Custer County, CO: Owner-Builder Allowed

Unincorporated Custer County, Colorado requires a zoning permit for a new home and other covered construction, even though the county has not adopted a structural building code¹². Planning & Zoning handles the permit process and septic approvals³⁴. Before excavation or foundation work begins, confirm the parcel's zoning, water source, septic approval and access requirements¹⁵.

At a glance

Building permit: A county zoning permit is required for new homes and other covered construction¹
Building code: No structural building code adopted for unincorporated Custer County²
Zoning: Yes; unincorporated land is zoned by density⁶
Septic (OWTS): County permits and inspections apply alongside Colorado OWTS regulations⁷⁸⁹
RV living: Primary-residence use needs a Tiny House / RV Permit; recreational use without approved septic is time-limited¹⁰
Tiny home: A tiny house on a foundation used as a primary residence needs a special county permit¹¹
Owner-builder: The cited state exemption is limited to certain repair or maintenance work, not construction of a new home¹²
Well: Every new groundwater-diverting well needs a Colorado well permit, subject to statutory and basin-specific rules¹³

Who to call

Building permits

Custer County Planning & Zoning Department

Zoning and land-use applications, dwelling and accessory-structure permits, subdivision review, and septic (OWTS) permits for Custer County

719-783-2669

pz@custercounty-co.gov

Custer County Courthouse, 205 S 6th Street, Westcliffe, CO 81252

Online permits →

Roads & driveways

Custer County Road & Bridge Department

Driveway-access, excavation and other permits for work involving county roads and rights-of-way

719-783-2281

sheri@custercounty-co.gov

213 N 4th Street, Westcliffe, CO 81252

Contact details are copied from each office’s official page and were checked against it on October 16, 2026.

Off-grid gear

Going off-grid in Custer County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Custer County, Colorado?

Yes, but Custer County's terminology matters: unincorporated Custer County requires a zoning permit for dwellings, additions and other covered construction, while the county has not adopted a structural building code¹². A zoning permit must be issued before excavation, construction, reconstruction, a square-footage-increasing repair or remodel, or a change of use begins¹. A dwelling permit also depends on an approved septic permit, a legally adequate and physically available water source, and compliance with the zoning resolution¹.

The absence of a county structural code does not remove project closeout requirements: applicable rough-in and final electrical and plumbing inspections must be complete, and a county compliance inspection checks the structure, sewage disposal, water and other zoning commitments¹⁴. The structure must be dried in within 2 years and completed within 3 years after permit issuance¹⁴.

These county rules cover unincorporated Custer County only. Inside the Town of Westcliffe, the town building official issues building permits¹⁵, and inside the Town of Silver Cliff, the Zoning Enforcement Officer issues them¹⁶. Septic permits for those addresses still come from the county OWTS program⁷.

Who issues Custer County building permits, and how do you reach them?

Custer County Planning & Zoning administers land-use rules and building permits and also reviews septic systems, so it is the first office to contact for a rural home project⁴. The office is in the Custer County Courthouse at 205 S 6th Street in Westcliffe and accepts permit applications through its online system⁴.

Applications may be submitted online or by mail or in person, and a zoning application requires the applicable fee, proof of ownership, a plot plan, floor plan and elevation drawing¹⁷. Permit fees are non-refundable, and the county collects a 2% use tax when a building or septic permit is issued, based on estimated building-material purchases¹⁸. Colorado's cited owner exemption is limited to certain repair or maintenance work in counties with a contractor-licensing program; it does not create an exemption for building a new home¹². Ask Planning & Zoning what trade licensing, state inspections and documentation will apply if you plan to serve as your own builder⁴.

Does Custer County have zoning?

Unincorporated Custer County is zoned by density, and county zoning governs land and structures there⁶. The published districts have minimum lot areas of 80 acres in Zone I Grape Creek, 35 acres in Zone II Sangre de Cristo, 10 acres in Zone III Wet Mountain/Hardscrabble and 5 acres in Zone IV Foothills, subject to the resolution's adjustments and other requirements¹⁹.

