Are you deciding between a home in a Lancaster County borough or a township? The differences can shape your daily life, budget, and the projects you plan after you move in. You want clarity on utilities, taxes, services, and what you can build. This guide breaks down what “borough vs township” really means in Lancaster, what to verify for any property, and a practical checklist to use before you tour. Let’s dive in.
Borough vs township basics in Pennsylvania
Boroughs and townships are both local governments recognized under Pennsylvania law. The Pennsylvania Municipalities Planning Code (MPC) sets the statewide framework for planning, zoning, subdivision, and land development that both boroughs and townships follow. Each municipality adopts its own zoning and permitting processes within that framework.
Townships are classified as first class or second class based on population density and local adoption of first-class status. Their powers and procedures come from state law and local ordinances. Boroughs operate under their own set of statutes and local codes. In both cases, local ordinances control how property can be used, improved, or subdivided.
Lancaster County provides regional planning and resource guidance, but it does not replace municipal zoning. The county planning commission, conservation district, and agricultural preservation board influence development patterns through comprehensive plans, erosion and sediment control, and farmland preservation. You still need to confirm the rules that apply in the specific borough or township where a property sits.
Bottom line: there is no single “Lancaster County” zoning rulebook. Each borough and township has its own ordinances, permit process, fee schedules, and timelines.
Services that affect daily life
Boroughs tend to be more compact and more likely to offer municipal services. Townships range from suburban neighborhoods to rural farmland. Think of these as common patterns to verify, not guarantees.
Water and sewer
- Boroughs and older suburbs are more likely to have public water and public sewer through a municipal or regional authority. Expect monthly bills, connection fees if a property needs to tie in, and possible lateral maintenance.
- Many township homes, especially in rural areas, rely on private wells and on-lot septic systems. Septic capacity can limit bedroom count and additions. Repairs and replacements require permitting under Pennsylvania’s Sewage Facilities Act and county oversight.
- What to confirm: which service you have, who the provider is, typical monthly charges, recent bills, and for septic, the most recent pump, inspection, and permitting records.
Roads, snow, and parking
- Boroughs typically maintain local streets and often require sidewalk maintenance. Parking rules can be tighter on denser streets.
- Townships maintain township roads, while major routes may be under PennDOT. If you plan a new driveway on a state route, expect a separate PennDOT permit.
Police, fire, and EMS
- Some boroughs operate municipal police departments. Other areas rely on the Pennsylvania State Police. Fire protection in Lancaster County is commonly volunteer-based, and EMS can be municipal, volunteer, or private.
- Ask who serves the address and whether there are mutual-aid agreements. Staffing models and geography influence response times.
Trash, recycling, and local services
- Some boroughs offer municipal trash and recycling. Others require you to choose a private hauler. Township rules vary as well.
- Services like leaf and brush pickup, streetlights, yard-waste drop-off, rental inspections, and code enforcement differ by municipality.
Schools and taxes
- School district boundaries do not match borough or township boundaries. Two nearby properties can be in different school districts, which affects taxes and school assignment.
- Municipal, school, and county millage rates vary. You should verify current tax rates through the municipality or county tax office before you make an offer.
Zoning and property potential
The look and feel of a borough vs a township neighborhood often follows the zoning and subdivision pattern on the ground. That matters for what you can change or build.
Lot size and setbacks
- Boroughs commonly feature smaller lots, narrower setbacks, and walkable blocks. If you want to add a garage, deck, or accessory structure, the maximum lot coverage and setbacks will be key.
- Many township areas have larger lots. That does not guarantee you can build anywhere on the property. Zoning, stormwater rules, and septic location can limit options.
Allowed uses and mixed use
- Borough centers may allow mixed-use properties where residential sits above commercial. You might see small shops with apartments nearby.
- Townships often separate agricultural, residential, and commercial districts. Minimum lot sizes are often larger in rural areas.
ADUs, home businesses, and short-term rentals
- Rules for accessory dwelling units, home occupations, and short-term rentals vary widely. You may need registration, inspections, occupancy limits, or a specific zoning approval. Check with the municipality before you rely on rental income in your budget.
Historic districts and design review
- Lancaster City and some boroughs have local historic districts or design boards that regulate exterior changes. Materials, windows, roofing, and signage can require approval before work begins.
- If your project involves exterior updates, ask whether the property sits in a local historic district and what the review process looks like.
Agricultural preservation and conservation
- Lancaster County has one of the most active agricultural preservation programs in the country. Conservation easements and preserved farmland can limit development permanently.
- For rural parcels, confirm whether any easements or leases are recorded on the deed.
Permits, timelines, and costs to plan for
Your timeline and budget will look different in a borough vs a township, especially if you plan to remodel, add space, or subdivide.
Common permits and approvals
- Building: additions, decks, porches, garages, and structural changes usually need building permits. Electrical and plumbing permits may be separate.
