Bolthole Index

Montgomery County, Iowa

Building permits, zoning and land rules in Montgomery County, Iowa

50Index Score / 100
#78 of 99 in Iowa

Unincorporated Montgomery County, Iowa requires a zoning permit or certificate for specified non-farm construction, but a general building-code permit for every home could not be confirmed.1 The county zoning ordinance applies outside incorporated cities, so inside a city the city's own zoning approval governs.2 Septic permits come from the County Sanitarian through Montgomery County Public Health.3

At a glance

Building permit
Zoning permit or certificate required for specified non-farm development1
Zoning
Yes, in unincorporated Montgomery County4
Septic
County Sanitarian construction permit required for installation or alteration35
RV living
Private RV occupancy is unconfirmed; camping-ground use is limited6
Tiny home
Complete rule not confirmed; county dwellings have size and foundation standards78
Minimum dwelling size
800 square feet and 20 feet wide, with an approved permanent foundation7
Owner-builder
Own-property work is exempt from state contractor registration, not local approvals9
Private well
County Sanitarian approval is part of applicable zoning applications10

Who to call

Zoning

Montgomery County Zoning Administrator

Zoning certificates, rezoning, subdivisions and zoning questions for unincorporated Montgomery County

712-623-5197

Montgomery County Engineer 406 W. 4th St Red Oak, IA 51566

Septic permits

Montgomery County Sanitarian

Septic-system construction permits and testing of non-public water wells

712-357-1239

Montgomery County Public Health 1109 Highland Ave Red Oak, IA 51566

Roads & driveways

Montgomery County Engineer & Secondary Roads

County roads, entrances and work in the county right-of-way

712-623-5197

Montgomery County Engineer 406 W. 4th St Red Oak, IA 51566

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

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Do you need a building permit in Montgomery County, Iowa?

Unincorporated Montgomery County requires a zoning permit or certificate for specified non-farm projects, including new principal buildings, accessory buildings of at least 120 square feet, additions, manufactured or unique housing, occupancy changes, and land disturbance from 1 through 5 acres.1 Farm buildings and farm dwellings do not require the county permit, but floodplain rules still apply.11

The county ordinance establishes zoning approval, not a confirmed comprehensive building-code permit for every private home.1 Iowa’s state building code applies to state-owned buildings, factory-built structures, heated or cooled construction under statewide energy provisions, and local jurisdictions that formally accept the code.12 The documented county inspection and occupancy certification applies to county-regulated mobile-home parks, not general residential construction.13 Ask the Montgomery County Zoning Administrator which approvals apply before ordering materials.14

Who issues zoning and septic permits in Montgomery County, and how do you reach them?

The Montgomery County Zoning Administrator is the first stop for zoning certificates, rezoning and subdivision forms; the county zoning page publishes a zoning-certificate form and subdivision applications.14 The office is at the Montgomery County Engineer, 406 W. 4th St, Red Oak, IA 51566, and the listed phone is 712-623-5197.14 Zoning-certificate fees are published by project value, and rezoning, subdivision, Board of Adjustment and special-use filings have separate fees.15

The Montgomery County Sanitarian issues septic-system construction permits and tests non-public water wells.16 The Sanitarian works through Montgomery County Public Health at 1109 Highland Ave, Red Oak, IA 51566, with phone 712-357-1239.16 For a new county-road entrance or right-of-way work, contact Montgomery County Engineer & Secondary Roads, whose page publishes entrance and right-of-way permit forms.17 The documented county building inspection is limited to mobile-home-park occupancy; a general residential inspection program could not be confirmed.13

Does Montgomery County, Iowa have zoning?

Yes. Montgomery County zoning applies in the unincorporated county; incorporated cities may have separate rules.4 The ordinance has agricultural, residential, commercial, industrial and unclassified districts.18 Lot area, lot width and building height depend on the district, while subdivision review can add plat and building-line requirements.192021

Setbacks are also district-specific; qualifying lots of record have minimum setbacks of 25 feet in front, 5 feet at a noncommercial or nonindustrial side, and 10 feet at the rear.22 A dwelling regulated by the ordinance must contain at least 800 square feet, measure at least 20 feet wide, sit on an approved permanent foundation and be taxed as real property.7 An attached additional dwelling unit is subject to Board of Adjustment review, dimensional and code requirements, emergency access, and county approval of water and septic systems.23 Iowa law also requires counties to allow at least one accessory dwelling unit with a single-family residence in qualifying districts, subject to statutory conditions.24

How do septic permits work in Montgomery County?