Setbacks vary with parcel size: land of at least 3 acres generally uses a 50-foot property-line or roadway-easement setback, land between one-half acre and 3 acres uses 25 feet, and land of one-half acre or less uses 10 feet²⁰. Structures are limited to 30 feet in height, and on parcels larger than one-half acre all structures together may cover no more than 10% of the gross parcel²¹²². A guest house requires a multi-dwelling variance, an approved septic system, and compliance with height and setback rules; separate permission is required before using it as a short-term rental²³. Renting a home for fewer than 30 days requires a short-term rental permit that the Board of County Commissioners may grant or deny, and the applicant must have owned the property for at least 2 years²⁴. Zoning applies to the unincorporated part of the county and sets four districts, and the official zoning map kept in the County Clerk and Recorder's office is the final authority on a parcel's current zoning²⁵. A use that needs a Special Use Permit must show proof of adequate water and sewer, and the Board of County Commissioners may grant or deny it²⁶. Planned unit developments are allowed only east of State Highway 69 and need an engineer-designed legally adequate water supply and septic system, which matters mainly if you plan to subdivide²⁷. Inside the Town of Westcliffe, the town sets its own zoning²⁸. Ask Planning & Zoning to identify the parcel's district and verify the site plan before design work begins⁴.

How do septic permits work in Custer County?

Custer County Planning & Zoning authorizes septic permits and reviews on-site wastewater treatment systems, while both county and Colorado OWTS regulations apply⁷⁴. A new septic system requires a county permit before construction, and a dwelling permit cannot issue without an approved septic system⁸. Modifications, repairs and upgrades require county inspection and approval, and Colorado requires a final inspection after permitted work is complete and before the system is used⁹²⁹.

Only 3.4% of Custer County soils are rated without severe limitations for a conventional septic drain field, so make site evaluation an early contingency rather than assuming a standard system will work³⁰. A residence or business needs a county-approved permanent septic system before occupancy, and a vault system requires a variance from the Custer County Board of Health³¹⁷. Wastewater cannot be discharged onto the ground or into creeks, streams or other water bodies³¹.

Can you live in an RV, tiny home or manufactured home in Custer County?

An RV used as a primary residence in unincorporated Custer County requires a special Tiny House / RV Permit and remains subject to zoning rules¹⁰. Recreational occupancy of an RV, tent, teepee, yurt or similar structure may not exceed 90 days during the 12-month period beginning January 1 without an approved septic system³².

A tiny house on a foundation used as a primary residence also requires a special county permit and must meet applicable septic, water, setback and height requirements¹¹. Colorado-regulated tiny homes intended for long-term living need state plan approval before construction and still must satisfy local zoning³³. Manufactured and modular homes require a dwelling permit; a factory-built home also needs approved septic, compliant setbacks and height, removal of any wheels, blocking and leveling with skirting or a permanent foundation, and a Road & Bridge permit before transport within Custer County³⁴. Custer County has not confirmed a minimum dwelling floor area, so ask Planning & Zoning to review a small-home design before purchase⁴.

What are the steps to build a home in Custer County, Colorado?

Ask Planning & Zoning to confirm the parcel's zoning district, minimum lot area, setbacks, height limit and allowed residential use³⁵¹⁹²⁰²¹.
Establish a legally adequate, physically available water source; every new groundwater-diverting well in Colorado needs a state well permit, subject to statutory and basin-specific rules¹¹³.
Complete the septic site work and obtain county OWTS approval before the dwelling permit⁸.
Resolve access: Road & Bridge handles driveway permits involving county roads, while direct access to a state highway requires a CDOT permit⁵³⁶³⁷.
Submit the zoning-permit application with the fee, ownership proof, plot plan, floor plan and elevation drawing before excavation begins¹⁷¹.
Complete applicable electrical and plumbing inspections, the septic inspection and the county compliance inspection before closing the permit and occupying the home¹⁴⁹.

What should you check before buying land in Custer County?

Start with buildable area, not acreage alone: confirm the zoning district, parcel boundaries, road easements, setbacks and the combined structure-coverage limit with Planning & Zoning³⁵²⁰²²⁴. A seller cannot divide a lot outside the county's zoning and subdivision regulations, and subdivision access intersecting a county-maintained road requires a permit and inspection³⁸. Confirm legal and physical access as well, because a state-highway connection goes through CDOT³⁷.

Water and septic can determine whether the plan works: Colorado requires a permit for a new groundwater-diverting well, and only 3.4% of county soils are rated without severe limitations for a conventional drain field¹³³⁰. Floodplain-development requirements were not confirmed, so ask Planning & Zoning which floodplain map and local review apply before closing⁴. The county has 7.5 people per square mile, 53.6% wooded land and 46.8% of land with a slope of 15% or less, making terrain, wildfire exposure and year-round access practical due-diligence issues³⁹⁴⁰⁴¹. The effective property-tax rate is about 0.4%, with a median annual bill of about $1,300⁴²⁴³.