- Zoning: use changes and projects that do not fit the ordinance may need a zoning permit, a variance, or a conditional use approval.
- Sewage: new or replacement on-lot septic systems require testing and permits under state law, administered locally.
- Earthmoving: projects that disturb soil can trigger erosion and sediment control, and larger projects may require NPDES permits through the county conservation district.
- Driveways: new or modified driveways on township or borough roads require local permits. If the road is a state highway, you will need a PennDOT driveway permit.
- Subdivision and land development: splitting a lot or building new units follows the Municipalities Planning Code and your municipality’s subdivision and land development ordinance.
Typical timing
- Simple building permits often take several days to a few weeks, depending on your plans and the municipal workload.
- Zoning hearings for variances or conditional uses require public notices and a formal schedule. Plan for several weeks to a few months.
- Septic testing and approvals can take weeks to months. Season, soil conditions, and contractor availability affect timing.
- Full land development or subdivision approvals can take months and require engineering, escrow, and improvement guarantees.
Likely costs beyond the purchase price
- Permit and plan review fees, escrow for engineering, and connection or impact fees for public water and sewer.
- Septic replacement or repair costs if a system is failing or undersized.
- Monthly utility bills for public water and sewer, HOA dues in newer subdivisions, and potential insurance needs in flood zones or historic districts.
Where surprises pop up
- Driveways on state routes that require PennDOT review.
- Failing or undocumented septic systems discovered during inspections.
- Historic district design rules that change materials, methods, or timelines.
- Projects that need a variance because of setbacks, lot coverage, or use.
How this plays out in Lancaster
In Lancaster’s boroughs and older villages, you are more likely to find smaller lots, sidewalks, and public utilities. That can simplify daily maintenance and reduce septic risk, but you may see more design oversight near historic areas and less yard space.
In suburban and rural townships, you may get larger lots and more privacy. On-lot septic and wells introduce maintenance responsibilities and potential replacement costs. Agricultural areas often include preserved farmland and conservation rules that protect working landscapes while limiting development potential.
Your best move is to confirm the exact municipality, then review that code and service profile before you fall in love with a home.
Lancaster buyer checklist: use this before touring
- Confirm the exact municipality and school district, and pull current tax rates from the municipal or county office.
- Verify water and sewer status. If public, ask which authority and request recent bills. If well and septic, ask for pump, inspection, and permitting records.
- Ask about rental or landlord registration rules if you plan to rent any part of the home.
- Check whether the property is in a local historic district or has a preservation easement.
- Confirm any open permits, code violations, or municipal liens or assessments.
- If there is an HOA, request the covenants and the current budget and fee schedule.
- Review zoning for setbacks, lot coverage, and allowed uses. Ask whether your planned improvements are permitted.
- Identify who provides police, fire, and EMS. Ask about mutual aid and volunteer staffing models.
- Check FEMA flood maps and municipal stormwater requirements if the parcel is near a stream or mapped floodplain.
- Ask about driveway permits, especially on state routes.
- For rural parcels, verify any agricultural preservation or conservation restrictions on the deed.
- If you want to subdivide, confirm the municipality’s subdivision and land development requirements and likely improvements.
- If you plan a home business or short-term rental, request the relevant ordinance sections and application steps.
- Collect recent utility bills and any municipal or county notices on file.
Which is right for you
Choose based on how you live and what you plan to change. If you want walkable blocks, public services, and less yard maintenance, a borough could fit your routine. If you want more space and flexibility, a township may work better, especially if you understand septic and well considerations.
Before you write an offer, make a quick call to the municipal zoning office or the county planning and conservation teams to confirm the rules that matter for your property. A few early questions can save weeks and thousands of dollars later.
If you want a local, practical read on your options, our team can help you cross-check utilities, zoning, permit steps, and resale potential. We combine boots-on-the-ground experience with a clear process so you can move forward with confidence.
Ready to compare specific properties or plan a project timeline? Schedule a free consultation with The Steve Hammond Team to get a custom checklist for your target homes and a clear path from tour to closing.
FAQs
What is the core difference between boroughs and townships in Lancaster County?
- Boroughs are typically denser with more municipal services, while townships range from suburban to rural and often rely on wells and septic. Specific rules vary by municipality.
How do water and sewer setups differ for Lancaster homes?
- Borough homes are more likely on public water and sewer with monthly bills. Township homes are more likely on private wells and on-lot septic that require inspections and permits for repairs.
Are property taxes generally higher in boroughs or townships?
- It depends on the municipality and school district. Tax rates vary by municipal, school, and county millage, so you should verify current rates for each property.
What permits might I need for a deck or addition in Lancaster County?
- You will typically need building and possibly zoning permits. Projects can also trigger stormwater or erosion control requirements based on size and site conditions.
How do historic districts in Lancaster affect exterior renovations?
- If a property sits in a local historic district, exterior materials and design often require review and approval before work begins. This can change timelines and specifications.
