Bolthole Index

El Paso County, Colorado

Building permits, zoning and land rules in El Paso County, Colorado

60Index Score / 100
#19 of 64 in Colorado

Unincorporated El Paso County, Colorado requires building permits from the Pikes Peak Regional Building Department (PPRBD) for new homes and other covered work12. El Paso County Planning and Community Development administers zoning for unincorporated land under the Land Development Code34. El Paso County Public Health handles septic permits for properties without municipal wastewater service56. RV living is prohibited outside RV park districts except as approved temporary housing during home construction78.

At a glance

Building permit
Required for new homes and other covered work; issued by PPRBD under the 2021 International Residential Code29
Zoning
Yes; district-specific uses and dimensional standards apply in unincorporated areas310
Septic permits
Required through County Public Health; a licensed installer must submit the application56
Owner-builder
Available only when you personally work on the primary residence you own and occupy11
RV living
Generally prohibited in county zoning districts; allowed in RV park districts and as temporary housing during construction with a temporary-use permit78
Tiny homes
One may be the principal use of an individual lot, subject to zoning and certification conditions12
Wells
A Colorado well permit is required for a new groundwater-diverting well, subject to exceptions13

Who to call

Building permits

Pikes Peak Regional Building Department (PPRBD)

Building, electrical, mechanical and plumbing permits, plan review and inspections for unincorporated El Paso County, including homeowner (owner-builder) permits

719-327-2880

2880 International Circle, Colorado Springs, CO 80910

Online permits →

Planning & zoning

El Paso County Planning and Community Development

Zoning, land use, the Land Development Code, subdivision and planning applications for unincorporated El Paso County

(719) 520-6300

plnweb@elpasoco.com

2880 International Circle, Suite 110, Colorado Springs, CO 80910

Floodplain permits

PPRBD Regional Floodplain Management Office

Floodplain map maintenance, floodplain development permits, and FEMA National Flood Insurance Program compliance for the Pikes Peak region, including unincorporated El Paso County

719-327-2898

2880 International Circle, Colorado Springs, CO 80910

Roads & driveways

El Paso County Public Works

County road, bridge and drainage maintenance, stormwater management, and right-of-way (ROW) permitting, including driveway access to a county road

(719) 520-6460

3275 Akers Drive, Colorado Springs, CO 80922

Online permits →

Septic permits

El Paso County Public Health - Onsite Wastewater Treatment Systems (OWTS) Program

Septic (OWTS) permitting, plan review and inspection for unincorporated El Paso County

(719) 578-3199

1675 W. Garden of the Gods, Colorado Springs, CO 80907

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 El Paso 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 El Paso County, Colorado?

Unincorporated El Paso County requires PPRBD building permits for new homes and covered construction; cosmetic work and specified accessory structures may be exempt12. For example, a one-story detached accessory structure up to 200 square feet, supported directly on grade, is listed as exempt from a building permit, but zoning or floodplain review can still apply1415. PPRBD applies the 2021 International Residential Code to houses, with the 2023 National Electrical Code for wiring916. PPRBD identifies the current local code as the 2023 Pikes Peak Regional Building Code, 2nd Printing, effective June 30, 20269. Building-permit fees depend on valuation and project type; valuation includes labor and materials, and the online calculator is only an estimate1718. For new one- and two-family dwellings, the published fee table includes plumbing, electrical, gas, heating and building inspections, and plan examination adds 28 percent of the building-permit fee19. Starting covered work without a building permit triggers a special investigation fee equal to twice the permit fee, whether or not a permit is later issued20.

Who is the building department for El Paso County, and how do you reach them?

The Pikes Peak Regional Building Department is the building department serving El Paso County and the listed Pikes Peak municipalities21. Reach PPRBD at 719-327-2880 or visit its main office at 2880 International Circle, Colorado Springs, CO 8091021. El Paso County Planning and Community Development separately handles zoning, land-use and subdivision matters for unincorporated property; reach it at (719) 520-6300 or plnweb@elpasoco.com22. A homeowner permit is available only when the owner personally performs the work on a primary residence the owner owns and occupies; it cannot be used for a rental, a home the owner does not occupy or work done by a hired contractor11. The homeowner remains responsible for passing every required inspection, and cannot schedule inspections on a permit a contractor obtained2324.

Does El Paso County have zoning?

