modular utility connections in its permit regulations.
For Southampton County, Zook Cabins recommends identifying the zoning district first and treating the proposed house as the modular residential use identified by the ordinance.
Does Spotsylvania County, VA Allow Modular Homes?
It does. The zoning ordinance defines a modular unit as a factory-fabricated building intended to become a finished structure in a fixed location on a permanent foundation, while manufactured housing is defined separately. A compliant modular residence can therefore function as the single-family dwelling on property where detached residential development is allowed.
The numbers vary dramatically by district. R-1 is intended for low-density detached housing and, where public water and sewer are provided, generally allows one dwelling per two gross acres, or one per 1.5 gross acres in qualifying cluster subdivisions. The Rural (Ru) District allows residential subdivision at one dwelling per three gross acres, but a parent parcel that existed on February 12, 2002 is generally limited to 10 lots including the parent parcel. Agricultural districts can be even more restrictive: A-2 residential subdivisions use approximately one dwelling per five gross acres, while annual divisions are limited to one dwelling per three gross acres and are subject to parent-parcel lot-yield restrictions.
To move ahead, interested homeowners can contact Spotsylvania Planning and Zoning.
Does Stafford County, VA Allow Modular Homes?
Following the pattern of most VA counties, Stafford County allows modular homes. Its ordinance defines a modular dwelling as a home made from modular units transported to the site, installed on a permanent foundation and joined to form one dwelling.
The distinction becomes important in Stafford’s A-1 Agricultural District. Stafford adopted a maximum gross residential density of one dwelling unit per six acres while retaining a three-acre minimum lot size. In practical terms, a landowner should not interpret the three-acre minimum as permission to divide an 18-acre tract automatically into six three-acre building lots; the gross-density rule may produce substantially fewer dwelling rights. Stafford does provide different treatment for qualifying family subdivisions, which can be exempt from the ordinary A-1 gross-density calculation under the county ordinance.
Stafford also exempts A-1 and A-2 subdivisions from the general requirement that subdivision utility lines be installed underground, another example of the county preserving different standards for its rural areas.
Our recommendation for Stafford County is to have Planning & Zoning calculate the parcel’s actual dwelling-unit yield before you rely on the three-acre minimum. Zook Cabins would not finalize a modular-home site or proposed land division in A-1 until the six-acre gross-density rule—and any family-subdivision exception—has been resolved.
Does Surry County, VA Allow Modular Homes?
Yes. The county recognizes modular homes as a distinct form of residential construction. I
For many Surry properties, however, the Chesapeake Bay Preservation Act may have more effect on home placement than the construction type. The county’s Resource Protection Area includes tidal wetlands and shores, certain connected nontidal wetlands and perennial-flow waters, plus a 100-foot vegetated buffer landward of those features. Surry defines the Resource Management Area even more broadly as the remaining areas of the county located within the James River watershed.
To find out how this affects your property, you can contact Planning and Zoning or for any other zoning related questions.
Does Sussex County, VA Allow Modular Homes?
Absolutely. Sussex County goes further than many localities by writing modular-unit standards directly into its residential zoning rules. In the R-R Rural Residential District, the ordinance permits single-family dwellings along with qualifying manufactured houses and modular units that are at least 19 feet wide and installed so they are no longer transportable, with an enclosed or skirted foundation. The R-R district generally requires a two-acre minimum lot, and land in wetlands or the 100-year floodplain does not count toward satisfying that minimum lot-area calculation.
The district also uses unusually generous rural dimensions, including approximately 300 feet of frontage at the setback line, a 100-foot setback from the street right-of-way, 25-foot side yards and a 50-foot rear yard.
Sussex provides a very different development pattern in R-1. There, the ordinance allows single-family dwellings and qualifying modular units, requires development to be served by both public water and public sewer and to front on a public street, limits building coverage to 25% of the lot, and generally requires a 50-foot street setback, 15-foot side yards with 30 feet total between the two sides, and a 35-foot rear yard.
To find out more and move ahead with the process, you can connect with Sussex Planning and Zoning. The staff can verify regulations for your lot and tell you how to proceed.
Does Tazewell County, VA Allow Modular Homes?
Yes, but it is decided at the local level. Due to a lack of county-wide zoning ordinances, the local townships and municipalities will set the rules.
If you reside within Tazewell County, we recommend going directly to your local zoning department and asking them what the regulations are for a modular home on your lot. This will provide the most clarity going forward.