Montgomery County zoning applications for buildings with sanitary facilities must include the County Sanitarian’s septic permit and an approved sewage-system plan.5 The County Sanitarian administers local permits through Montgomery County Public Health.3 Where public treatment is unavailable, a building in which people reside, gather or work must have an approved private sewage-disposal system.25

None of the county’s mapped soils are rated without severe limitations for a conventional septic drain field, so arrange a site evaluation early.26 When publicly owned treatment becomes available within 200 feet, a building served by private septic must connect on the schedule or conditions set by the administrative authority.27 A qualifying transfer of an occupied building served by private septic requires an inspection before ownership changes, subject to listed exceptions and alternative procedures.28

Can you live in an RV or tiny home in Montgomery County?

Montgomery County’s ordinance regulates camping grounds and seasonal or transient uses by zoning district, but it does not establish a general right to camp temporarily on private property.6 One camping-ground provision limits that use to no more than 4 weeks.29 The complete rule for long-term RV occupancy on a private parcel could not be confirmed, so ask the Zoning Administrator about duration, utilities and required review.14

The county ordinance defines a dwelling unit to exclude tents, cabins, recreational vehicles and trailers, so an RV or trailer does not count as a dwelling.30 A tiny home treated as a dwelling must have at least 800 square feet, be at least 20 feet wide, sit on an approved permanent foundation and be taxed as real property.7 Manufactured and unique housing requires a zoning permit or certificate; a manufactured home in the Residential District requires Board of Adjustment review, and a mobile-home park needs approval before construction or placement and certification before occupancy.8 Iowa prevents rejection solely because a residence is manufactured housing, but standards for a site-built single-family dwelling on the same lot still apply.31

How do you build a home in Montgomery County, Iowa, step by step?

  1. Ask the Montgomery County Zoning Administrator to identify the zoning district, allowed use, lot size, setbacks, height limit and required certificate.420
  1. File the written county form with duplicate scale plans, site and building details, applicable approvals, survey dimensions, and well and septic documents.32
  1. Obtain the County Sanitarian’s well and septic permits and an approved sewage-system plan where sanitary facilities are proposed.105
  1. Ask Montgomery County Engineer & Secondary Roads about a new county-road entrance; the department publishes an entrance-permit form.17
  1. Pay the applicable zoning or review fee and stake the lot and building location before construction starts.1532
  1. Start work within 6 months and finish the proposed construction or alteration within 18 months.1

Own-property work is exempt from Iowa contractor registration, not from otherwise applicable county approvals.9

What should you check before buying land in Montgomery County?

Confirm the zoning district, allowed use, lot area, width, setbacks and height limit with the Montgomery County Zoning Administrator before relying on an advertised building site.192220 If the property will be divided, Montgomery County regulates subdivisions and publishes major- and minor-subdivision applications.21 Ask the Sanitarian to evaluate septic and well needs early because none of the mapped soils are rated without severe limitations for a conventional septic drain field.26

Check flood exposure: structures in the flood-prone district generally must be built 1 foot above the 100-year flood level or highest known flood elevation, and projects that may impede flood flow require special review.33 Verify access with Montgomery County Engineer & Secondary Roads when the parcel fronts a county road.17 The nearest city of 100,000 or more is about 49 miles from the county center.34 For budgeting context, the effective property-tax rate is about 1.8%, and the median annual property-tax bill is about $1,968.3536 Obtain the parcel assessment and tax record before closing because countywide figures are not a parcel estimate.3536

Watch-outs

  • A zoning certificate does not establish a comprehensive building-code review for every private home; ask the Zoning Administrator what approvals apply.1
  • Camping grounds and transient uses are district-specific, and a general private-property camping entitlement could not be confirmed; ask the Zoning Administrator before using an RV as housing.614
  • A qualifying ownership transfer of a building served by private septic generally requires an inspection before transfer.28
  • Floodplain rules can apply even to agricultural structures otherwise exempt from county zoning.11

Sources

  1. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  2. Montgomery County Revised Zoning Ordinance, quoted and re-checked
  3. Sanitarian - Montgomery County IA, quoted and re-checked
  4. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  5. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  6. Montgomery County Revised Zoning Ordinance, quoted and re-checked
  7. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  8. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  9. Iowa Code Chapter 91C — Construction Contractors, quoted and re-checked
  10. FAQs - Montgomery County IA, quoted and re-checked
  11. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  12. Iowa Code Chapter 103A — State Building Code, quoted and re-checked
  13. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  14. Montgomery County Zoning Administrator (montgomerycountyia.gov)
  15. Montgomery County Supervisors Minutes, April 13, 2021, quoted and re-checked
  16. Montgomery County Sanitarian (montgomerycountyia.gov)
  17. Montgomery County Engineer & Secondary Roads (montgomerycountyia.gov)
  18. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  19. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  20. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  21. Zoning - Montgomery County IA, quoted and re-checked
  22. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  23. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  24. legis.iowa.gov (Iowa statewide rule), quoted and re-checked
  25. Iowa Administrative Code Chapter 69 - Private Sewage Disposal Systems, quoted and re-checked
  26. 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
  27. Iowa Administrative Code Chapter 69 - Private Sewage Disposal Systems, quoted and re-checked
  28. Iowa Administrative Code Chapter 69 - Private Sewage Disposal Systems, quoted and re-checked
  29. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  30. Montgomery County Revised Zoning Ordinance, quoted and re-checked
  31. Iowa Code §335.30, Manufactured and modular homes (Iowa statewide rule), quoted and re-checked
  32. Revised Zoning Ordinance for Unincorporated Montgomery County, quoted and re-checked
  33. montgomerycountyia.gov, quoted and re-checked
  34. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  35. Effective property tax rate: Bolthole Index county data
  36. Median property tax bill: Bolthole Index county data