Watch-outs

Custer County has no adopted structural building code, but covered work still needs a zoning permit before excavation or foundation work begins²¹.
Only 3.4% of county soils are rated without severe limitations for a conventional drain field, so test septic feasibility before committing to a house site³⁰.
Colorado's cited owner exemption does not cover construction of a new home, and Custer County has not confirmed a minimum dwelling floor area; ask Planning & Zoning before relying on either assumption¹²⁴.

Sources

Written October 16, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Compared with neighboring counties

Like all 6 of its neighbors, Custer County requires a building permit for a home.

Rule	Custer County	Fremont County	Huerfano County	Pueblo County	Alamosa County	Costilla County	Saguache County
Building permit	Required	Required	Required	Required	Required	Required	Required
County zoning	Yes	Yes	Yes	Yes	Yes	Yes	No
Septic permits	County Planning & Zoning	County Building Dept.	Las Animas-Huerfano Counties District Health Dept.	Pueblo Dept. of Public Health & Env.	County Land Use & Building Dept.	County Planning & Zoning	County Land Use Office

How Custer County scores

Seclusion84100% ev.

Self-Sufficiency45100% ev.

Admin Boringness4190% ev.

Durability40100% ev.

Property Autonomy75100% ev.

Carry Cost80100% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$423kTypical home

0.4%Property tax

$3,662Land / acre

19.6"Annual rain

26% of yrsSevere drought

0.1 / yr (+0.1)Mid-century 100°F days

21.6 daysMid-century dry spell

1.5" (+9.2%)Mid-century 1-day rain

1.37×Wildfire change factor

100%Forward climate coverage

$2,213Home insurance / yr

3.6% / yrInsurance growth

0.83%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

998People within 30 min

700,968People within 2 hr

5,019Radius comparison (15 mi)

7.5People / sq mi

37.3%Federal land

46.8%Land at 15% slope or less

3.4%Soils rated "not limited" for septic (strict USDA rating)

15,201 acWorkable land screen

53.6%Wooded land

28.4 tonsBiomass / forest ac

41.9°FAvg temp

Answers from the rulebook for Custer County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Custer County rules

