Buying a lot in Forsyth County, NC: septic, sewer, zoning and flood checks

By Nara Bakthisaran. Sources checked Oct 15, 2026. Always confirm with the county before you pay or close.

Septic and soil evaluation process

In NC, the old "perc test" is now a soil and site evaluation by county Environmental Health. If the site qualifies, the county issues an Improvement Permit (IP): where the system can go, what type, and for how many bedrooms. The Construction Authorization (CA/ATC) comes next and is needed before a building permit. An IP for a 3-bedroom house may not cover 4 bedrooms.

On the New Construction page (https://forsythcountync.gov/publichealth/environmentalhealth/septic_new.aspx), the soil/site evaluation is the first step. An incomplete application or site prep means a revisit fee and delays. Wait times: the county's Environmental Health page has an "On-Site Water and Wastewater Application Wait Times" link under Wastewater/Septic Systems (https://forsythcountync.gov/HHS/environmental_health.aspx). Check it before you set closing dates. Contact: 799 N. Highland Ave, Winston-Salem; 336-703-3225.

Environmental Health contact page: https://www.co.forsyth.nc.us/publichealth/environmentalhealth/septic_main.aspx

Fees as published

Official service invoice: https://www.co.forsyth.nc.us/hhs/assets/documents/onsiteserviceinvoice.pdf

Sewer and city utilities

Water and sewer in Winston-Salem and most of Forsyth County is run by Winston-Salem/Forsyth County Utilities. If lines already reach a property, you get a connection permit from Customer Service. If they don't, you can request a petition for new service. Call City Link at 336-727-8000 (https://www.cityofws.org/598/Records-Center). If sewer is available, you generally skip septic permitting, but there may be tap or extension costs.

Zoning and setbacks: where to check

City-County Planning handles zoning and subdivision for both Winston-Salem and Forsyth County (https://cityofws.org/1686/Planning). Zoning and residential permit applications go through the joint online plan review portal (https://winston-salem.geocivix.com/). Past sales: https://forsyth.cc/tax/forsythsales.aspx Ask about the zoning district, minimum lot size, front, side and rear setbacks, road frontage and access, and any HOA or recorded restrictions.

Flood check

• FEMA Flood Map Service Center: https://msc.fema.gov/portal/search. Look up the address and check for zones A or AE.
• First Street (riskfactor.com): free property-level flood risk score that models future risk beyond FEMA zones. It's useful context but not a regulatory determination.

Pre-purchase checklist

• Make the contract contingent on an IP (or a soil scientist's report) for your bedroom count, and give it enough time
• Is a permit already on file? Get a copy and check its date (5-year validity)
• Is sewer available, and what does connection cost?
• Will a well be needed? Ask neighbors about water quantity and quality
• Zoning, setbacks and minimum lot size; deed restrictions and HOA
• Legal road access (not landlocked) and driveway permit (NCDOT if it's a state road)
• FEMA flood zone, wetlands, streams and buffers
• Survey with corners marked (also needed for the soil evaluation visit)
• Title search and easements
• Rough site-work budget: clearing, grading, a longer driveway, an alternative septic system

General guidance: NC State Extension, https://content.ces.ncsu.edu/investigate-before-you-invest · NC Real Estate Commission, https://www.ncrec.gov/Brochures/DueDiligenceBrochure.pdf