Written October 9, 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

Unlike all 6 of its neighbors, Montgomery County requires a building permit only in limited cases.

RuleMontgomery CountyPage CountyAdams CountyCass CountyMills CountyTaylor CountyPottawattamie County
Building permitLimitedRequiredRequiredRequiredRequiredNot requiredRequired
County zoningYesYesYesYesYesNoYes
Septic permitsCounty Public HealthCounty Env. Health OfficeCounty Env. HealthCounty Env. Health OfficeCounty Env. HealthCounty Sanitation Dept.County Public Health

County locator

Montgomery County in Iowa

50
County map
Montgomery County highlighted among the Iowa counties · colored by Index score

How Montgomery County scores

Seclusion64100% ev.
Self-Sufficiency22100% ev.
Admin Boringness62100% ev.
Durability49100% ev.
Property Autonomy51100% ev.
Carry Cost65100% 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 →

$146kTypical home
1.8%Property tax
$7,044Land / acre
35.9"Annual rain
7.9% of yrsSevere drought
8.9 / yr (+7.6)Mid-century 100°F days
18.1 daysMid-century dry spell
2.11" (+5.3%)Mid-century 1-day rain
1.71×Wildfire change factor
100%Forward climate coverage
$1,777Home insurance / yr
3.3% / yrInsurance growth
1.88%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
12,682People within 30 min
2,139,569People within 2 hr
13,636Radius comparison (15 mi)
23.9People / sq mi
0%Federal land
96.6%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
6.4%Wooded land
15.6 tonsBiomass / forest ac
50.4°FAvg temp

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Cities and towns in Montgomery 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.

Coburg · Elliott · Grant · Red Oak · Stanton · Villisca

Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • Building permitLimited

    Non-farm development requiring a county zoning permit or certificate in unincorporated Montgomery County.

    • A zoning permit/certificate is required before covered construction, alteration, moving, or occupancy changes.
    • Agricultural uses are excepted.
    • Covered activities include new principal buildings, accessory buildings of at least 120 square feet, extensions or additions, mobile/manufactured/unique housing, occupancy changes, and one-to-five-acre land disturbance.
    • The zoning permit becomes void after six months if work has not commenced; proposed construction or alteration must be completed within eighteen months.

    accessory-building threshold: >= 120 square feet · land-disturbance range: 1 to 5 acres · permit commencement period: 6 months (permit becomes void if construction, alteration, or change of use has not commenced) · completion period: 18 months (proposed construction or alteration)

    “It shall be unlawful to do any excavating, erecting, constructing, reconstructing, enlarging, altering or moving of any building or structure until a zoning permit/certificate shall have been issued by the Zoning Administrator, except no zoning permit/certificate shall be required for agricultural uses.”
  • InspectionsLimited

    Inspection and occupancy certification for county-regulated mobile-home parks.

    • The source addresses mobile-home parks, not all residential construction.
    • A zoning certificate must state that the park has been inspected and that roads and utilities meet state and local regulations.
    “The Certificate must state that the Park has been inspected, that the road has been installed, and the utilities have been installed to meet State and Local regulations.”
  • Certificate of occupancyLimited

    County zoning certificates authorizing occupancy or use, including mobile-home parks.

    • A zoning certificate is a written statement authorizing occupancy or use consistent with the zoning ordinance.
    • Mobile-home parks may be occupied only after the Zoning Administrator issues a zoning certificate stating that the park has been inspected and roads and utilities meet state and local regulations.
    “Written statement issued by the Zoning Administrator authorizing the occupancy or use of buildings, structures or uses consistent with the terms of this Ordinance and for the purpose of carrying out and enforcing its provisions.”
    One more reviewed finding on this topic
    • Limited — Zoning certificates authorizing occupancy or use and mobile-home-park occupancy in unincorporated Montgomery County.
      “The Park may be occupied with mobile homes once the Zoning Administrator has issued a Zoning Certificate.”
  • County-wide zoningPresent (with conditions)

    Zoning regulation in unincorporated Montgomery County.