El Paso County zoning applies to unincorporated land; Planning and Community Development maintains the zoning map and zoning resolutions, and the resolutions govern if a classification is disputed310. Inside Fountain, Monument, Manitou Springs, Palmer Lake and Green Mountain Falls, the town or city sets its own zoning2526272829. Septic permits for every address without municipal wastewater service, city or not, still come from El Paso County Public Health5. County dimensional standards vary by district: F-5 generally requires 5 acres, 200 feet of lot width and 25-foot front, rear and side setbacks, with 25 percent maximum lot coverage and a 30-foot maximum height30313233. Exceptions exist: a single-story ranch-style residence may reach 45 percent lot coverage, and some parcels abutting a section-line county road may qualify for a 4.75-acre minimum lot area3230. Planned developments and overlays can set different standards31. In the A-35 Agricultural district, one additional single-family dwelling is allowed per lot, for family or for rent34. Agricultural structures and accessory uses are exempt from the residential-district accessory-structure square-footage limit, but remain subject to other zoning, building, fire and health requirements35. Subdivision plats and replats go to the Board of County Commissioners before they can be recorded36.

How do septic permits work in El Paso County?

El Paso County Public Health regulates and inspects onsite wastewater treatment systems for homes and businesses not served by municipal wastewater537. A septic permit is required for covered OWTS work, and since January 1, 2024, a licensed OWTS installer must submit the application638. Along the Highway 24 West corridor, profile pits must remain open for a site inspection before the permit is issued6. Colorado also requires a final local inspection after permitted construction, installation, alteration or repair and before the system is used39. Only about 43 percent of county soils lack severe limitations for a conventional drain field, making the site evaluation and system design a serious pre-purchase issue40. Reach the OWTS program at (719) 578-3199 or 1675 W. Garden of the Gods, Colorado Springs, CO 8090741.

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

El Paso County's code states that no person shall occupy or reside within any vehicle or recreational vehicle, with two exceptions: RV park (RVP) districts, and temporary housing under the code's Chapter 5 standards7. Temporary housing means an RV on your lot while a permanent dwelling is under construction, and only where zoning allows, with a temporary-use permit and an active building permit for the dwelling8. That temporary RV use is limited to 12 months unless renewed and ends sooner if construction finishes; the RV must then be removed8. El Paso County allows one tiny house as the principal use of an individual lot, with two potentially allowed in the A-35 Agricultural district, subject to the code's certification and zoning conditions12. A mobile home must have a permanent foundation or skirting that obscures the chassis before occupancy42. Tiny houses require proof of water and wastewater service unless the Planning and Community Development Director approves an exception; individual wells and septic systems still require applicable permits43. Interior wastewater storage is prohibited unless the Director approves it in consultation with El Paso County Public Health44. We could not confirm a general private-land camping rule or minimum dwelling floor area; ask Planning and Community Development22.

What are the steps to build a home in El Paso County?

  1. Confirm the parcel’s zoning and proposed use with Planning and Community Development; zone changes, subdivisions and use variances generally start with an Early Assistance meeting445.
  2. Ask PPRBD’s Regional Floodplain Management Office about floodplain review, including for work otherwise exempt from a building permit1546.
  3. Have a licensed OWTS installer submit the septic application to County Public Health where municipal wastewater service is unavailable56.
  4. Apply to Colorado’s Division of Water Resources for a new groundwater well; statutory exceptions, basin rules and augmentation requirements may affect the application47.
  5. Use PPRBD’s Start a Project questionnaire to identify building-permit and plan-review requirements; electronic plans require a web account under Plans, then Electronic Plans1448.
  6. Obtain a CDOT access permit for direct state-highway access, or ask County Public Works about county-road driveway requirements4950.
  7. Schedule building inspections with the permit number and do not proceed beyond required inspection points without approval; complete the septic final inspection before use and obtain the required certificate of occupancy before occupying a new home51243952.

What should you check before buying land in El Paso County?

Start with the zoning map, legal access, floodplain status, water source and wastewater plan rather than relying on an acreage listing alone453136. A direct driveway to a state highway needs a separate CDOT access permit49. Only about 43 percent of county soils lack severe conventional-drain-field limitations, while about 84.2 percent of the land has slopes of 15 percent or less, so gentle-looking ground does not guarantee an easy septic site4054. Annual precipitation averages 16.3 inches, and severe drought occurs in about 20.9 percent of years, making well feasibility and water rights central due-diligence questions5556. Farmland value averages about $2,688 per acre, the median property-tax bill is about $1,773 a year and the effective property-tax rate is about 0.4 percent575859. Ask Planning about the parcel and PPRBD about the proposed structure before closing2221.

Watch-outs

  • Do not start covered construction before the PPRBD permit is issued: the special investigation fee is twice the permit fee even if no permit is ultimately issued20.
  • Living in an RV on your own lot is prohibited by county code outside RV park districts, except as temporary housing during home construction, which needs allowed zoning, a temporary-use permit and an active dwelling permit and is limited to 12 months unless renewed78.
  • El Paso County has no specific permit requirement for short-term rental of a principal structure in unincorporated areas, but the property still must comply with the Land Development Code and other county ordinances60.
  • We could not confirm general private-land camping, minimum dwelling floor area or county-road driveway standards; ask Planning and Community Development about land use and Public Works about driveway access2250.
  • The county rules above apply to unincorporated El Paso County; inside Fountain, Monument, Manitou Springs, Palmer Lake and Green Mountain Falls, confirm zoning with the town or city before relying on the county district standards2526272829.