Does Warren County, VA Allow Modular Homes?
Yes, the county specifically defines a modular home as a dwelling constructed to the Virginia Uniform Statewide Building Code using components substantially assembled in a manufacturing plant and then installed on a permanent foundation.
The Rural Residential (RR) District illustrates the bigger land-use issue. A conventional RR lot generally has a two-acre minimum area, approximately 200 feet of minimum lot width, a 50-foot front yard, 15-foot side yards and a 35-foot rear yard. But overall residential development is also subject to a much lower average density—generally no more than one single-family dwelling per five acres. Family subdivisions and approved cluster development can have different minimum-lot provisions.
This distinction is especially important when evaluating a parent tract for subdivision. Zook Cabins recommends having Warren County Zoning calculate the allowable residential yield before using the two-acre lot minimum in your budget or site plan. Two acres may be enough for an individual conforming RR lot, but it does not mean a 20-acre tract automatically carries ten dwelling rights.
Does Washington County, VA Allow Modular Homes?
It sure does. The county states that a modular home is regulated by the Virginia Uniform Statewide Building Code, must bear a Virginia Industrialized Building Certificate, and is generally treated like a site-built home.
Actual land requirements depend heavily on zoning and utilities. In the widely used A-2 Agricultural-General District, single-family residential uses are permitted and lot requirements change according to utility availability. Published standards provide for approximately one acre where neither public water nor sewer is available, 30,000 square feet where public water is available, and 15,000 square feet where both public water and sewer are available. Typical A-2 standards also include about 100 feet of width at the setback line, with the front-yard calculation depending partly on the road right-of-way, plus side and rear-yard requirements.
The permitting sequence is equally specific. New construction may require Health Department septic or well approval, a VDOT entrance permit, construction and site plans, and an erosion-control submission when more than 10,000 square feet is disturbed. Washington County also administers building permits in Damascus and Glade Spring, although municipal zoning requirements can still apply there.
Zook Cabins recommends verifying both jurisdiction and utility availability at the beginning of the project as the difference between private well/septic and full public utilities can materially change the minimum lot requirement in Washington County.
Does Westmoreland County, VA Allow Modular Homes?
Yes. In Westmoreland County, the Chesapeake Bay overlay can matter more to a modular project than the fact that the house was factory-built. The zoning ordinance itself clearly recognizes modular construction, defining a modular dwelling as a factory-constructed home built to the same building-code standards as an on-site “stick-built” dwelling, with major sections shipped to the property for assembly.
Where Westmoreland becomes more complicated is environmental site planning. The county’s Resource Protection Area includes tidal wetlands, certain connected nontidal wetlands, tidal shores and other environmentally sensitive features, together with a 100-foot vegetated buffer. Its Resource Management Area extends across land outside the RPA, making Chesapeake Bay review relevant to a large portion of county development. The county warns that mapped boundaries are generalized; a property-specific delineation is what determines the actual regulated area.
We recommend having Westmoreland County establish the zoning district and the actual RPA/wetland/floodplain buildable envelope before choosing the modular-home footprint.
Does Wise County, VA Allow Modular Homes?
Yes. A code-compliant modular residence can be permitted as a single-family dwelling, while the county’s ordinance separately regulates manufactured homes. The R-1 Single-Family Residential District is specifically intended for low-density housing in areas where public water and sewer may or may not be available.
The difference in required land area is substantial. An R-1 single-family dwelling served by both public water and sewer can generally use a 10,000-square-foot lot. If only one of those services is available, the minimum rises to 15,000 square feet and 100 feet of width, subject to any greater area required by the health official. Where neither public water nor public sewer is available, the standard increases again to approximately 30,000 square feet and 150 feet of width, also subject to Health Department requirements.
Wise County’s zoning ordinance also contains provisions allowing relief from certain dimensional requirements where steep topography creates unusual conditions—an especially relevant issue in this mountainous county.
To find out more and move ahead, we suggest you reach out to Wythe Planning and Zoning for zoning approval.
Does Wythe County, VA Allow Modular Homes?
It is very likely. Wythe County is the county to re-check immediately before you build because its land-use regulations are actively in transition as of August 7, 2026. At present, Wythe County remains one of the relatively few Virginia counties without an adopted countywide zoning ordinance. Its own FAQ says the county currently relies primarily on subdivision regulations, building codes, state permitting, its Comprehensive Plan and certain project-specific tools rather than conventional zoning. The towns of Wytheville and Rural Retreat already administer their own zoning.