    • The ordinance is expressly for the unincorporated county area.
    • Agricultural uses are exempt except for floodplain-related regulations.
    • Incorporated municipalities may have separate rules.
    “REVISED ZONING ORDINANCE FOR UNINCORPORATED MONTGOMERY COUNTY EFFECTIVE July 14, 2021”
    One more reviewed finding on this topic
    • Present (with conditions) — Zoning regulation in unincorporated Montgomery County.
      “REVISED ZONING ORDINANCE FOR UNINCORPORATED MONTGOMERY COUNTY EFFECTIVE July 14, 2021”
  • Local zoningPresent (with conditions)

    Zoning regulation of structures and land in the unincorporated area of Montgomery County, Iowa.

    • The ordinance applies outside incorporated cities.
    • Agricultural uses are exempt from the conformity requirement stated in Section 6(A).
    • Buildings, structures, and land must conform to the regulations of the applicable zoning district before the described uses or construction may proceed.
    “REVISED ZONING ORDINANCE FOR UNINCORPORATED MONTGOMERY COUNTY EFFECTIVE July 14, 2021”
  • Zoning districtsPublished (with conditions)

    Zoning districts in unincorporated Montgomery County.

    • The ordinance identifies five districts: Agricultural, Residential, Commercial, Industrial, and Unclassified.
    • The official zoning map is incorporated into the ordinance and kept current by the Zoning Administrator.
    “For the purposes of this Ordinance, and to carry out the policies of the Comprehensive Plan, the unincorporated territory of the County is hereby divided into the following five (5) Districts: “A” Agricultural “R” Residential ‘C’ Commercial “M” Industrial “U” Unclassified”
  • Minimum dwelling sizeSpecified

    Dwelling units in unincorporated Montgomery County.

    • The ordinance definition states the minimum floor area, width, foundation, and tax treatment.
    • District-specific zoning and agricultural exemptions may also apply.

    minimum floor area: >= 800 square feet · minimum width: >= 20 feet

    “A dwelling unit shall have a minimum floor area of 800 square feet, a minimum width of 20 feet”
    One more reviewed finding on this topic
    • Specified — Dwelling units regulated by the Montgomery County zoning ordinance.
      “A dwelling unit shall have a minimum floor area of 800 square feet, a minimum width of 20 feet, be placed on an approved permanent foundation, and be taxed as real property.”
  • Minimum lot sizeDistrict specific (with conditions)

    Lots and parcels in the five unincorporated Montgomery County zoning districts.

    • Table A contains district-specific lot-area and lot-width requirements.
    • Lots of record may be used for a purpose allowed by the district even when they do not meet Table A requirements, subject to minimum setbacks.
    “the lot area and lot width as proscribed in Table A for all districts.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Lots and parcels in the county's A, R, C, M, and U zoning districts.
      “Likewise, no building may be granted a zoning certificate unless meets or exceeds the lot area and lot width as proscribed in Table A for all districts.”
  • SetbacksDistrict specific (with conditions)

    Yard and property-line spacing in unincorporated Montgomery County.

    • Table B establishes district-specific minimum spacing.
    • For qualifying lots of record, front setback may not be less than 25 feet, side setback other than commercial or industrial may not be less than 5 feet, and rear setback may not be less than 10 feet.
    • Height exceptions may require additional setbacks.

    lot-of-record minimum front setback: >= 25 feet · lot-of-record minimum side setback: >= 5 feet (other than commercial or industrial) · lot-of-record minimum rear setback: >= 10 feet

    “the principal buildings shall be sited on lots and parcels of land so as to maintain at least the following minimum spacing requirements”
    One more reviewed finding on this topic
    • District specific (with conditions) — Principal buildings and structures in the county zoning districts.
      “In no case, however, shall the front yard setback be less than 25', the side yard setback (other than commercial or industrial) be less than 5 feet, nor the rear yard less than 10 feet for the principal or accessory structures.”
  • Building heightDistrict specific (with conditions)

    Building heights in the five unincorporated Montgomery County zoning districts.

    • Table A establishes district-specific height limits.
    • Chimneys, towers, silos, tanks, and similar structures may be approved above ordinary limits by the Board of Adjustment.
    • Public, semi-public, hospital, sanitarium, and school buildings may reach 60 feet when permitted; churches and temples may reach 75 feet when permitted and set back one foot for each foot above the ordinary limit.

    public or semi-public building exception: <= 60 feet (when permitted and subject to the stated setback condition) · church or temple exception: <= 75 feet (when permitted and subject to the stated setback condition)

    “structures and buildings shall be limited in height by the stores and height proscribed in Table A for all districts.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Buildings and structures in the county zoning districts.
      “Except as provided elsewhere in this Chapter, the structures and buildings shall be limited in height by the stores and height proscribed in Table A for all districts.”
  • Camping on your landLimited

    Camping grounds and seasonal or transient uses in unincorporated Montgomery County zoning districts.