Building permitRequired
New primary residences, manufactured homes, modular homes, dwellings, accessory structures, and other covered construction in unincorporated Custer County.
- A zoning permit is required before excavation, construction, reconstruction, repair or remodeling that increases square footage, or change of use.
- No structure or addition, including excavation and foundations, may be constructed or moved until the zoning permit is issued.
- A dwelling permit requires an approved septic permit, legally adequate and physically available water source, and compliance with the zoning resolution.
“All dwellings and additions to dwellings require a zoning permit.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Building code adoptedNot adopted (with conditions)
County building-code adoption for structures in unincorporated Custer County.
- Structures are instead permitted through the zoning permit process.
- The resolution identifies zoning, septic, height, setback, and use-tax requirements.
“has not adopted a building code for structures built within the unincorporated area of the County.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
InspectionsRequired
Construction subject to county zoning-permit closure and compliance review.
- Before an open zoning permit may be closed, rough-in and final electrical and plumbing inspections must be complete where applicable.
- The structure must be dried-in within two years and completed within three years of permit issuance.
- A compliance inspection must confirm the structure, sewage disposal system, water, and other zoning commitments comply.
initial dried-in deadline: 2 years (from permit issuance) · completed phase deadline: 3 years (from permit issuance)
“Proof must be provided that rough-in and final electrical and plumbing inspection are complete.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
County-wide zoningPresent (with conditions)
County zoning in unincorporated Custer County.
- The official resolution states that Custer County is zoned by density.
- The zoning resolution applies to structures and land in the unincorporated area.
“The entire County is zoned by density acreage allowing farming, ranching, and residential uses by right.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Local zoningPresent
County zoning regulation of land use and development in the unincorporated part of Custer County, Colorado.
- The zoning resolution applies to the unincorporated part of Custer County.
- The resolution establishes four zoning districts.
- The official zoning map in the County Clerk and Recorder's office is the final authority for current zoning status.
- The resolution states that it is effective on the date of enactment and applies to applications for approvals or permits submitted after enactment.
zoning districts: 4 districts · maximum building height: <= 30 feet (The resolution states that the maximum height limit for any structure in Custer County is thirty feet.)
“These documents govern all development and land use within unincorporated areas of the county.”
Custer County Zoning Resolution ↗Re-checked Oct 5, 2026
Zoning districtsPublished (with conditions)
County zoning districts and their published minimum lot areas in unincorporated Custer County.
- The official county page identifies an official zoning districts map showing boundaries of all zoning classifications throughout the county.
- The zoning resolution identifies Zone I Grape Creek, Zone II Sangre de Cristo, Zone III Wet Mountain/Hardscrabble, and Zone IV Foothills.
“Official zoning districts map showing the boundaries of all zoning classifications throughout the county.”
Zoning Regulations | Custer County CO ↗Re-checked Sep 25, 2026
Minimum lot sizeDistrict specific (with conditions)
Minimum lot areas in the four county zoning districts.
- Zone I may have sections less than 640 acres, and the minimum lot size may be adjusted where fairness requires compensation for irregular sections.
- Other zoning, septic, subdivision, and variance requirements may also apply.
Zone I Grape Creek minimum lot area: 80 acres · Zone II Sangre de Cristo minimum lot area: 35 acres · Zone III Wet Mountain/Hardscrabble minimum lot area: 10 acres · Zone IV Foothills minimum lot area: 5 acres
“Minimum Lot Area: Thirty-five (35) acres.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
SetbacksSpecified
Buildings and structures in unincorporated Custer County.
- On property sized three acres or greater, buildings must be at least 50 feet from property lines or roadway easement boundaries and at least 60 feet from the driven surface of a roadway where no recorded roadway easement exists.
- On property less than three acres but greater than one-half acre, the minimum setback is 25 feet from property lines, boundaries, or recorded roadway easements.
- On property one-half acre or less, the minimum setback is 10 feet from surveyed property lines, boundaries, or recorded roadway easements.
- Specified architectural features may project no more than three feet into a required setback; carports, decks, and accessory buildings may not infringe required setbacks.
minimum setback for property >=3 acres: >= 50 feet (60 feet from driven roadway surface where no recorded roadway easement exists) · minimum setback for property >0.5 and <3 acres: 25 feet · minimum setback for property <=0.5 acre: 10 feet
“less than fifty (50) feet from any property line or roadway easement boundary”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Lot coverageSpecified
Gross land area covered collectively by all structures on parcels greater than one-half acre.
- The limit applies to all structures collectively.
- All structures over 100 square feet require a zoning permit before construction begins.
maximum gross parcel coverage by all structures: <= 10 percent (parcels greater than one-half acre)
“the gross land area covered by all structures collectively shall not exceed ten percent (10%) of the gross parcel.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Building heightSpecified
Structures in unincorporated Custer County.
- Height is measured from the highest point of finished grade at the building perimeter to the high point of the building structure.
- Backfill may not be used to circumvent the height requirement.
- An owner notified of noncompliance must apply for an over-height variance within 60 days.
maximum structure height: <= 30 feet · deadline to apply for over-height variance after notice: 60 days (after notification of noncompliance)
