Bolthole Index

Montezuma County, Colorado

Zoning, building permits and RV rules in Cortez, Colorado

Inside Cortez, Colorado, the city itself zones land and requires a building permit for all new construction, so the county's no-building-code rule for rural land does not apply.12 Septic permits come from Montezuma County Environmental Health rather than the city.3 Living in an RV on private property inside city limits is limited to approved RV parks, plus short guest stays.4

At a glance

Building permit
Required for all new construction inside Cortez; issued by the city2
Zoning
Yes, under the City of Cortez Land Use Code1
Septic permit
Montezuma County Environmental Health reviews septic applications and awards permits3
RV living
Only in city-approved RV and manufactured home parks; guests under 30 days a year4
Owner-builder
Homeowners may pull permits for their own owner-occupied house2
Manufactured homes
Permit required; only 1976 or newer HUD-approved homes2
Floodplain
Extra elevation rules in mapped flood hazard areas5

Who to call

Building permits

City of Cortez Planning & Building (Community & Economic Development)

Building permits, plan review and inspections, land use applications and floodplain development permits inside Cortez city limits

970-565-3402

123 Roger Smith Avenue Cortez, CO 81321

Septic permits

Montezuma County Environmental Health

Septic system applications and permits for Montezuma County

(970) 564-4763

Montezuma County Annex, 106 West North, Cortez, CO 81321

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 Cortez means bringing your own water and power. The kit we’d start with:

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Does Cortez, Colorado have zoning, and what does it mean for RVs and tiny homes?

Yes. Cortez, Colorado zones the land inside city limits under its own Land Use Code, with residential, office, business and industrial districts.1

The city's use table sets which uses are allowed in each district, so a lot's district decides whether a house, manufactured home or accessory dwelling can go on it.1 The city's Planning & Building staff say not all lots in town are zoned for manufactured homes.2

We could not confirm which Cortez districts allow tiny homes, accessory dwellings, or what the minimum lot sizes and setbacks are. Ask the City of Cortez Planning & Building office for your parcel's district before you make an offer.2

Do you need a building permit in Cortez, and who issues it?

Yes. The City of Cortez issues building permits itself, and the city's Planning & Building office states that all new construction needs a permit before work starts.2 The city's own guidance lists new structures of any size, manufactured home installations, and re-roofing among the work that needs a permit.2

A new house permit covers building, structural, mechanical and plumbing work; the state handles the electrical part separately.2 Repairs that do not change structure, plumbing or mechanical systems do not need a permit.2

Homeowners can pull permits and do work on their own house when they will live in it.2 We could not confirm the city's inspection schedule or certificate-of-occupancy rules, so ask the same office.2

How do septic permits work inside Cortez?

Septic permits in Montezuma County are handled by county Environmental Health, which reviews every septic application and awards the permits.3 Colorado also requires an on-site wastewater permit statewide for buildings not served by a sewage treatment works.6

Many in-town lots connect to sewer instead, and the city notes that the Cortez Sanitation District usually charges a fee for a sewer connection.2 We could not confirm whether any lot inside Cortez city limits uses a septic system, so call Environmental Health or the Sanitation District about your specific address before you buy.

Can you live in an RV on your land in Cortez?

Mostly no. Cortez city code allows occupying an RV or park trailer on private property inside the city only in RV and manufactured home parks the city has approved.4

Out-of-town guests or family may use an RV on private property for less than 30 days during a calendar year.4 Connection to power, water or sewer creates a presumption that the RV is occupied, and violations can bring a fine of up to $500, with each day a separate offense.4

Overnight camping in a city park needs the express written consent of the parks director.7 These limits apply inside city limits; the rules for unincorporated land are on the Montezuma County page.

Building a home in Cortez: the steps, in order

  1. Ask City of Cortez Planning & Building which zoning district the lot is in and whether your plan fits it.12
  2. Check the lot against flood hazard maps; in a special flood hazard area, a new residence needs its lowest floor one foot above base flood elevation, certified by a Colorado engineer, architect or surveyor.5
  3. Apply to the city for the building permit, which covers building, structural, mechanical and plumbing work.2
  4. Arrange the sewer connection with the Cortez Sanitation District, which usually charges a fee.2
  5. Get the state electrical permit separately, because the city does not cover electrical work.2

What stays with Montezuma County, and what to check before you buy

Septic permits come from Montezuma County Environmental Health.3 Land outside city limits falls under county rules, where the county does not require a residential building permit.8 Do not assume the county's rural answer applies to a lot inside Cortez, because the city requires permits for new construction.2