Sources

  1. 2023 Pikes Peak Regional Building Code, quoted and re-checked
  2. Homeowner Permits, quoted and re-checked
  3. El Paso County Land Development Code, Chapter 1, quoted and re-checked
  4. El Paso County Land Development Code Chapter 1, quoted and re-checked
  5. Onsite Wastewater Treatment Systems, quoted and re-checked
  6. Onsite Wastewater Treatment Systems, quoted and re-checked
  7. El Paso County Land Development Code Chapter 5, quoted and re-checked
  8. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  9. Code Changes - Pikes Peak Regional Building Department, quoted and re-checked
  10. El Paso County Land Development Code, Chapter 1, quoted and re-checked
  11. Homeowner Permits, quoted and re-checked
  12. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  13. Water Administration (Colorado statewide rule), quoted and re-checked
  14. Start a Project - Pikes Peak Regional Building Department, quoted and re-checked
  15. Homeowner Permits, quoted and re-checked
  16. Pikes Peak Regional Building Department, quoted and re-checked
  17. Pikes Peak Regional Building Code 2023, quoted and re-checked
  18. RBD Current Building Permit Fee Schedule, quoted and re-checked
  19. Fee Schedule - Pikes Peak Regional Building Department, quoted and re-checked
  20. Fee Schedule, quoted and re-checked
  21. Pikes Peak Regional Building Department (PPRBD) (pprbd.org)
  22. El Paso County Planning and Community Development (planningdevelopment.elpasoco.com)
  23. Homeowner Permits, quoted and re-checked
  24. Pikes Peak Regional Building Department, quoted and re-checked
  25. Fountain: Fountain Code Sec. 17.04.020 Residential agricultural district (RA) (El Paso County), quoted and re-checked
  26. Town of Monument: Monument Code 18.03.210 Large Lot Residential (LLR) zone district (El Paso County), quoted and re-checked
  27. Manitou Springs: Manitou Springs LUDC 18.02.1 General Provisions (El Paso County), quoted and re-checked
  28. Town of Palmer Lake: Palmer Lake Code 17.02.090 One-acre single-family detached (R-1) (El Paso County), quoted and re-checked
  29. Town of Green Mountain Falls: Green Mountain Falls Municipal Code, Sec. 12-21—Zoning districts (El Paso County), quoted and re-checked
  30. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  31. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  32. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  33. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  34. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  35. El Paso County Land Development Code Chapter 5, quoted and re-checked
  36. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  37. Onsite Wastewater Treatment Systems, quoted and re-checked
  38. Onsite Wastewater Treatment Systems, quoted and re-checked
  39. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  40. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  41. El Paso County Public Health - Onsite Wastewater Treatment Systems (OWTS) Program (elpasocountyhealth.org)
  42. El Paso County Land Development Code, Chapter 5, quoted and re-checked
  43. El Paso County Land Development Code Chapter 5, quoted and re-checked
  44. El Paso County Land Development Code Chapter 5, quoted and re-checked
  45. planningdevelopment.elpasoco.com, quoted and re-checked
  46. PPRBD Regional Floodplain Management Office (pprbd.org)
  47. Water Administration, quoted and re-checked
  48. Pikes Peak Regional Building Department, quoted and re-checked
  49. Access Permits | Frequently Asked Questions (Colorado statewide rule), quoted and re-checked
  50. El Paso County Public Works (publicworks.elpasoco.com)
  51. Pikes Peak Regional Building Department, quoted and re-checked
  52. 2023 Pikes Peak Regional Building Code, quoted and re-checked
  53. Homeowner Permits, quoted and re-checked
  54. Share of land at 15% slope or less: Bolthole Index county data
  55. Annual precipitation: Bolthole Index county data
  56. Share of years in severe drought: Bolthole Index county data
  57. Farmland value per acre (USDA census): Bolthole Index county data
  58. Median property tax bill: Bolthole Index county data
  59. Effective property tax rate: Bolthole Index county data
  60. Short Term Rentals, quoted and re-checked

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.

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Compared with neighboring counties

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

RuleEl Paso CountyTeller CountyDouglas CountyElbert CountyFremont CountyPueblo CountyCrowley County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Public HealthCounty Public Health & Env.County Health Dept.ECPHECounty Building Dept.Pueblo Dept. of Public Health & Env.Otero County Health Dept.