For a modular home being planned now, the existing building, subdivision, septic/well, road-access and other applicable development requirements still matter. Zook Cabins strongly recommends checking the adoption status of the proposed ordinance immediately before purchasing land or submitting a Wythe County modular-home project.
For the most clarification, call Planning and Zoning and see what they have to say.
Does York County, VA Allow Modular Homes?
Yes. The county defines a modular dwelling as a type of single-family detached dwelling constructed in movable units, placed on a permanent foundation and built to the Virginia Uniform Statewide Building Code.
York’s residential districts then control the actual site. For example, R13 is intended for single-family development at up to roughly three dwelling units per acre and establishes a 13,500-square-foot minimum lot with 90 feet of width for a detached single-family dwelling. Other residential districts are substantially larger or smaller depending on location and utility service. York also requires a zoning certificate before the building permit can be issued, and the property must qualify as a legal lot of record.
Contact York Planning and Zoning to move ahead with the next steps.
Frequently Asked Questions about Modular Homes in Virginia:
What Kind of Foundation Does A Modular Home Need in Virginia?
Modular homes need a permanent foundation. That could look like a crawlspace foundation, a fully finished basement for extra space, or a pier and beam foundation.
Learn more in this modular home foundations article or explore the costs and types of manufactured home foundations.
When planning out your home, remember that preparing the foundation is the homeowner’s responsibility and should be factored into your budget.
Can Modular Homes Be Used As ADUs?
Yes, this is a great solution! Accessory dwelling units are simply additional smaller homes with a permanent foundation, on the same lot as a primary dwelling. They are designed for extra living space for family, guest housing, or rental opportunities. Zook Cabins has a great lineup of ADUs if you want to take a look.
The biggest factor with modular homes as ADUs is the sizing. Most VA cities and counties cap ADU size at around 700-1,000 square feet. There are multiple smaller modular homes that could fit into that, but not every model will qualify.
Check out this helpful Virginia ADU regulations article we put together with county zoning rules, permit guidance, and more. Or head over to our regulations page to see how ADUs are regulated by each state.
Does Virginia Require Land to Already Be Owned Before Buying a Modular Home?
No, you do not need to have a deed title in hand before purchasing a modular home. Modular homes take several months to build and install, during which you could purchase land to put it on.
However, this is a risky move and not one we necessarily recommend. Land needs can majorly change which home fits your property or what additional work needs completed. It would be difficult to make a large purchase then change your mind later if you can’t find land to fit it.
For this reason, we recommend pursuing land ownership first, then finding the perfect modular home for that specific parcel. This will save you potential headaches and stressors later on.
What Utility Hookups Are Required for a Modular Home in Virginia?
A modular home arrives with the interior plumbing, electrical wiring and HVAC components already installed, so the property just needs connections to electricity, water and wastewater service.
Virginia requires these site-installed systems to be permitted and inspected before the home can receive a certificate of occupancy. A dwelling must have at least a 100-amp electrical service, although many modern modular homes require 200 amps based on the home’s appliances, heating system and calculated electrical load.
If public water and sewer are available, you will need approved taps, meters and underground lines connecting the utility mains to the home. Rural properties may instead require a private well and septic system. A Virginia well generally must be at least 15 feet from the foundation, 5 feet from a property line, 50 feet from the septic tank and 50 to 100 feet from the drainfield, depending on the well type and site conditions.
Conclusion…
Buying a modular home should feel exciting, not like an endless maze of floor plans, permits, site requirements and unanswered questions. Yet many Virginia buyers quickly discover that choosing the home itself is only one part of the process. You also need to understand what is included, whether the home will work on your property and how local building requirements may affect the project.
Zook Cabins is here to make that process easier. Our experienced team will guide you through the design and ordering process, answer your questions like how to have utilities connected and help you understand what to expect before your home enters production. We believe you should know what is included in your quote and which site-preparation responsibilities will need to be handled locally.
Whether you already own land or are still exploring your options, Zook Cabins can help you take the next step with greater confidence. Browse our modular home models or contact our team to begin planning a beautiful home for your Virginia property.
Zook Cabins would love to be part of your modular home journey. Call us today to chat or request a free quote!