Off-Grid Living in Eastham, Massachusetts

Eastham is a town where I'd tell anyone dreaming of off-grid land to slow down and do the paperwork homework first. This is not unzoned Maine backcountry. Eastham has a full Zoning Bylaw (Chapter 165 in the town code), administered by the Planning Department, Zoning Board of Appeals, and the Building Commissioner, and it's been actively amended as recently as May 2025.

Zoning and raw land. The town is carved into districts, including a Wellfield Protection District (District H) that sharply limits uses near the municipal water supply, plus overlay zones for flood plains. Camping informally on private raw land isn't a recognized by-right use, and even non-commercial camping on town land needs Board of Selectmen permission. If wetlands are involved, state wetlands law (MGL Chapter 131) and the State Building Code both apply before any development permit issues.

Dwellings, tiny homes, RVs. The bylaw controls lot coverage, setbacks, and floor area, and it separately addresses accessory dwelling units, which must be rented year-round and get a rental permit through the Health Department. I did not find anything in the bylaw that specifically blesses an RV or tiny-house-on-wheels as a permanent residence, so treat that as unconfirmed and ask the Building Commissioner directly.

Building permits. All construction runs through Eastham's Building Department, now largely via the OpenGov online portal. Permits need sign-off from health, conservation, fire, and other departments before they're considered complete. Vacant lots need an official address assigned before permitting can even start.

Septic and composting toilets. Eastham's Board of Health has its own septic chapter (Chapter 301) that supplements the state's Title 5 code (310 CMR 15.00), and in places goes further than the state minimum. Composting toilets are allowed under Title 5, but you still need a Disposal System Construction Permit and Certificate of Compliance from the local Board of Health before you can use the system.

Greywater. Even with a composting toilet, greywater from sinks and showers is treated as wastewater under state guidance and generally needs its own soil absorption system. I found no Eastham-specific rule loosening this.

Rainwater. No town-specific bylaw was found. Outdoor catchment appears uncontroversial under the state baseline; indoor potable use runs into plumbing code and water-supply approval questions. Not confirmed either way for Eastham specifically.

Wells. Private wells are permitted but closely managed, especially given the Wellfield Protection District and the town's history of on-site wells sitting close to septic systems from pre-1950s development. The Board of Health reviews well and septic interactions case by case.

Going off-grid on utilities. Nothing bans disconnecting from the electric grid, and solar is not specially restricted beyond the standard State Building Code (780 CMR) electrical rules. But occupancy still requires an approved water supply and Title 5-compliant sewage disposal, so full self-sufficiency still runs through the same permitting stack described above.