“The maximum height limit for any structure in Custer County is thirty (30) feet.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Living in an RVLimited
Recreational-vehicle occupancy, including RVs used as primary residences, in unincorporated Custer County.
- An RV used as a primary residence requires a special Tiny House / RV Permit and is subject to zoning regulations.
- Recreational occupancy of recreational vehicles cannot exceed 90 days within a 12-month period beginning January 1 without an approved septic system.
- Setbacks apply and sewage must be disposed of at an approved dump site.
maximum recreational occupancy without approved septic: <= 90 days per 12-month period (period begins January 1)
“cannot be occupied for more than ninety (90) days within a twelve (12) month period beginning January 1st without an approved septic system.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Camping on your landLimited
Recreational occupancy of tents, teepees, yurts, RVs, and similar structures in unincorporated Custer County.
- Occupancy may not exceed 90 days within a 12-month period beginning January 1 without an approved septic system.
- Setbacks apply.
- The Planning and Zoning Office may require proof that sewage is disposed of in an approved dump site.
maximum occupancy without approved septic: <= 90 days per 12-month period (period begins January 1)
“Recreational occupancy of recreational vehicles, tents, teepees, yurts, and any similar structures”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Tiny homesLimited
Tiny houses on foundations used for occupancy in unincorporated Custer County.
- A special permit is required for tiny houses on foundations used as primary residences.
- The use is subject to zoning regulations and other applicable septic, water, setback, and height requirements.
“Special permit for tiny houses on foundations or recreational vehicles used as primary residences, subject to zoning regulations.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Manufactured homesLimited
Manufactured, mobile, modular, or factory-built homes used for human habitation in unincorporated Custer County.
- A dwelling permit is required for manufactured and modular homes.
- Factory-built homes require an approved septic system and must comply with height and setback requirements.
- Wheels must be removed if applicable and the home must be blocked and leveled with skirting and/or placed on a permanent foundation.
- A factory-built home may not be transported within Custer County until a Road and Bridge permit is obtained.
- Any factory-built home constructed after 1977 is eligible for a permit.
eligibility construction date: > 1977 year (factory-built home)
“Any factory built home constructed after 1977 shall be eligible for a permit.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Accessory dwellingsLimited
Guest houses and other additional dwelling units in unincorporated Custer County.
- A guest house requires a multi-dwelling variance before construction.
- An approved septic system, height compliance, setback compliance, and human-habitation use are required.
- A guest house may not be used as a short-term rental unless individually permitted.
“Requires a Multi-dwelling Variance prior to construction;”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Who permits septicMixed (with conditions)
On-site wastewater treatment systems in unincorporated Custer County.
- The county administers county OWTS additions and authorizes septic permits.
- State and county OWTS regulations both apply.
- Vault systems require an approved variance from the Custer County Board of Health.
“These state regulations form the baseline for all septic system installations.”
Planning & Zoning | Custer County CO ↗Re-checked Sep 25, 2026
Septic permitRequired
New septic systems and septic installations or modifications in unincorporated Custer County.
- New septic systems must comply with state and county OWTS regulations.
- No septic tank system or other sewer facility may be constructed on a parcel or lot without a prior septic permit from the Planning and Zoning Office.
- No dwelling permit may issue without an approved septic system.
“it has a prior septic permit from the Planning and Zoning Office.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Septic inspectionRequired
Septic systems and individual sewage disposal systems subject to county permit closure or modification review.
- Septic modifications, repairs, or upgrades require inspection and approval from the Planning and Zoning Office.
- Before compliance inspection, the individual sewage disposal system must be installed and have passed inspection, if applicable.
“Requires inspection and approval from Planning & Zoning office.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Off-grid sanitationLimited
Non-municipal sanitation and wastewater disposal in unincorporated Custer County.
- A county-approved permanent septic system is required for residences and businesses before occupancy.
- Vault systems require an approved variance from the Custer County Board of Health.
- Wastewater may not be disposed onto or into the ground, creeks, streams, or bodies of water.
- Land application at a county- and state-approved landfill is permissible only when permitted by CDPHE.
“Vault systems must have an approved variance from the the Custer County Board of Health.”
Custer County Zoning Resolution ↗Re-checked Sep 25, 2026
Mandatory utility hookupWater and sewer (with conditions)
Planned Unit Development applications in unincorporated Custer County east of State Highway 69.
- PUD permits are not allowed west of Highway 69.
- The developer must provide adequate water and sewer.
- Water requirements include an engineer-designed legally adequate water supply, hydrology evidence based on 100% build-out and full-time occupancy, ownership of water rights, source metering, and compliance with CDPHE and Colorado Division of Water Resources requirements.
- Sewage requirements include an engineer-designed collection and OWTS system, estimated daily sewage volume, evidence of compliance with the water augmentation decree, and compliance with federal, state, and local laws and regulations in effect when the Final Plan is submitted.
- PUD approval is discretionary with the Board of County Commissioners after Planning Commission review.
PUD geographic limit: east of State Highway 69 (PUDs are not allowed west of Highway 69) · water supply planning basis: 100% build out and full-time occupancy