County locator

El Paso County in Colorado

60
County map
El Paso County highlighted among the Colorado counties · colored by Index score

How El Paso County scores

Seclusion39100% ev.
Self-Sufficiency46100% ev.
Admin Boringness46100% ev.
Durability64100% ev.
Property Autonomy75100% ev.
Carry Cost79100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$456kTypical home
0.4%Property tax
$2,688Land / acre
16.3"Annual rain
20.9% of yrsSevere drought
3 / yr (+2.9)Mid-century 100°F days
24.5 daysMid-century dry spell
1.06" (+4.8%)Mid-century 1-day rain
1.29×Wildfire change factor
100%Forward climate coverage
$2,734Home insurance / yr
5.3% / yrInsurance growth
1.22%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,756,193People within 2 hr
77,238Radius comparison (15 mi)
350People / sq mi
15.6%Federal land
84.2%Land at 15% slope or less
43%Soils rated "not limited" for septic (strict USDA rating)
567,764 acWorkable land screen
19.1%Wooded land
26.6 tonsBiomass / forest ac
48.3°FAvg temp

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Cities and towns in El Paso County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet researched: Town of Calhan · Town of Ramah

Answers from the rulebook for El Paso County

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

El Paso County rules

  • Building permitRequired

    Listed construction, installation, replacement, and new-home projects in unincorporated El Paso County.

    • The page lists examples including new homes, framing, room additions, roofing, electrical work, and work within a floodplain.
    • Cosmetic improvements and certain small accessory structures may not require a permit.
    • PPRBD advises contacting it before starting when applicability is uncertain.
    “Construction, installation and replacement of, but not limited to, the following:”
    2 more reviewed findings on this topic
    • Required — Work for which the PPRBD code requires a building permit.
      “Whenever any work for which a permit is required by this Code has been commenced without first obtaining said permit”
    • Required — Buildings and structures regulated by the Pikes Peak Regional Building Code in the PPRBD jurisdiction.
      “RBC105.1 PERMITS REQUIRED. Except as specified in Section RBC105.2 of this Code, no building or structure regulated by this Code shall be”
  • Owner-builder exemptionAvailable (with conditions)

    A homeowner obtaining a permit for work on a primary residence in PPRBD jurisdiction.

    • The homeowner must perform the work personally.
    • The homeowner must own and reside in the primary residence.
    • A homeowner may not obtain a permit for a rental property or a home the homeowner does not occupy.
    • It is illegal to obtain a homeowner permit for work performed by a hired contractor.
    • The homeowner remains responsible for passing required inspections.
    “Yes. As a homeowner you may obtain a permit only if you are performing the work on your primary residence, which you own and reside in. You cannot perform work on a rental property you own nor a home you do not reside in.”
    One more reviewed finding on this topic
    • Conditional — Homeowner-performed permitted work in the PPRBD jurisdiction.
      “As a homeowner you may obtain a permit only if you are performing the work on your primary residence, which you own and reside in.”
  • Building code adoptedAdopted (with conditions)

    Building-code adoption administered by the Pikes Peak Regional Building Department for El Paso County.

    • The current code is the 2023 Pikes Peak Regional Building Code, 2nd Printing.
    • The code became effective June 30, 2026.
    • The code adopts the listed model codes by reference, including the 2021 IBC, 2021 IRC, 2021 IMC, 2021 IFGC, 2021 IPC, 2023 NEC, 2021 IECC, 2021 IEBC, 2019 ASME A17.1, and 2021 ISPSC.
    • The adoption-status table states that El Paso County passed the code by County Commission action on May 2, 2023, with an effective date and implementation date of June 30, 2023.

    effective date: 2026-06-30 · residential building code: 2021 IRC · commercial building code: 2021 IBC

    “Effective June 30, 2026, the current code within the jurisdiction of the Department is the 2023 Pikes Peak Regional Building Code, 2nd Printing.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Building-code plan review and inspections administered by PPRBD in unincorporated El Paso County.
      “PPRBD has adopted the following codes applied to plan review and inspections.”
    • Adopted (with conditions) — Building-code plan review and inspections within the Pikes Peak Regional Building Department jurisdiction, including unincorporated El Paso County.
      “PPRBD has adopted the following codes applied to plan review and inspections.”
  • InspectionsRequired

    Projects requiring PPRBD permits in unincorporated El Paso County.

    • Inspections are tied to project scope and permit trade.
    • Homeowners cannot schedule an inspection when a contractor obtained the permit.
    “If you obtain a permit and are completing the work yourself you are expected to know the pertinent codes and are responsible for the work passing all required inspections.”
    One more reviewed finding on this topic
    • Required — Permitted building work within the PPRBD jurisdiction.
      “When ready for an inspection, request it online or call us at 719-327-2880. Please have your permit number ready.”
  • Certificate of occupancyRequired

    New permitted buildings, structures, portions thereof, and changes in occupancy or use within the PPRBD jurisdiction.