For taxes, Montezuma County's effective property tax rate is about 0.3%, and the median bill is about $915 a year.910 Confirm your lot's zoning district, flood status and sewer service with the city before closing.2

Watch-outs

  • Inside Cortez, the city's building permit and zoning rules apply, not the county's rural rules.21
  • RV occupancy on private property inside the city is restricted to approved parks except for short guest stays, and violations carry fines.4
  • Lots in a mapped flood hazard area need extra elevation for new homes.5
  • We could not confirm Cortez's tiny home, accessory dwelling, lot size and setback rules; ask City of Cortez Planning & Building.2

Sources

  1. Cortez Land Use Code 3.06 Use regulations (Cortez), quoted and re-checked
  2. City of Cortez Planning & Building (Community & Economic Development) (cortezco.gov)
  3. Montezuma County Environmental Health (montezumacounty.gov)
  4. Cortez City Code Sec. 18-59 Occupation of recreational vehicles or park trailers on private property (Cortez), quoted and re-checked
  5. Cortez Land Use Code 8.04 Provisions for flood hazard reduction (Cortez), quoted and re-checked
  6. Title 25 - Public Health and Environment - Colorado Revised Statutes 2024 (Colorado statewide rule), quoted and re-checked
  7. Cortez City Code Sec. 19-2 Parks and recreation areas (Cortez), quoted and re-checked
  8. Colorado law on county zoning and building authority
  9. Effective property tax rate: Bolthole Index county data
  10. Median property tax bill: Bolthole Index county data

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.

Answers from the rulebook for Cortez

Cortez’s own rules

  • Local zoningPresent

    Land inside Cortez city limits

    • Zoning administered under the City of Cortez Land Use Code with districts RE, R-1, R-2, R-3, O, CBD, C, NB, I.
    “The schedule of use regulations of this section provides a tabular summary of the land use types permitted within each zoning district.”
  • Living in an RVLimited

    RV or park trailer occupancy on private property inside Cortez city

    • Allowed only in RV and manufactured home parks approved by the city.
    • Guests/family may occupy under thirty days per calendar year.
    • Rebuttable presumption of occupancy if connected to power, water or sewer.
    • Fine up to $500; each day a separate offense.
    • Street/city property occupancy prohibited under Sec. 16-8 (fine up to $499).

    guest occupancy limit: < 30 days per calendar year (out of town guests or family only)

    “No owner of real property or any other person shall occupy or permit to be occupied any recreational vehicle or park trailer on private property within the city of Cortez except in those RV and manufactured home parks approved by the city of Cortez. An RV or park trailer may be occupied on private property for a period of less than thirty days during any calendar year by out of town guests or family.”
  • Camping on your landLimited

    Overnight camping in Cortez city parks

    • Requires express written consent of the parks director.
    • Private-land RV camping governed by Sec. 18-59 (under 30 days for guests only).
    “No person or group of persons shall be allowed to camp overnight on any park grounds or parking areas without the express written consent of the director.”
  • Building in a floodplainRequired

    New construction and substantial improvements in special flood hazard areas inside Cortez city

    • Residential lowest floor elevated one foot above base flood elevation, certified by a Colorado engineer, architect or surveyor.
    • RVs in A zones must be on site under 180 consecutive days, be road-ready, or meet permit and elevation rules.
    • Applies only in special flood hazard areas.

    residential lowest floor elevation: >= 1 foot above base flood elevation

    “New construction and substantial improvement of any residential structure shall have the lowest floor (including basement), electrical, heating, ventilation, plumbing, and air conditioning equipment and other service facilities (including ductwork), elevated to one (1) foot above the base flood elevation. Upon completion of the structure, the elevation of the lowest floor, including basement, shall be certified by a registered Colorado professional engineer, architect, or land surveyor.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Cortez or Montezuma County directly.

  • Owner-builder exemption — Owner-builders inside Cortez city
  • Building code adopted — Building codes inside Cortez city
  • Inspections — Inspections inside Cortez city
  • Certificate of occupancy — Certificates of occupancy inside Cortez city
  • Minimum dwelling size — Dwelling size in RE/R-1 districts
18 more unanswered
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Cortez publishes no rule on the point, not that none exists. Montezuma County’s page lists the county offices to call.

← All of Montezuma County: county rules, score and offices