    • Camping grounds are listed as permitted uses in certain districts, while transient amusement enterprises and seasonal cabins are addressed under district-specific rules.
    • The cited ordinance does not establish a general private-property temporary-camping entitlement.
    “used exclusively, not exceeding four (4) weeks duration, by occupants of tents, trailers, or other mobile living facilities.”
    One more reviewed finding on this topic
    • Limited — Temporary camping grounds in unincorporated Montgomery County.
      “Camping Ground: Any public or private land or portion thereof which is designed for and used exclusively, not exceeding four (4) weeks duration, by occupants of tents, trailers, or other mobile living facilities.”
  • Tiny homesLimited

    Residential occupancy of a tiny home or other nonstandard dwelling unit in unincorporated Montgomery County, Iowa.

    • The county ordinance defines a dwelling unit to exclude tents, cabins, recreational vehicles, and trailers, while including certain factory-built residential structures.
    • A dwelling unit must have a minimum floor area of 800 square feet, a minimum width of 20 feet, an approved permanent foundation, and taxation as real property.
    • In the R-Residential District, unique housing is a special permitted use requiring review by the Board of Adjustment.
    • A zoning permit or certificate is required before construction, alteration, moving, or a change in use or occupancy, except for agricultural uses.
    • Applications must include applicable state approvals and county approvals, including County Sanitarian well and septic permits and an approved sewage system plan.
    • Zoning permits are null and void after six months if construction or the change of use has not commenced; proposed construction or alteration must be completed within eighteen months.

    minimum dwelling floor area: >= 800 square feet · minimum dwelling width: >= 20 feet · zoning permit commencement period: 6 months (Permit is null and void if construction, alteration, or change of use has not commenced during this period.) · completion period: 18 months (Applies to proposed construction or alteration.)

    “A dwelling unit shall have a minimum floor area of 800 square feet, a minimum width of 20 feet, be placed on an approved permanent foundation, and be taxed as real property.”
  • Manufactured homesLimited

    Manufactured-home occupancy in unincorporated Montgomery County.

    • Manufactured homes must be on permanent foundations except in mobile-home parks.
    • Manufactured homes require a zoning permit/certificate.
    • The ordinance separately permits one manufactured home, mobile home, or unique housing meeting principal-structure setbacks in the agricultural district.
    “All mobile and manufactured homes must be on permanent foundations, except mobile homes in mobile home parks.”
    One more reviewed finding on this topic
    • Limited — Manufactured and mobile-home occupancy in unincorporated Montgomery County.
      “The following uses may be permitted upon review by the Board of Adjustment in accordance with the provisions contained in Sec. 19. [...] 6. Manufactured homes”
  • Accessory dwellingsLimited

    An attached additional dwelling unit in districts where the special use is available.

    • Requires Board of Adjustment review.
    • The additional unit must meet construction and fire codes, zoning area and setback requirements, have unobstructed emergency-vehicle access, and have County Health Department approval of water and septic systems.
    “One attached dwelling unit on to the existing dwelling, unit, provided that the new dwelling unit meets all construction and fire codes, zoning area and setback requirements, that there is unobstructed access to the new dwelling unit for emergency vehicles, and that the County Health Department approves the water and septic systems.”
  • Who permits septicMixed (with conditions)

    Private sewage-disposal permitting in Montgomery County under county administration and Iowa state standards.

    • The county ordinance identifies the County Sanitarian as the source of well and septic permits.
    • Iowa Chapter 69 establishes state requirements and defines the administrative authority as the department or local county board of health.
    ““Administrative authority” means the department or the local county board of health”
    One more reviewed finding on this topic
    • County — Private septic permitting and related local administration in Montgomery County.
      “The Montgomery County Sanitarian issues construction permits for septic systems and conducts testing of water wells for non-public water systems.”
  • Septic permitRequired

    Septic permits associated with development requiring a county zoning certificate.

    • The zoning application must include County Sanitarian well and septic permits and an approved sewage-system plan.
    • For buildings with sanitary facilities, the county zoning certificate application requires a copy of the septic permit.
    “To obtain a well or septic permit contact the County Sanitarian. The Sanitarian can be reached at 712-357-1239.”
    One more reviewed finding on this topic
    • Required — County Sanitarian septic permits associated with regulated construction in unincorporated Montgomery County.
      “construction permitting program applicable to new or modified private sewage disposal systems.”
  • Well permitRequired

    Well permits for development requiring county zoning approval.

    • The county FAQ directs applicants to obtain a well permit from the County Sanitarian.
    • The zoning application requires County Sanitarian well permits among applicable county approvals.
    “To obtain a well or septic permit contact the County Sanitarian. The Sanitarian can be reached at 712-357-1239.”
  • Agricultural exemptionAvailable (with conditions)

    Land, buildings, structures, and erections primarily adapted for agricultural purposes while so used.