    • Exceptions: Group U occupancies, manufactured buildings under RBC309.15, and work exempt from permit under RBC105.2.
    • A new certificate is not required for a Group B to Group M change or vice versa if occupant load does not exceed 50.
    • Temporary and phased temporary certificates may be issued under stated conditions.

    occupant-load threshold: <= 50 occupants (Group B to Group M or vice versa change of use)

    “No new building or structure or portion thereof requiring a permit in accordance with SECTION RBC105 - of this Code shall be used or occupied”
  • County-wide zoningPresent (with conditions)

    Zoning regulation of unincorporated El Paso County under the County Land Development Code.

    • The County zoning map and zoning resolutions govern zoning classification.
    • Incorporated municipalities administer their own zoning rules.
    “The boundaries of the zoning districts established by this Code are shown on a map or series of maps designated the “Zoning Map”.”
    2 more reviewed findings on this topic
  • Zoning districtsPublished

    Zoning districts and the adopted El Paso County zoning map.

    • The zoning map and zoning resolutions are maintained by the county planning department.
    • District-specific dimensional and use standards apply.
    • Municipal zoning remains outside the county aggregate claim.
    “The zoning map and zoning resolution are maintained in the DSDPCD. In case of any dispute regarding the zoning classification of property subject to this Code, the zoning resolutions will govern.”
    One more reviewed finding on this topic
  • Minimum lot sizeSpecified

    Lots and parcels governed by the applicable El Paso County zoning district.

    • Requirements vary by zoning district and use.
    • Specific uses may require larger minimum lot areas.
    • For certain parcels abutting a section-line County road, the Code states a 4.75-acre minimum lot area and 165-foot minimum lot width.
    • PUD and certain special districts may use development-plan standards.

    F-5 minimum lot size: 5 acres (Specific uses may require larger minimum lot area.) · F-5 minimum lot width: 200 feet · F-5 minimum front/rear/side setbacks: 25 feet

    “Tables 5-4 and 5-5 list the density and dimensional standards that apply within each zoning district.”
    One more reviewed finding on this topic
    • Specified — Zoning districts listed in Table 5-4, including agricultural, rural residential, suburban residential, multifamily, and special-purpose districts.
      “F-5 5 acres1,2 200 ft 25 ft,5 25 ft,5 25 ft,6 25 % 30 ft”
  • SetbacksSpecified

    Zoning districts governed by Tables 5-4 and 5-5.

    • Setbacks are measured from the property line unless otherwise noted.
    • Corner residential lots may have reduced setbacks.
    • Some uses have modified setback or height allowances.
    • Overlay zoning standards may apply.

    example setback: 25 ft (varies by zoning district and use)

    “Setbacks are measured from the property line, unless noted otherwise.”
    One more reviewed finding on this topic
    • Specified — Buildings, structures, accessory structures, and uses subject to the County Land Development Code.
      “Tables 5-4 and 5-5 list the density and dimensional standards that apply within each zoning district.”
  • Lot coverageSpecified

    Lots and parcels governed by County zoning districts.

    • Maximum lot coverage varies by zoning district.
    • PUD and special districts may use development-plan standards.
    • A single-story ranch-style residence may qualify for a 45 percent maximum lot coverage under the cited table footnote.

    F-5 maximum lot coverage: 25 percent · RS-20000 maximum lot coverage: 20 percent · RS-6000 maximum lot coverage: 40%/45% percent (Table footnotes apply.)

    “Other regulations of this Code or site specific conditions may further limit development.”
    One more reviewed finding on this topic
  • Building heightSpecified

    Structures governed by the applicable County zoning district.

    • Maximum height varies by zoning district.
    • The Code states that maximum structure height is listed in Tables 5-4 and 5-5.
    • Specific overlay, use, or development-plan standards may apply.

    F-5 maximum height: 30 feet · RS-20000 maximum height: 30 feet · RM-12 maximum height: 40 feet

    “Tables 5-4 and 5-5 list the density and dimensional standards that apply within each zoning district.”
    One more reviewed finding on this topic
  • Living in an RVProhibited

    Occupancy or residence in vehicles and recreational vehicles in County zoning districts.

    • Recreational vehicles may be occupied in an RVP district.
    • Recreational vehicles may also be occupied when used as temporary housing subject to Chapter 5 standards.
    • The source also permits outdoor storage or parking of owner- or occupant-owned recreational vehicles if the applicable standards are met.
    “No person shall occupy or reside within any vehicle and/or recreational vehicle.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Recreational vehicles used as temporary housing during construction of a permanent dwelling.
      “Manufactured homes, post-1976 mobile homes, pre-1976 mobile homes, recreational vehicles, or tiny houses where the zoning allows may be used to provide temporary housing for the owner of a lot or parcel during the construction of a permanent dwelling on the lot or parcel, subject to temporary use permit requirements.”
  • Tiny homesAllowed (with conditions)

    Tiny houses used as a guest house or principal use on an individual lot or parcel.