“The provisions of the Resolution shall apply to the unincorporated part of Custer County.”
Custer County Zoning Resolution ↗Re-checked Oct 7, 2026
One more reviewed finding on this topic
- Water and sewer (with conditions) — Special Use Permit applications in unincorporated Custer County.
  “General requirements for granting the SUP: • written road maintenance agreement(s) between all affected parties if the property is located on a non-State or County maintained road. • proof of adequate water and sewer; • proof of adequate street and transportation improvements to accommodate traffic volume generated by the proposed development;”
  Custer County Zoning Resolution ↗Re-checked Oct 7, 2026
Subdividing landRegulated (with conditions)
Division of land, lot-line adjustments, creation of parcels, and subdivision access in unincorporated Custer County.
- The zoning resolution requires conformity with the Subdivision Regulations before a lot may be divided.
- The county source identifies subdivision regulations adopted July 29, 2011.
- Subdivision accesses intersecting county-maintained roads require permits and inspection, with proof of compliance submitted to Planning and Zoning.
subdivision regulations adoption date: 2011-07-29
“No owner shall have the right to divide any lot unless in conformity with all the regulations herein specified and the Subdivision Regulations.”
Zoning Regulations | Custer County CO ↗Re-checked Sep 25, 2026
Driveway accessRequired
Private access ways intersecting county-maintained rights-of-way in Custer County.
- For a state highway, CDOT has jurisdiction.
- For county-maintained roads, the County Road and Bridge Department has jurisdiction.
- All accesses intersecting county-maintained roads require permits and inspection; permit fees are established by the BOCC.
“Permits are required for all accesses that intersect County maintained roads”
Road & Bridge | Custer County CO ↗Re-checked Sep 25, 2026
Short-term rentalsLimited
Short-term rentals of all or part of a single-family dwelling for fewer than 30 days in unincorporated Custer County.
- An STR Permit is required before renting or leasing for fewer than 30 days.
- The permit may be granted or denied at the discretion of the Board of County Commissioners, with possible additional conditions.
- The property must have been owned by the applicant for at least two years, have a legal water supply and sanitary facility, and satisfy the listed zoning, road, service, impact, fire-safety, boundary, responsible-agent, and OWTS requirements.
- Accessory structures cannot be rented as STRs, and occupancy cannot exceed the rate allowed by the permitted OWTS.
- The permit must be renewed annually by January 31 with the County's current fee-schedule fee; the permit is nontransferable, but a new owner may apply before taking title without interrupting an existing rental business.
- Applications require a pre-application conference, written submission at least 30 days before the proposed meeting date, fees, Planning Commission presentation, and applicable public notice and neighbor notification.
- No STR rental occupancy may occur while an application is pending, except for STRs in existence when the zoning amendment was adopted.
- Annual increases should not exceed one STR in Zones I and II and three STRs in Zones III and IV; applications exceeding the annual limits are deferred to the following year in application order.
- Existing STRs that are not renewed or are sold and not continued as STRs may be replaced without affecting the annual increase limits.
- No STR may be permitted within one-half mile of another STR, except in areas historically used for tourism; STRs initially approved before December 8, 2025 are exempt from that separation restriction.
- The zoning resolution applies to the unincorporated part of Custer County.
maximum rental duration: < 30 days · minimum prior ownership: >= 2 years · annual STR increase in Zones I and II: <= 1 STR per zone per year (The resolution says increases should not exceed one; existing STR replacements described in the resolution do not affect annual increase limits.) · annual STR increase in Zones III and IV: <= 3 STRs per zone per year (The resolution says increases should not exceed three; existing STR replacements described in the resolution do not affect annual increase limits.) · STR separation distance: >= 0.5 mile (Except for areas historically used for tourism; STRs initially approved before December 8, 2025 are not subject to this restriction.) · application lead time: >= 30 days (Before the proposed meeting date)
“Increases in the number of STRs during that year should not exceed one (1)”
Custer County Zoning Resolution ↗Re-checked Oct 7, 2026
Permit feesPublished (with conditions)
County zoning, building, septic, and related permit fees.
- Applications require applicable fees and supporting documentation.
- Fees are established by the Board of County Commissioners and maintained in the county fee schedule.
- Permit fees are non-refundable.
- A 2% county use tax is collected at issuance of any building or septic permit, based on estimated building-material purchases.
- Late use-tax payment incurs a 10% penalty and 18% annual interest.
county use tax: 2 percent (collected at issuance of any building or septic permit) · late use-tax penalty: 10 percent (of tax due) · late use-tax interest: 18 percent per annum (for delinquent payment)
“Current fees for all permits, variances, applications, and planning & zoning services.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026
Permit processPublished (with conditions)
County building, zoning, septic, variance, and related permit applications.
- Applications may be submitted online or by mail/in person.
- Online applicants complete the application and upload required documents.
- Mail or in-person applications go to the Planning and Zoning Office, PO Box 150, Westcliffe, Colorado 81252, or the courthouse.
- Zoning applications require a permit fee, proof of ownership, plot plan, floor plan, and elevation drawing.
- A construction zoning permit is valid for two years; dried-in construction is required within two years and completion within three years.
zoning permit validity: 2 years (from issuance) · dried-in deadline: 2 years (from issuance) · completion deadline: 3 years (from issuance)
“Complete the application and upload the required documents.”
Building Permits & Applications | Custer County CO ↗Re-checked Sep 25, 2026