    • Floodplain regulations still apply.
    • The ordinance states that no permit is required for farm buildings or farm dwellings.
    “No permit shall be required for any farm buildings or farm dwellings.”
    One more reviewed finding on this topic
    • Available (with conditions) — Land, buildings, structures, and erections primarily adapted for agricultural purposes while so used.
      “No permit shall be required for any farm buildings or farm dwellings.”
  • Subdividing landRegulated (with conditions)

    Subdivision review and plat applications in Montgomery County.

    • The county publishes applications for final and preliminary major subdivisions and minor subdivisions.
    • Specific approval standards and fees were not established from the opened page.
    “Application for Final Plat of Major Subdivision (PDF)”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and platting in unincorporated Montgomery County.
      “Application for Final Plat of Major Subdivision (PDF) [...] Application for Minor Subdivision (PDF) [...] Application for Preliminary Plat of Major Subdivision (PDF)”
  • Building in a floodplainLimited

    Development in the county U-Unclassified flood-prone district.

    • Structures generally must be constructed one foot above the 100-year flood level or above the highest known flood elevation.
    • Uses that may impede flood flow or cause injury or property damage require Board of Adjustment review and special procedures.

    elevation above flood level: >= 1 foot (above the 100-year flood level or highest known flood elevation)

    “The "U-Unclassified" District is intended and designed to limit urban development in an area known to flood periodically and set special construction standards for buildings to minimize the threats to personal safety and property damage from flooding.”
    One more reviewed finding on this topic
    • Limited — Development and agricultural structures in flood plains of rivers or streams in unincorporated Montgomery County.
      “such regulations or Ordinances which relate to any structure, building, dam, obstruction, deposit or excavation in or on the flood plains of any river or stream shall apply.”
  • Permit feesPublished (with conditions)

    Zoning certificates and specified zoning or subdivision applications in unincorporated Montgomery County.

    • The 2021 ordinance revised Section 17.C fees.
    • Zoning certificate fees are based on building or structure value.
    • Over $200,000, the fee increases by $10 for each additional $50,000.
    • The ordinance states it takes effect after passage, signing, publication, and satisfaction of legal requirements.

    zoning certificate fee through $5,000: 50 USD · zoning certificate fee $5,001-$20,000: 100 USD · zoning certificate fee $20,001-$40,000: 120 USD · zoning certificate fee $40,001-$60,000: 140 USD · zoning certificate fee $60,001-$80,000: 160 USD · zoning certificate fee $80,001-$100,000: 180 USD · zoning certificate fee $100,001-$120,000: 200 USD · zoning certificate fee $120,001-$140,000: 220 USD · zoning certificate fee $140,001-$160,000: 240 USD · zoning certificate fee $160,001-$180,000: 260 USD · zoning certificate fee $180,001-$200,000: 280 USD · fee over $200,000: per 10 USD per additional $50,000 · major subdivision application fee: 200 USD · minor subdivision application fee: 150 USD · petition for rezoning: 150 USD · Board of Adjustments review: 150 USD · special use permit: 150 USD

    “To and including $5,000 $50 [...] Over $200,000, add $10 for each additional $50,000”
    One more reviewed finding on this topic
    • Published (with conditions) — Special-use permit fees for mobile-home parks.
      “The application shall be accompanied by a non-refundable filing fee based on the number of mobile home sites (pad) proposed. The fee shall be $100 plus $5 per site.”
  • Permit processPublished (with conditions)

    Zoning permit and certificate process for non-farm development in unincorporated Montgomery County.

    • Written applications on approved forms are filed with the Zoning Administrator.
    • Applications require duplicate, scaled plans, site and building information, applicable state approvals, county well and septic permits, an approved sewage-system plan, and actual-survey dimensions.
    • The lot and building location must be staked before construction starts.
    • An approved certificate copy is submitted to the County Assessor.
    “Written applications on approved forms shall be filed with the Zoning Administrator and shall be accompanied by plans in duplicate, drawn to scale”
    One more reviewed finding on this topic
    • Published (with conditions) — Zoning permit and certificate applications in unincorporated Montgomery County.
      “Written applications on approved forms shall be filed with the Zoning Administrator”

Iowa rules that apply here

  • Owner-builder exemptionAvailable

    A person performing work on the person's own property, or a person earning less than $2,000 annually, for purposes of Iowa contractor-registration requirements.

    • This is an exemption from being treated as a contractor under Iowa Code chapter 91C; it does not by itself waive Montgomery County zoning permits, septic approvals, or other construction requirements.
    • The statute also separately provides that a person earning less than two thousand dollars annually is not a contractor for purposes of chapter 91C.

    annual earnings: < 2000 USD (The statute also independently excludes a person who performs work or has work performed on the person's own property.)