    • The section does not apply to tiny houses in an RVP zoning district.
    • One tiny house is allowed as a principal use on an individual lot or parcel.
    • Two may be allowed in the A-35 Agricultural district.
    • One additional tiny house may be allowed where a guest house is permitted.
    • ANSI RVIA or qualifying structural-engineer certification requirements apply.
    “One tiny house shall be allowed as a principle use on an individual lot or parcel, except in the A-35 (Agricultural) zoning district where two tiny houses may be allowed.”
  • Manufactured homesLimited

    Mobile/manufactured homes in unincorporated El Paso County.

    • Mobile homes must be placed on a permanent foundation or have skirting installed to obscure the chassis before occupancy.
    • Temporary manufactured-home housing is separately subject to zoning and temporary-use-permit requirements.
    “Mobile homes shall be placed on a permanent foundation or shall have skirting installed to obscure the chassis prior to occupancy.”
  • Accessory dwellingsAllowed (with conditions)

    An additional single-family dwelling unit in the A-35 zoning district.

    • The additional dwelling may be occupied by the owner's or tenant's immediate family or used for rental purposes.
    • The claim is district-specific.
    “In the A-35 District, one additional single-family dwelling unit is allowed per lot or parcel. The additional dwelling unit may be occupied by the immediate family of the owner or tenant of the property or used for rental purposes.”
  • Who permits septicCounty

    On-site wastewater treatment systems associated with commercial and residential facilities not served by municipal wastewater in El Paso County.

    • El Paso County Public Health administers the county OWTS program.
    • The page states an estimated 30,000 operating OWTS in the county.
    “El Paso County Public Health inspects and regulates on-site wastewater treatment systems (OWTS).”
    One more reviewed finding on this topic
    • County — On-site wastewater treatment systems serving commercial and residential facilities not serviced by municipal wastewater systems in El Paso County.
      “El Paso County Public Health inspects and regulates on-site wastewater treatment systems (OWTS).”
  • Septic permitRequired

    OWTS permitting in El Paso County.

    • As of January 1, 2024, OWTS permit applications must be submitted by a licensed OWTS installer.
    • For sites along the HWY 24 W corridor, profile pits must remain open for site inspection prior to issuance of an OWTS permit.
    • Field work or final inspections are not conducted on Wednesdays until further notice, according to the page notice dated June 13, 2022.
    “As of January 1, 2024, OWTS Permit Applications must be submitted by a licensed OWTS installer.”
    One more reviewed finding on this topic
    • Required — OWTS installations and covered work in El Paso County.
      “As of January 1, 2024, OWTS Permit Applications must be submitted by a licensed OWTS installer.”
  • Off-grid sanitationLimited

    Off-grid water or wastewater arrangements for tiny houses under the County Land Development Code.

    • Water and wastewater service is required unless the PCD Director approves the applicable tiny-house exception.
    • Individual wells and OWTS require permitting under state and local regulations.
    • Interior wastewater storage is prohibited unless approved by the PCD Director in consultation with El Paso County Public Health.
    “Individual wells and on-site wastewater treatment systems (OWTS) shall be permitted in accordance with state and local regulations.”
  • Mandatory utility hookupConditional

    Tiny houses placed on individual lots or parcels under the County Land Development Code.

    • Proof of water and wastewater service is required unless approved by the PCD Director under the tiny-house wastewater provisions.
    • Electrical, natural gas, propane, water, and wastewater connections must meet utility-provider or El Paso County Public Health requirements.
    • Individual wells and OWTS must be permitted under state and local regulations.
    “Proof of water and wastewater service is required unless otherwise approved by the PCD Director pursuant to subsections F and G above.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural structures and accessory uses in residential zoning districts under the County Land Development Code.

    • The exemption concerns the residential-district accessory-structure square-footage limitation.
    • Agricultural structures and uses remain subject to other applicable zoning, building, fire, health, and development standards.
    “Structures and accessory uses classified as agricultural are exempt from the square footage limitation.”
  • Subdividing landRegulated (with conditions)

    Subdivisions, subdivision exemptions, and other actions creating or modifying property boundaries in unincorporated El Paso County.

    • Approved plats generally must be recorded within one year after final approval or approval becomes void.
    • Minor subdivisions create four or fewer lots; major subdivisions create five or more lots.
    • Other governmental approvals may still apply.

    approved-plat recording deadline: 1 year (after final approval)

    “Any subdivision, subdivision exemption, or other action that creates or modifies property boundaries or interests in property, as defined by this Code, shall conform”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision plats, replats, roads, and building lots subject to the El Paso County Land Development Code.
      “All plans of roads for public use, and all plans, plats, plots, and replats of land laid out in subdivision or building lots and the roads, alleys, or other portions intended to be dedicated to a public use or the use of purchasers or owners of lots, shall be submitted to the BoCC for review and subsequent approval, conditional approval, or disapproval.”
  • Building in a floodplainRequired

    Work within a floodplain and floodplain permits in PPRBD jurisdiction.