Colorado rules that apply here

Owner-builder exemptionConditional
An individual owner performing repair or maintenance work on the owner's property in a Colorado county that has adopted a building-contractor licensing program under C.R.S. § 30-11-125.
- The statute addresses county building-contractor licensing programs and applies to work in unincorporated county areas when a county has adopted such a program.
- The exemption is limited to repair or maintenance work on the individual's own property; it does not establish a statewide exemption for constructing a new residence or for all contractor-regulated work.
- A county may require a building-contractor license for persons engaging in the business of being a building contractor in its unincorporated areas.
- The statute defines a building contractor as a person who, for compensation, directs, supervises, or undertakes work for which a county building permit is required.
- The statute source states that § 30-11-125 was effective August 3, 2007, and was amended effective October 1, 2019.
“Nothing [...] shall be construed to require any individual to hold a license to perform repair or maintenance work on his or her own property”
Colorado Revised Statutes 2026, Title 30, § 30-11-125 ↗Re-checked Oct 3, 2026
2 more reviewed findings on this topic
- Conditional — An individual performing electrical work on the individual's own Colorado property or residence, including a primary residence, under the statewide electrical licensing statute.
  “Nothing in this article 115 [...] require any individual to hold a license”
  Colorado Revised Statutes 2026, Title 12, § 12-115-116 ↗Re-checked Oct 3, 2026
- Conditional — An individual performing plumbing work on the individual's own Colorado property or residence, including a primary residence, under the statewide plumbing licensing statute.
  “Nothing in this article 155 requires an individual to hold a license”
  Colorado Revised Statutes 2026, Title 12, § 12-155-118 ↗Re-checked Oct 3, 2026
Well permitRequired
Every new groundwater-diverting well in Colorado, including residential wells, subject to statutory exemptions and basin-specific rules.
- The Division of Water Resources administers groundwater permitting and issues permits.
- Applicants must complete the appropriate application and pay the associated fee.
- Statutory exemptions and additional Denver Basin or Designated Basin rules may affect the requirement or permit conditions.
- In many areas, a well may also require an augmentation plan if its priority is not sufficient to divert in priority.
complete-application review time: <= 49 days (DWR states review of complete new and replacement applications may take up to 49 days)
“Every new well in the state that diverts groundwater must have a well permit.”
Water Administration ↗Re-checked Sep 9, 2026
Building in a floodplainRequired
Development in floodplain areas subject to Colorado floodplain-management requirements, and state-owned land in counties or municipalities that do not participate in the National Flood Insurance Program.
- Local floodplain regulations must equal or exceed FEMA National Flood Insurance Program minimum design and construction criteria.
- Local floodplain regulations must comply with Colorado Water Conservation Board rules and regulations for regulatory floodplains.
- The state program applies to development on state-owned land in counties and municipalities that do not participate in the National Flood Insurance Program.
“Local government floodplain management regulations for development in floodplain areas must equal or exceed the federal emergency management agency's national flood insurance program's (national flood insurance program) minimum design and construction criteria and must comply with the Colorado water conservation board's (CWCB) rules and regulations for regulatory floodplains in Colorado.”
SB24-179 Floodplain Management Program ↗Re-checked Sep 9, 2026
Campground & park staysAllowed (with conditions)
Temporary overnight camping, including parking a motor home or traveler, on land and water under the control of Colorado Parks and Wildlife, including state parks and state recreation areas.
- The source addresses lands and waters under the control of the Division of Parks and Wildlife, not all public or private land statewide.
- Camping includes parking a motor vehicle, motor home, or traveler for the apparent purpose of overnight occupancy.
- A commission-issued permit may be required; the statute defines permits to include campground permits and electrical hookup permits.
- The state may charge fees for required passes or permits for use of any state park or state recreation area where supervision, maintenance, or specified facilities warrant a fee.
overnight occupancy: true (Camping definition includes the parking of a motor vehicle, motor home, or traveler for the apparent purpose of overnight occupancy.) · permit types: campground permits; electrical hookup permits
“Develop state parks and state recreation areas suitable for such recreational activities as camping, [...] "Camping" means [...] the parking of a motor vehicle, motor home, or traveler”
Title 33 - Parks and Wildlife - Colorado Revised Statutes 2024 ↗Re-checked Sep 21, 2026
county zoning authorityGeneral
Colorado counties adopting zoning plans for all or any part of unincorporated territory.
- The county planning commission may make the zoning plan; in a county having a county planning commission, it must do so upon order by the board of county commissioners.
- The zoning plan may regulate districts or zones, including building location, height, bulk, size, lot coverage, lot size, open spaces, population density, building and land uses, and access to sunlight for solar energy devices.
- The plan may include regulations for uses on or along storm or floodwater runoff channels or basins only when the channel or basin has been designated and approved by the Colorado water conservation board, to lessen or avoid hazards from storm or floodwaters.
- The statute applies to unincorporated territory and does not describe incorporated cities or towns as within this county zoning grant.
“zoning all or any part of the unincorporated territory within such county”
Colorado Revised Statutes 2025 Title 30 Government - County ↗Re-checked Sep 21, 2026
county building authorityGeneral
Colorado counties adopting and enforcing building codes and requiring building permits in designated unincorporated areas.
- A board of county commissioners may adopt a building code in all or part of the county, but the area must not be within the limits of an incorporated city or town.
- Buildings or structures used solely to shelter agricultural implements, farm products, livestock, or poultry may be excepted from the building code and permit requirement.
- Before adoption, the county planning commission may designate part or all of the county for the building code upon request from the board of county commissioners; the board must hold a public hearing and publish notice once weekly for four consecutive weeks.
- After adoption of the building code, construction, reconstruction, alteration, or remodeling in the designated area requires a building permit, except for the agricultural-shelter exception.
- The board must fix a reasonable schedule of building-permit fees; no permit fee may be charged unless a qualified inspector actually performs an inspection.
- Plans must conform to the building code, and plans and specifications generally must bear the seal of a Colorado-licensed architect or engineer unless exempted by section 12-120-403.
- Every county adopting or updating a building code must adopt and enforce an energy code meeting or exceeding one of the three most recent International Energy Conservation Code versions under section 30-28-211.
- The 2025 amendment to section 30-28-204 is effective January 1, 2026 and adds accessibility requirements for substantially amended or updated county building codes, with an exception for compliant one- and two-family dwellings and townhomes.
“A board of county commissioners is authorized to adopt ordinances and a building code”
Colorado Revised Statutes 2025 Title 30 Government - County ↗Re-checked Sep 21, 2026