    “who performs work or has work performed on the person’s own property is not a contractor for purposes of this chapter.”
    One more reviewed finding on this topic
    • Available (with conditions) — A person performing work or having work performed on the person's own property, for purposes of Iowa Code chapter 91C contractor registration.
      “However, a person who earns less than two thousand dollars annually or who performs work or has work performed on the person’s own property is not a contractor for purposes of this chapter.”
  • Building code adoptedPartial

    The Iowa State Building Code, including the 2024 International Building Code adopted by reference with Iowa amendments, applies statewide to state-owned buildings and structures, qualifying state-funded construction, certain cities over 15,000 that lack a substantially equivalent local building code, and governmental subdivisions that accept the code by ordinance. Factory-built-structure provisions apply throughout Iowa.

    • In a governmental subdivision, the code generally applies only after the governing body enacts an ordinance accepting applicability and files a certified copy with the commissioner.
    • The local ordinance fixes the effective date, which must be no more than six months after adoption.
    • A governmental subdivision may withdraw after one year by ordinance, following the required public hearing and written notice; the withdrawal date must be at least 180 days after ordinance adoption, and previously issued permits are unaffected.
    • The state building code applies to state-owned buildings and structures and to newly constructed buildings and structures paid for in whole or in part with state-appropriated money but not wholly state-owned.
    • Cities with populations over 15,000 that lack a local building code substantially in accord with nationally recognized standards must enforce the state building code.
    • Factory-built-structure provisions apply throughout the state; an approved factory-built structure is deemed compliant with building regulations applicable to its manufacture and installation and is exempt from other state or local building regulations, subject to the statutory exceptions concerning professional engineering and architecture and manufactured homes.
    • The current administrative rule adopts the 2024 International Building Code by reference with amendments; detached one- and two-family dwellings, certain townhouses not more than three stories, and their accessory structures instead comply with the amended International Residential Code.

    adopted model building code: 2024 International Building Code (Adopted by reference with Iowa amendments.) · current administrative-rule effective date: 2025-09-10 (Iowa Administrative Code Chapter 481.301 source identifies ARC 9474C as effective September 10, 2025.) · local ordinance effective-date limit: <= 6 months after adoption · local withdrawal waiting period: >= 1 year after code became applicable (A governmental subdivision may withdraw only after this period has elapsed.) · withdrawal effective-date minimum: >= 180 days after ordinance adoption (Previously issued permits remain unaffected.)

    “The state building code shall be applicable: [...] In each governmental subdivision where the governing body has enacted an ordinance accepting the application of the code.”
    One more reviewed finding on this topic
    • Partial — State building-code requirements applicable statewide or in governmental subdivisions under Iowa Code chapter 103A.
      “The state building code shall be applicable: [...] b. In each governmental subdivision where the governing body has enacted an ordinance accepting the application of the code.”
  • Lot coverageDistrict specific (with conditions)

    Lot-coverage limits administered through Iowa county zoning districts, where adopted.

    • County zoning powers apply only outside city corporate limits.
    • The statute authorizes regulation of the percentage of a lot occupied but does not state a statewide percentage.
    • Agricultural-use and floodplain exceptions in §335.2 apply.
    “the percentage of lot that may be occupied”
  • Septic inspectionRequired

    Private sewage disposal systems serving buildings with one through four dwelling units, before qualifying ownership transfers statewide.

    • Inspection is required before transfer of ownership, including seller-financed real estate contracts.
    • The county recorder may not record the deed or conveyance document without a certified inspector report, unless weather or temporary physical conditions prevent inspection and the buyer executes a binding acknowledgment.
    • The requirement applies to sale, exchange, real estate contract, or other purchase of real estate and improvements.
    • Exceptions include specified court-ordered, foreclosure-related, fiduciary, family, demolition, recently installed system, partition, tax-sale, low-consideration, and qualifying family-entity transfers.
    • The septic tank must be opened and pumped at inspection, unless evidence shows it was properly pumped within three years before inspection by a licensed commercial septic tank cleaner.
    • A failing system must be renovated; a properly treating system without an unsanitary condition need not meet current construction standards.
    • Only a department-certified inspector may conduct the inspection.
    • An inspection is valid for two years for ownership transfers during that period.

    dwelling units: 1-4 · inspection validity: 2 years (for ownership transfers during that period) · prior septic pumping evidence: <= 3 years (must be by a department-licensed commercial septic tank cleaner) · civil penalty for fraudulent report: 5000 USD (and certification suspension for one year)

    “If a building where a person resides, congregates, or is employed is served by a private sewage disposal system, the sewage disposal system serving the building shall be inspected prior to any transfer of ownership of the building.”
    One more reviewed finding on this topic
    • Required — Private sewage disposal systems serving occupied buildings before transfer of ownership.
      “Prior to any transfer of ownership of a building where a person resides, congregates, or is employed that is served by a private sewage disposal system, the sewage disposal system serving the building shall be inspected.”
  • Off-grid sanitationLimited

    Private sewage disposal where a public treatment works is unavailable.