    • PPRBD lists work within a floodplain among projects requiring a permit.
    • The fee schedule varies floodplain permit fees by disturbed area, from $50 for up to 1,500 square feet to $500 for over 15,000 square feet.
    • Floodplain review, tracking, and inspection services are listed at $50 per hour.

    floodplain permit fee up to 1500 square feet: 50 USD · floodplain permit fee over 15000 square feet: 500 USD

    “New home Roofing Room addition Sun room Water heater Work with in a floodplain If you are in doubt or have any questions, please contact us prior to starting any project to verify the need for a permit.”
    One more reviewed finding on this topic
    • Limited — Building work in floodplains within the PPRBD jurisdiction.
      “Depending on where you live, some of these items may still require a review and/or permit from the zoning and floodplain authorities.”
  • Short-term rentalsAllowed

    Short-term rental of a principal structure in unincorporated El Paso County.

    • There is no codified county short-term-rental ordinance or code.
    • There are no specific county regulations or permit requirements for rental of the principal structure.
    • Properties must still comply with the Land Development Code and County ordinances.
    “El Paso County does not have a codified short term rental ordinance/Code and there are no specific regulations or permit requirements for short term rental of the principal structure.”
  • Permit feesPublished (with conditions)

    Building-permit fees administered by PPRBD for projects within its El Paso County jurisdiction.

    • The schedule is based on 2025 ICC Valuation Data effective June 30, 2025.
    • Fees vary by valuation, project type, and whether plumbing, electrical, gas, or heating permits are attached.
    • For new one- and two-family dwellings and accessory structures, Table A fees include plumbing, electrical, gas, heating, and building inspections.
    • Final building-permit valuation is set by the Building Official, and regional modifiers are set by the Regional Building Commission.
    • A permit fee calculator is also provided.

    valuation $1 to $500 permit fee: 50 USD · valuation $501 to $2000: $50 for first $500 plus $2 for each additional $100 or fraction thereof USD (to and including $2,000) · plan examination fee: 28 percent of building permit fee

    “Pursuant to Section RBC108.2 of the 2023 Pikes Peak Regional Building Code, the following represents the fee schedule adopted by the participating jurisdictions.”
    2 more reviewed findings on this topic
    • Published (with conditions) — PPRBD building permits and related inspections in unincorporated El Paso County.
      “Pursuant to Section RBC108.2 of the 2023 Pikes Peak Regional Building Code, the following represents the fee schedule adopted by the participating jurisdictions.”
    • Published (with conditions) — PPRBD building, electrical, gas, mechanical, plumbing, and related permit fees.
      “This is intended as a guide. Fees are subject to change at time of permitting. See Fee Schedule for a complete list of all fees.”
  • Permit processPublished (with conditions)

    Building-permit and plan-review intake for projects within PPRBD's El Paso County jurisdiction.

    • The online process determines whether a project requires a permit or plan review and whether it is eligible for online submittal and permit purchase.
    • All fields in the online form are required.
    • Projects on the section 105.2 exemption list may select No; otherwise the applicant continues by selecting Yes.
    • One-story detached accessory structures up to 200 square feet supported directly on grade and fences no more than 7 feet are listed examples of exempt work.
    • Colorado Springs-specific zoning approval thresholds can still apply to otherwise exempt work.

    process steps: 5 steps (Permit Required; Plan Required; Project Details; Select Project; Project Requirements) · accessory-structure exemption threshold: <= 200 square feet (must be one-story, detached, and supported directly on grade)

    “This form guides you through a series of questions to find out what projects require a permit, or plan review, and what projects are eligible for online submittal and permit purchase.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Land-use and development review processes in unincorporated El Paso County.
      “Early Assistance (EA) meetings are designed to provide applicants with the information needed to complete a development application process.”
    • Published (with conditions) — PPRBD building permit and plan-review process.
      “While logged into your web account, click the 'Plans' menu, then click 'Electronic Plans'.”

Colorado rules that apply here

  • Septic inspectionRequired

    OWTS construction, installation, alteration, or repair statewide before the system is placed in use, plus operating inspections when authorized under applicable rules.