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

Certificate of occupancy — Certificate-of-occupancy requirements in unincorporated Custer County.
Minimum dwelling size — Minimum floor area or dwelling-size requirement for dwellings in unincorporated Custer County.
Agricultural exemption — Agricultural-use exemptions from county permitting or zoning requirements.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Custer County, Colorado

Is Custer County a good place to live off-grid or homestead?

Custer County scores 63/100 on the Bolthole Index, a solid county profile. Its strengths: sparse surroundings — about 998 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: elevated current hazard exposure and more administrative friction around building and land use.

Do you need a building permit in Custer County, Colorado?

Custer County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Custer County Planning & Zoning / Environmental Health (OWTS program). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Custer County?

Living in an RV on your own land in Custer County is limited to specific cases: Recreational-vehicle occupancy, including RVs used as primary residences, in unincorporated Custer County. An RV used as a primary residence requires a special Tiny House / RV Permit and is subject to zoning regulations. Recreational occupancy of recreational vehicles cannot exceed 90 days within a 12-month period beginning January 1 without an approved septic system. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Custer County, Colorado?

Land in Custer County runs about $3,662 per acre, based on the latest county data.

What is the water situation in Custer County?

Custer County gets about 19.6" of rain a year, with severe drought in roughly 26% of years.

How remote is Custer County?

A representative private-land location has about 998 people within a 30-minute drive and 700,968 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Building permits, zoning and land rules in Custer County, Colorado

At a glance

Who to call

Do you need a building permit in Custer County, Colorado?

Who issues Custer County building permits, and how do you reach them?

Does Custer County have zoning?

How do septic permits work in Custer County?

Can you live in an RV, tiny home or manufactured home in Custer County?

What are the steps to build a home in Custer County, Colorado?

What should you check before buying land in Custer County?

Watch-outs

Sources

Compared with neighboring counties

Custer County in Colorado

How Custer County scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Custer County

Answers from the rulebook for Custer County

Custer County rules

Colorado rules that apply here

Still unanswered

Living off-grid in Custer County, Colorado

Is Custer County a good place to live off-grid or homestead?

Do you need a building permit in Custer County, Colorado?

Can you live in an RV or tiny home on your land in Custer County?

How much does land cost in Custer County, Colorado?

What is the water situation in Custer County?

How remote is Custer County?

How Custer compares in Colorado