    • The private system must be approved and comply with Iowa Administrative Code chapter 69.
    • Wastewater discharge to listed surface and subsurface locations is prohibited.
    “When a POTW is not available, every building wherein persons reside, congregate, or are employed shall be provided with an approved private sewage disposal system.”
  • Mandatory utility hookupConditional

    Connection of buildings served by private sewage disposal systems when a publicly owned treatment works is available.

    • When a POTW becomes available within 200 feet, the building must connect within the timeframe or under conditions set by the administrative authority.
    • When no POTW is available, an approved private sewage disposal system must be provided.

    POTW distance: <= 200 feet (availability trigger)

    “When a POTW becomes available within 200 feet, any building then served by a private sewage disposal system shall be connected to said POTW within a time frame or under conditions set by the administrative authority.”
  • county zoning authorityGeneral

    Iowa counties may adopt zoning ordinances for land and structures within the county but outside the corporate limits of any city.

    • Chapter 335 applies to any Iowa county at the option of its board of supervisors.
    • The zoning power is subject to Iowa Code section 335.2: ordinances generally do not apply to agricultural land, farm houses, farm barns, farm outbuildings, or other structures primarily adapted for agricultural purposes while so used, except that ordinances may apply to structures, buildings, dams, obstructions, deposits, or excavations in or on river or stream floodplains.
    • A county may not require an application, approval, or fee for an ordinance to be deemed inapplicable to qualifying agricultural land or structures.
    • A county may not regulate, restrict, or prohibit the location of permanent buildings or temporary structures used for consumer-fireworks sales pursuant to section 10A.519 in locations zoned commercial or industrial.
    • The board of supervisors may divide the county into zoning districts, and regulations may differ among districts.
    • Regulations and restrictions require public-hearing and notice procedures under sections 335.6 and 331.305; district boundaries must identify the affected township and section and, if possible, streets or roads.
    • Energy-conservation and solar-access objectives do not require zoning in a county that did not have zoning before July 1, 1981.
    “applicable to any county [...] at the option of the board of supervisors [...] outside of the corporate limits of any city.”
  • county building authorityGeneral

    Iowa counties may adopt, administer, and enforce county building codes and may administer and enforce the state building code for buildings, including residential construction, in county jurisdiction outside incorporated municipalities, subject to statutory limitations.

    • A county building code may not apply within the incorporated area of a city except at the city's option.
    • A county building code may not apply within a city's two-mile limit under Iowa Code §414.23 to the extent the city has adopted a building code within that two-mile limit.
    • A county building code may not apply to farm houses or other farm buildings primarily adapted for agricultural purposes while so used or under construction for that use.
    • Administration and enforcement are conducted as prescribed by local law or ordinance.
    • The state building code applies in a governmental subdivision only after the governing body adopts an ordinance accepting it and files a certified copy with the commissioner; the ordinance fixes the effective date, which must be no more than six months after adoption.
    • A local building department may prohibit commencement of construction until a permit is issued after showing compliance with applicable state building-code provisions.
    • Thermal-efficiency energy-conservation standards apply to construction containing heated or cooled enclosed space, but the commissioner must provide appropriate exceptions where applying an energy-conservation requirement would be impractical.
    “The power to adopt, administer, and enforce the state building code shall be exercised in accordance with chapter 103A. The power to adopt by ordinance, administer, and enforce a county building code, is subject to the following restrictions: a. A county building code shall not apply within the incorporated area of a city except at the option of the city, and shall not apply within a city’s two-mile limit referred to in section 414.23, to the extent that the city has adopted a building code within the two-mile limit. b. A county building code shall not apply to farm houses or other farm buildings which are primarily adapted for use for agricultural purposes, while so used or under construction for that use.”

Still unanswered

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

  • Living in an RV — Long-term recreational-vehicle occupancy on private land.
  • Driveway access — New driveway access for development in Montgomery County.
  • Short-term rentals — Short-term rental use of residential property.

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 Montgomery County, Iowa

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

Montgomery County scores 50/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 12,682 people within a 30-minute drive. Watch-outs: workable self-sufficiency basics (35.9″/yr rainfall).

Do you need a building permit in Montgomery County, Iowa?

Montgomery County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Montgomery County Public Health (County Sanitarian). 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.

How much does land cost in Montgomery County, Iowa?

Land in Montgomery County runs about $7,044 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 35.9" of rain a year, with severe drought in roughly 7.9% of years.

How remote is Montgomery County?

A representative private-land location has about 12,682 people within a 30-minute drive and 2,139,569 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.

How Montgomery compares in Iowa

Compare side-by-side →See all 99 Iowa counties ranked →