    • A final inspection must occur after permitted work is completed and before the system is placed in use.
    • The local public health agency or its designated professional engineer determines compliance with the permit, statute, and applicable rules.
    • For a building not serviced by a sewage treatment works, an occupancy permit requires final OWTS inspection and local agency approval.
    “Final inspection of a system to be made by the local public health agency or its designated professional engineer after construction, installation, alteration, or repair work under a permit has been completed, but before the system is placed in use, to determine that the work has been performed in accordance with the permit and that the system is in compliance with this article and the rules adopted under this article;”
  • 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.”
    One more reviewed finding on this topic
    • Required — New groundwater wells in El Paso County and elsewhere in Colorado.
      “Every new well in the state that diverts groundwater must have a well permit.”
  • Driveway accessRequired

    Direct residential access from a property to a Colorado state highway, and construction, relocation, closure, modification, or change in use of access points to state highways.

    • Direct access from a house to a state highway requires an access permit.
    • Some state-highway access categories require access from a lesser street or by easement from a parent parcel whenever possible.
    • Level 1 permits cover single-family residential/agricultural permits; Level 2 covers commercial property and developments exceeding 20 vehicular trips per day without roadway improvements; Level 3 covers commercial property requiring roadway improvements.
    • Level 1 fees are $50, Level 2 fees are $100, and Level 3 fees are $300.
    • No fees are charged to local government applications or political subdivisions.
    • There is no upfront charge to review an Access Permit Application.
    • The permittee is responsible for roadway-improvement costs required with issuance of an access permit.
    • Performance-bond requirements apply only to private projects; local agencies are not required to comply, although CDOT regions may require a bond at their discretion.

    Level 1 access permit fee: 50 USD (Single-family residential/agricultural permits) · Level 2 access permit fee: 100 USD (Commercial property permits and developments exceeding 20 vehicular trips per day without roadway improvements) · Level 3 access permit fee: 300 USD (Commercial property permits requiring roadway improvements)

    “If you want the house to have direct access off of the state highway, then you will need an access permit.”
  • 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”
  • 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”
  • 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”

Still unanswered

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

  • Minimum dwelling size — Minimum dwelling size in unincorporated El Paso County.
  • Camping on your land — Temporary camping on private land in unincorporated El Paso County.

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.

Water rights & wells in El Paso County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Colorado’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt up to a limit

A household obtains water via a permit-exempt small-capacity well (15 gpm) under CRS 37-92-602 outside designated basins or CRS 37-90-105 inside them; on a 35-acre-plus lot limited outside/stock/1-acre irrigation is allowed.

Limit: Household-use-only well: 15 gpm, ≤0.33 acre-ft/yr, indoor only. Domestic well on a 35+ acre tract: 15 gpm, ≤1 acre-ft/yr.

Colorado DWR — Guideline 2023-1, Exempt & Small-Capacity Wells ↗
  • Upper Black Squirrel Creek Designated Ground Water Basinpartial of county

    ~350 sq mi alluvial designated basin in east-central El Paso County; large-capacity new appropriations generally unavailable (over-appropriated). Small-capacity/domestic wells still permitted by the State Engineer.

    Colorado DWR — Designated Basins / Division 3 ↗
  • Upper Big Sandy Designated Ground Water Basinpartial of county

    Upper Big Sandy Creek designated basin; aquifers largely over-appropriated, new large-capacity appropriations limited. Small-capacity/domestic wells still permitted.

    Colorado DWR — Designated Basins / Division 3 ↗
  • Denver Basin nontributary bedrock aquifers (Dawson, Denver, Arapahoe, Laramie-Fox Hills)partial of county

    Nontributary bedrock groundwater is allocated to the overlying landowner on an assumed 100-year aquifer life and needs a well permit; finite and steadily declining.

    Colorado Water Knowledge (CSU) — Groundwater Rights ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Colorado state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in El Paso County, Colorado

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

El Paso County scores 60/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: about 77,238 people within 15 miles.

Do you need a building permit in El Paso County, Colorado?

El Paso County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by El Paso County Public Health - Onsite Wastewater Treatment Systems (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 El Paso County?

Living in an RV on your own land in El Paso County is prohibited: Occupancy or residence in vehicles and recreational vehicles in County zoning districts. Recreational vehicles may be occupied in an RVP district. Recreational vehicles may also be occupied when used as temporary housing subject to Chapter 5 standards. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in El Paso County, Colorado?

Land in El Paso County runs about $2,688 per acre, based on the latest county data.

What is the water situation in El Paso County?

El Paso County gets about 16.3" of rain a year, with severe drought in roughly 20.9% of years. On water rights, El Paso County lies in the Upper Black Squirrel Creek Designated Ground Water Basin — ~350 sq mi alluvial designated basin in east-central El Paso County; large-capacity new appropriations generally unavailable (over-appropriated). Small-capacity/domestic wells still permitted by the State Engineer..

How remote is El Paso County?

A typical private-land location has about 77,238 people within 15 miles and 4,644,441 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How El Paso compares in Colorado

Compare side-by-side →See all 64 Colorado counties ranked →